QLD Need Help! Where to buy in Brisbane?

@Observer
Yet another Sydney investor introducing competition for the locals eh...
I and my posse will meet you at the airport carpark [ cracking knuckles] and tell you some good tips

 

@JDP1, no worries mate . Just need one at this stage, will leave the rest for the locals .

 

Buy in prices:
Carindale will the a bit more expensive than the others. Chermside is cheapest median.

Supply:
Chermside has the most under development.
Chermside also has the most developable land available. A fair bit in mt Gravatt and surrounding as well.

Demand:
Good for all areas. Probably pop growth a bit higher for Chermside [ mainly due to lower buy in prices] and availability to RE options [ under construction and future construction]

Suburb quality: Carindale, then mt gravatt then Chermside. There are a few bogans in the south [mt Gravatt] and the north [ Chermside] to watch out for but nothing too bad- it aint woodridge, Caboolture, struggle st Druitt etc. Carindale is a high socio econ area.

Travel and Infrastructure:
People say north is nightmarish traffic but with the new infrastructure may be better.
Mt Gravatt has dedicated busway to the CBD and this is a big help.
Carindale doesn't have fully dedicated busway nor a train line, but a dedicated busway [ eastern busway extension] is under planning and will likely be approved in the next few years.

Distance from CBD: all about same- 10 km or so.

CG potential, % wise, my guru predictions:
In next 0-4 years- Either mt Gravatt or Chermside. Id probably say Chermside just because of lower buy in prices [all it will take is small CG$ increases to result in higher % growth]

4-8 years: mt gravatt

In 8-12 yrs - Carindale

In 12+ years- Carindale

 

@JDP1 Great advice! Thank you!
I doubt with my budget i can afford to buy house in those areas! How about townhouse in upper mt gravatt? Will it achieve good capital gain as well?

 

yep..i think so...

 

Thanks @JDP1! Awesome summary!

 

Well in the past 10 years mine has doubled in value along with the yield also.

 

I prefer southside metro BCC precinct - its the growth corridor between Brisbane & GC.

As such, Upper Mt Gravatt & Carindale satellite cbd's and/or adjacents.

 

Cleveland ticked the box for me too.. CG comes down to the supply & demand equation - crowded bolsters the demand side of supply/demand ratio and the water limits half the areas supply. Only way is build up or inland away from its CBD.

 

Yup..@Rixter is right.
I would add to that if you can get between the satellite cbd's and the CBD itself...closer to the satellite cbd's than the CBD ( to protect against supply)then you will have struck gold. Problem is these areas have already moved in the last 1 year and are not cheap.

 

The whole point of the satellite city is to enable people to live the city lifestyle outside of the city. I think that moving in between like you say whilst convenient to both would not give you the intended lifestyle that satellite cities will provide.

 

May, may not
..but it will give really good growth, and that's what more are after than lifestyle, I would have thought.

 

@Rixter - Algester seems to be well placed adjacent to satellite CBDs but the growth seems to be negative compared to it's neighbors for units although yield looks good. Is there a reason for it like oversupply etc?

 

Very few units in Algester. Mostly 1980s houses on large blocks. Check the size of the sample

 

@Rixter @JDP1 Just had a chance to compare the population growth forecasts for Carindale, Upper Mount Gravatt and Chermside.

Looks like Carindale is very far behind the other two. Any idea why Upper Mount Gravatt is supposed to skyrocket between 2026 and 2036?

http://www.qgso.qld.gov.au/subjects...j-pop-medium-series-sa2-sa3-sa4-qld/index.php

Suburb 2011 2016 2021 2026 2031 2036
Chermside 8,578 10,034 12,714 13,808 15,142 18,542
Carindale 16,270 17,094 17,329 17,833 18,123 18,171
Upper Mount Gravatt 9,296 9,905 11,601 13,519 20,027 26,709

 

@Observer the answer to your question can be found in Brisbane's Long Term Infrastructure Plan.

As in most area demographics, future long term demand and infrastructure projects to support it, is employment driven. Which is why Adelaide should be given as wide a berth as possible for those out there entertaining the idea.

I hope this helps.

 

The Upper Mt Gravatt Precinct is the main focus of the Mt Gravatt Corridor Neighbourhood Plan (link). The precinct functions "as a Principal Regional Activity Centre (PRAC). The PRAC is highly accessible by most modes of transport and serves as a focal point for employment, administration, cultural, entertainment, retail and service activities on the south side of Brisbane."

 

Thanks @Rixter!

@JDP1 With that kind of population growth do you still think Carindale area will outperform long term?

 

In long term, strong - I think better than others especially when that busway extension comes in..will happen buyt still years away.
The others you mentioned will likely have higher short and med term pop growth rates mainly due to lower entry prices.

 

Take into account the base pop when comparing % growth. Obviously lower base pop needs to put on less to show higher numbers than one with a higher base pop.
Same goes for median prices.