Kingsgrove vs Bexley vs Bexley North

Hi all and happy new year - long term lurker, first time poster.

I'm looking to buy my fourth investment property and wanted to get some advice. My situation is as follows:
- Looking for a house around Kingsgrove, Bexley and Bexley North areas. Surrounding suburbs also acceptable.
- $1-1.1m preferred spend but can go as high as $1.3m for a good deal.
- Preferably land size of 600m2 but will accept anything above 450m2.
- ~15min or closer walk from train station.

My main question is, how would you rank these 3 suburbs in terms of price (highest to lowest) and are there any glaring pros/cons to any of these given suburbs?

Secondary question is, any tips or advice for my search in these areas or surrounding suburbs?

Regards
Dave

 

Which one seems cheaper and undervalued?

 

Yes, you put it alot more succinctly than I did. That was what I was trying to ask.

 

You need to consider which council - Bayside or Georges River?
May have different development rules if you are looking longer term.
Kingsgrove & Bexley North have train stations, Bexley is in between Bexley North & Rockdale (I assume Rockdale will be the one with more access to City)
Parts of Bexley used to be affected by flight noise.
Bexley road traffic is terrible ATM due to the new motorways/toll charges.

 

For me, it is:

Kingsgrove
Bexley North
Bexley

 

But they are very similar.

Bexley North is probably relatively (very) slightly cheaper than Kingsgrove though.

 

What's are the key differences regarding development between the councils?

 

- Part of Kingsgrove is in Canterbury Bankstown council also.
- The budget/land size may limit you to a main road.
- Main road traffic affects all 3 suburbs equally: Stoney Creek Road and Forest Road busier now that M5 East is tolled.
- Different parts of the three suburbs have a different "feel" but not necessarily dictated by suburb boundaries.
- Kingsgrove/Bexley North overall very similar, Bexley different mainly due to lack of station but as mentioned walkable to Kogarah/Rockdale from some parts.
- Kingsgrove has the best overall shopping precinct but a tonne of vacancies in the apartments near the station, not sure what that's done to the housing rental market.

 

If you can push just a bit harder, I would go for Bardwell Park.

 

Thanks mate. Good information.

 

Would you mind sharing the difference between the councils? Is one more accommodating to re-developments?

 

Would you be able to share your view on best value / highest potential growth out of these 3 suburbs?

 

Hi Dave
We stay in Bexley since past 14 yrs but more towards Carlton station. This area from forest road towards carlton / Kogarah is an excellent patch.
You might be lucky to get an older style home around 1.2 mark. The standard blocks are around 450sq.
The growth has been pretty strong. Good schools / younger families moving in. Some old houses being demolished & rebuild sometimes as duplexes.
I would rank Bexley - Kingsgrove - Bexley North.