QLD Need Help! Where to buy in Brisbane?

All of those areas ^^ were hit hard by floods. Oxley probably the worst. Entire houses under water up to their gutters.

 

Chermside is a suburb in the Brisbane Region of Queensland. Chermside has a population of 8,170 people and 57.54% of its occupants live in rental accommodation. The median listing price for houses is $499,000 and this has changed 2.04% over the past year and changed 8.66% over 2 years.

The median rent in Chermside for houses is $390 per week and the median rental yield is 4.06%. Stock on the market for houses/townhouses has changed -13.33% compared to last year and the average time to sell a house/townhouse is 127 days.The median listing price for units is $399,000 and this has changed 0.00% over the past year. The average unit takes 179 days to sell and the median rent for a unit in Chermside is $375 per week, producing a rental yield of 4.88%.

Cheers


Richard

 

Chermside is hot, i would of thought it would a lot less than 127 days to sell ? I think arana hills and keperra are in the 40's....

 

What is everyone's opinion on Birkdale? Has the price already gone up too much in that area since 6 months ago?

 

If I recall correctly, Birkdale is @Gockie's turf.

 

Birkdale has gone up since I bought in June, but I believe we'll see further growth. Still a very desirable area. Love the bay. You can still pick up a buy in the local area (incl Lota/Thorneside) from about 450k. I just try to stay close to the bay, and a walk to trains if possible. Then aim for big rectangular land. No flooding issues. So, I don't think its gone up too much and it still has a lot of potential for further growth.

 

Hi Gockie, What do you think Cranford st near the Jude Holt park? Is it too far from the water? I saw a 5 bedder selling at 450k, the yield seems not bad.

 

It is far from the water but those blocks look to be 20m frontages on 800sqm+. (But please confirm).
If so, I see subdivision/dual occ potential.
Probably ok for flooding risks etc. But check. Also note, the Redland city draft planning scheme came out recently.
Https://Yoursay.redland.qld.gov.au/city-plan-2015/documents/26405/download

Note: Its 417 pages....

 

Purchase In or adjacent to one of Brisbane's satellite cbd's.

Those are high employment area's with main arterial roads in/out of the suburb, with public transport hubs, major shopping precincts, good educational, medical & recreational facilities..

All the things people want to be located close by to and/or within easy commute. This helps bolsters the demand side of the supply/demand equation which in turn puts upward pressure on asking prices.

I hope this helps.

 

+1 for this Rixter - solid advice for anyone!

 

Would Birkdale and Thorneside fall under "adjacent or satellite cbd of brisbane city? It does to me but just making sure from the experts.

 

The vacancy rate looks a bit high in Chermside at 4.07%. Is it usual for that suburb? Any developments nearby impacting the vacancy rates?

 

I wouldn't have called them that. I can't find a list of satellites, but from living in Brisvegas long ago I would have loosely (!) said the close ones would be on the north Chermside, but probably not Aspley or Toombul as they're just shopping precincts; maybe Mango Hill in the future? Definitely Redcliffe area. On the south close in would be Mt Gravatt, Logan City/Springwood and Beenleigh. West I'm not sure - perhaps Archerfield could become one? Indooroopilly then Sinnamon Park? East you've got Capalaba and Cleveland.
Birkdale and Thorneside are closish to Capalaba, but not adjacent (ie. walking). They do have the train though.

 

You need to look at the type of housing in an area as well. That 4% is due in large to the many apartments that have been going into the area. Note that I said Townhouse. Chermside is not oversupplied with Townhouses. They rent quite easily and yield ok as well. I would certainly not recommend buying an apartment in Chermside.

 

@tazy400 @mcarthur and anyone else wondering...

Here's a tip when conducting your DD for a Brisbane metropolitan satellite cbd, google Westfield Shopping Centre's.

Frank Lowy doesnt locate them will nilly.

I hope this helps.

 

.

But I thought satellites were about both retail AND commercial?
So Aspley gets the retail, but there's only a little light commercial I remember. Same for Indooroopilly - Westfield yes, train yes, light commercial very little. But Chermside has both, Mt Gravatt has both, Logan city has both (bordering on the light-medium commercial?).

Oh, and don't forget Westfield isn't for in Australia, that's Scentre's role now...

So the Westfield satellites would be:
- North Lakes (yup, I agree )
- Chermside (yup )
- Mt Gravatt (yup )
- Carinvale (hmm, this or Cannon Hill?)
- Helensvale (ruddy long way away for me for a "satellite"!)
I'll give Frank 3/5 .

The BCC 2000/2007 plan reckons these are the "Major Centres": Fortitude Valley, Newstead, Toowong, Indooroopilly, Upper Mt Gravatt, Carindale, Toombul–Nundah, Chermside and Mitchelton Centre.

Perhaps you're meaning the beautiful cities of Ripley Valley, Yarrabilba and Greater Flagstone? http://www.abc.net.au/news/2010-05-26/new-cities-to-be-built-on-brisbanes-fringes/841856

 

Yep. You are right about that. Out of these two, Cleveland has trains, Capalaba doesnt. Capalaba (edit: I meant Cleveland. Doh!!) also has the bay but is further out though than Birkdale and Thorneside. And possibly getting a bit too much on the overdevelopment/high density/crowded for my personal liking for a nice bayside town.

 

I agree... and I still prefer Redcliffe pensinsular (and more so when the trains start). Redcliffe has the open bay, whereas south has the mangroves (ok, Wellington Point is nice .

[tangent...] It used to amaze me that we'd often be by ourselves sailing in the north end of the bay out of Shornecliffe - as in the entire north of Moreton Bay would be empty on a sunny day with gentle wind! But head down to Manly and Coochie and there would often be some boaties about (rarely boats longer than 6m since they never moved!).
I could understand the preference for the south for tinnies, but it doesn't take that much more than a tinnie to be able to sensibly handle the northern end of the bay. It always seemed that Moreton Bay boaties listened to the weather too much and "westerlies increasing in the afternoon" meant not to go at all. In reality BOM used to get the winds and direction right about 1 in 3. A quick look out the window at Shornecliffe often showed that the bay would be clear of boats as while the weather out the windows was as good as it gets, BOM was implying blue was dark grey

 

Mini cbd's are:
I'pilly, carindale, Chermside, and Mt Gravatt.

 

When considering newer townhouses for investment which location do you guys think will perform better in terms of CG and why: Chermside, Mt Gravatt or Carindale?