QLD Brisbane - Which option would you choose?

I am looking for options under 450K in Brisbane
Not able to zero in on the location yet .

My priorities:

1. 4-5 yield
2. Good capital growth ( short term and long term)
3. Can relax yield for better capital growth

My options

1. An existing 4 bedroom house in North Lakes
2. H&L in NewPort Stockland ( oversupply?)
3. H&L in Rothwell Stockland
4. H&L in Pallara
5. Existing property in strathpine
6. Existing property in bray park.
7. Existing property in Rothwell ( rental market ?)

Which one would you recommend - or none of the above?

Any other options are also welcome !

 

How long do you plan to hold?

Around 450k would buy you a development site in Loganlea near the station which I would personally go for over all these options listed above except 5,6 and 7 if you can buy under market value. Take the time to find a good deal in Strathpine, Bray Park or Rothwell. Deception Bay would be another option.

If capital growth is the most important try to buy well below market value then add value via a renovation/makeover which gives instant equity!

 

I would forget #2, #3, and #4.

Far too much advertising, promotion and profit is built into most H&L packages.

 

Steer clear of North lakes if your wanting decent capital appreciation, wife was an agent in North lakes for a few years and it's just the agent's who really make money from the high turnover in the estate tbh.

Newport is getting drenched with new homes and would be very, very hard pressed finding something sub 450k that would be ideal. Townhome's and units equals dead money imo.

Rothwell is the dark horse of the pick's , low median price bracketed and close to everything , Westfield, waterfront breezes, rail and 2 profound private schools definitely stay east of the shopping plaza though . Be cautious of one area that still has commission homes. I wouldn't be touching the new house and land packages , the blocks are very small , where as the estate next to it has 600sqm to 900sqm homesites

Strathpine is great value @ under 450k but think it's one of those suburbs where it will stagnant now the Uni hype is over .

I would like to add a few suburbs for your list if you wanting some capacity of renovation (value adding) and capital growth.

MBRC suburbs

Clontarf
Margate
Woody Point
Murrumba Downs

3 of those above being on the Redcliffe Peninsula will have potential for great growth if your buying sub 450k and your in the mood to value add later on. Murrumba Downs has its own rail line now aswell and think it is a punch above Strathpine if your looking near the Petrie uni.

BBC suburbs

Brighton
Deagon
Boondall
Bracken Ridge

These 4 suburbs still have opportunities in the 450k bracket , drive around and see what each offers , close proximity to air port, easy access to the upgraded gateway, close to rail facilities and still have opportunities to value add.

 

If looking in MBRC I'd look for the Next Generation or Urban Neighbourhood zonings. Future development potential at no extra cost.

Willy

 

Just wondering if it had to be a dual occupancy property in Brisbane, which suburb would you go for that would achieve good CF & CG.Budget max 550K
Thanks in advance

 

Almost every house in North Lakes is a 4/2/2.

Their values vary immensely and depend on whether they are on a tiny or a decent sized block of land and whether they are close in to the CBD or way out near D'Bay or the Motorway. Is the house 140m2 or 220m2?

 

What yield are you chasing on the dual occ for your budget?

 

7 to 8%.
Does that sound like a possibility?

 

Logan?

 

I am flexible about location

 

Thank you ... Rothwell, would you recommend a H&L or an old property?
Happy to hold long term( 10 years) if there are prospects, otherwise quick wins are good as well

 

are the areas around longanlea station safe.
Anywhere in loganlea that should be avoided?

Thanks

 

'where as the estate next to it has 600sqm to 900sqm homesites' - sorry which is that one ?

Thank you

 

Only flood zones need to be considered. Overall Loganlea is a great area, there has been some great growth for properties that benefited from the new zoning. Lots of unit blocks popping up around Beenleigh I imagine it won't be long before they start to appear in Loganlea.

 

The ones I am looking are 350+m2 land..

 

A relatively new house on 350m2 land...? How can you improve it, add value and extract equity? Such small land size will cut out a lot of renters now and buyers in the future. So many people in Moreton will be looking for much more than 350m2, they have boats, jetskis, cars, trailers, work vehicles and so on. Much better options in my opinion.

 

Below circles are of interest. The new development is inbetween those 2 locations.

The area east of the waterfront NOT circled , has some HC housing.

Stay clear west of deception bay road as it's high rental area. Stick to those 2 circle's for better results.