QLD Brisbane Metro or Gold Coast?

Where do you get your info from, apart from local knowledge? I'd really like to read up on some economic forecasts for the GC, talk of a 2016 recession is making me cautious along with the fact that I haven't established a foundation portfolio yet.

 

I concur, still some good buys in those areas.
Mitchelton would probably be my pick being closer to trains etc...

 

Here an article on the phenomenon just starting to take beachside of highway Gold Coast. Older houses here are becoming exceedingly rare as they get snapped up/knocked down and re-developed. Petrel Ave, hedges ave, albatross ave, seagull ave...

Building boom in Gold Coast suburb

 

First and foremost I rely on mathematics. My own calculations based on the usual types of metrics a investor would look at.

Added to that I try to access what is publicly available be it census data and tends, data on various property websites (growth rates, demographics, prior sales prices etc). All the usual stuff.

I also scour council l plans and proposed plans (these can be really useful). The Gold Coast by the way is very open about their development plans on the GCCC website. Very transparent.

Beyond that I get out and speak to a wide range of people wherever I look at investing. Taxi drivers, retail shop workers, entrepreneurs, restaurateurs, agents (both the bs type and the more seasoned and professional type), and I particular I seek the views of anyone who is a seasoned investor who has been through prior cycles. I particularly value the opinions and respect the guys who were actively selling (or not buying during prior peaks).

I even speak to tourists if I can, to get their thoughts on their feelings towards investing, cost and quality of living etc. As part of my decision to make a big push into the Gold Coast I chatted to Asian tourists I met whilst in hotel jacuzzis, tourists and locals at the poker table at the casino, people at the airport...

It's really many factors from many sources. Both at a very macro level (ie global economy) all the way down to very very micro level (speaking to neighbours in a street I am looking to buy in.

I also look at lots of economic data such as % of income servicing property debt, new housing starts vs population growth, historical interest rate levels correlated to market cycles ... Apart from data in the AFR I really like a site called Kohler's graphs.

And there is no single source. It's really a continued process of collecting data from anywhere and everywhere...

I should add I also invest internationally - I really consider everywhere ...

 

Equal to the mining boom?? So your saying over the next 5 years we can rock up to the goldy get on a construction project and earn 3 gs a week?

 

I'm talking about the economic growth as a whole. Tourism on the Gold Coast, particularly due to the low AUD will produce similar economic benefits and property growth to what happened in Perth due to mining. Construction workers will clearly be in for some pretty good years ahead. What they get paid will be a function of supply and demand. Also depends on if they finally break the union mafia, which I think will slowly but surely happen.

If was in the construction industry I would be looking at starting my own business rather than being "a worker" but either way good opportunities ahead for all ..., so yes by all means if you are prepared to work hard finding a job in this area right now is real easy.

 

I believe the Gold Coast is a lot more "boom and bust" compared to Brisbane. So if you can pick a good time, you could make a great return from the GC. The risk however is that you hold too long and find a stagnant market, or make a loss. So timing would be very important with the GC

Brisbane for the most part is a lot more slow and steady, with probably less risk, but maybe not as much reward in a shorter timeframe.

 

You can make a lot more with the Gold Coast if you know what you are doing. And you can lose a lot more there too if you don't. That why personally I like it as an investment market. You buy cheap from suckers who bought at the wrong time and then you can sell at crazy prices during peak times

 

This strategy can apply to many a market. Chances of it working are probably higher in the gc (or any more volatile markets) however but still not so easy - as you inferred requires strong knowledge of the market and and I'd say bit of luck as well...do tell the tricks of the trade...

 

This probably disqualifies me! My knowledge of the GC doesn't extend past Cavill Ave! I'll have to be particularly cautious if I find something there I want to have a run at.

 

I have a colleague who bought a house on the Gold Coast about 6 years ago and its had no growth in the 6 years... mind you I suppose broader Brisbane's done about the same too though...

 

Here you go @Tim & Chrissy this article will help you get to know the gold coast I know and the great food experiences beyond Cavill Ave and one part of why @big max and myself are very confident about certain gold coast suburbs.

Gold Coast's Food Markets Bring Sophisticated Magic To The Glitter Strip

 

Unit or house?

 

House on about 800sqm of land. About 16 or 17m frontage.

 

Are they an all year, permanent fixture or more of a pop up store set up during the warmer months?

 

Do you know which suburb? Might be long overdue for some CG

 

He told me but I'd have to ask again. It wasn't a suburb I had heard of previously though.

 

Miami Marketta has been going for over 3 years now it is permanent has also turned into a music venue has really helped to make Miami a very popular suburb also the fact you can still get houses for a decent price walk to beach. Food truck friday is a once a month thing at the broadwater...The New night quarter and upcoming light rail connection might do something for Helensvale a lot of people commute from Helensvale to Brisbane.

 

A lot of suburbs on the gold coast have not had any growth in 7 years ...that was when the last boom occurred. Growth on the coast has only really started happening this year maybe end of last year and for a lot of suburbs this has only been a small amount of growth.

 

Timing is everything. If he bought at the peak of the last cycle 2008 then yes he will now be about even. If he bought in 2010 have may be close to having doubled his money.

The Gold Coast historically has been volatile and movements up and down have been quite rapid with relatively stagnant periods in between.