QLD Brisbane Property Q4 2016

{Note - thread continued from here: QLD - Brisbane Property 2016}

Evidence?

 

If you look at the interstate migration figures you'll find it will be something like 14 k net migration , but 114 k in and 100 k out , so there always lots of people moving out .

Cliff

 

I think you will find that's the same on the inner south-side in Brisbane..There are more for lease --for rent signs then for sale signs..

 

I think you will find that's the same on the inner south-side in Brisbane..There are more for lease --for rent signs then for sale signs..

 

I think you will find that's the same on the inner south-side in Brisbane..There are more for lease --for rent signs then for sale signs..

 

I think you will find that's the same on the inner south-side in Brisbane..There are more for lease --for rent signs then for sale signs..

 

It'd based on what we are seeing at work so obviously cannot disclose on a public forum the sources of our pipeline of work.

 

A new line branching off from Bowen Hills would be of limited benefit without addressing the capacity constraints in the existing network; because the number of tracks is limited, building new lines means less services on other lines as they all share the inner city tracks. The rail network south of Bowen Hills is reaching capacity at peak hour by the number of trains running through it. The existing network can't carry a limitless number of trains.

The capacity and improved access is why the Cross River Rail is a much better proposal than the Metro - it provides alternative access routes in to the CBD from the existing rail network, increases the capacity by increasing the number of tracks suburban trains can take through the city and links in to the existing network. You can't continuously build new lines out in the suburbs and hope the problems in the existing inner city system go away.

 

In my experience on trains Bowen Hills is the most frequent jam spot.
The metro and CRR are not mutually exclusive.

 

You're correct in that they aren't mutually exclusive. Regardless of whether they are mutually exclusive or not, the plans and details for the Brisbane Metro are not well thought out.

 

I've spoken to a few agents this weekend. We are already starting to have a bumper spring. Houses now selling before they hit the market with a jump in price. Offers now over asking. Very few listings.

This is Brisbane inner south, and same story further afield.

Sadly I'm not in a position to buy another, but I think we are going to have a good 1-2 quarters IMHO.

 

really wish we could have bought one more two.. One in either MGE or Stafford would be perfect

 

Its interesting to look at the areas re agents were pushing on me a couple of years back, and the vacancies now, Coomera in particular.

SQM Research - Residential Vacancy Rates

SQM Research - Residential Vacancy Rates

SQM Research - Residential Vacancy Rates

 

This is what we taxpayers are expecting transport planners\strategists who are earning >200K minimum to perform their role thinking for the next 50 years not 5 years.

 

Brisbane is heating nicely especially inner south & inner north, quite difficult for me even to negotiate when i bought 2 weeks back. Full price if ur lucky, usually more than asking price only for PPOR and investment grade properties.

 

Nice CG for Everton Park starting to come though now after appearing to be a little undervalued previously.
I don't know whether ease of access to the CBD and further south via the Clem 7 has made much of a difference. I hadn't been in the area for a while but used the tunnel network a lot last week. The fees are a rip off but travelling from one side of the city to the other in 20+minutes was bliss. Like going into a time machine back to the 80s.
The state government might be broke but the infrastructure has improved greatly.

 

Where/what suburb would you buy if you were in a position to buy and house/unit, development site? Curious

MTR

 

@HUGH72 the median of $590k in everton park makes keperra still seem like good value at $487k. Do you think that gap will close at all? Nearly bought in Everton park a year ago for $480k but thought it was overpriced!

 

I still think the (Coorparoo) - Greenslopes - Holland Park - Mount Gravatt East stretch will continue to go up.

I drove around Mount Gravatt East yesterday, lots of the completed boutique developments have improved the streetscape compared to the rundown places they replaced. I'm holding my development block for the next cycle... one (units) yield is 3.7% on current value, 5% on purchase price. The other (knock down, rebuild) is 4%.

Greenslopes is more highly sought than HP at the moment, and subsequently worth about 100k more for an equivalent house. There are still a few old QLDers on 800m2 blocks with rear access - I'd love one of these.

 

Oddly it's house rents that seem to be coming down first, rather than apartments?

SQM Research - Weekly Rents

http://www.sqmresearch.com.au/property-rental-yield.php?mode=p&postcode=4000&t=1