SA Salisbury LGA Summary

Thank guys. I was originally intending on avoiding these roads, just wanted to double-check I was correct in ruling them out

 

anyone have any experience dealing with the city of salisbury in cutting down trees? what do you need to look out for?

my understanding is that trees over a certain girth are deemed as "significant" whereby it requires council approval to remove

so wondering how easy salisbury council is when granting approval/processes etc. actually what is involved with the process/fees etc?

how much does it normally cost to cut down a tree in Adelaide - quotes seem to vary by alot

thank you in advance

 

My brother owns a large corner block in Salisbury with a large gumtree (girth maybe 1 metre) in the backyard on the fence line. Took about a year of back and forth with the council to tell him his application to remove the tree was unsuccessful as it is a 'tree of significance' . Spoken with others whom have been knocked back by City of Salisbury also, so would not say it is a sure thing. Guess it depends on the tree and the property...

His quote for the tree, which was a monster, was about $4,000 - $6,000 I believe

 

Looks like Parafield Gardens, Salisbury Downs, Gulfview Heights, Walkley Heights, Pooraka and Ingle Farm's prices have already moved so much that high 290's to 300's are the entry price and they would be the most sought after suburbs in the council area.

Having a look through the council website and seen these suburbs which rarely are mentioned probably from being less value or sought after, anyone think there is any value in the following suburbs or anything that distinctly makes them less desirable?
- Salisbury Park
- Brahma Lodge
- Salisbury Plain
- Elizabeth Vale (obviously the Elizabeth part, but anything else)

 

Brahma lodge has a very low buy in price, and have noticed prices in adjoining Salisbury east are showing a small tick upward. (There seems to be a jump in the latest listing prices).

Salisbury plain/park are about to get a new long awaited shopping center constructed on Saints rd.

In my opinion Elizabeth vale might be the sleeper out of the lot, with the amount of development planned and commenced in the area. (Check out the last few pages of the "Adelaide most competitive place to do business" thread in the "property market economics" forum. I have posted quite a bit of info there on those areas.

 

Elizabeth Vale will be covered as part of the upcoming Playford LGA review.

Brahma Lodge has some unsavoury neighbourhoods IMO, Salisbury Park goes alright though.

 

How does 5-year growth of the neighbouring suburbs Burton, Edinburgh and Paralowie look like? Any positive movements as yet?

Some of their prices look as high as Salisbury Downs.

 

Paralowie is doing great!

Edinburgh doesn't really have any residential so can't answer. It has commercial / industrial. It also has the RAAF base. So it provides an employment hub for the region.

Burton not as well, its basically the same as paralowie in terms of housing stock but costs more... not very good value there in my mind.

 

Thanks. I noticed that Paralowie isn't much cheaper any more though. I was comparing prices with much better located suburbs such as Ingle Farm (my ideal target area) and price difference isn't so much for the distance between them which is almost 10km. Anything particular going in favour for Paralowie?

 

Its a cheaper option and a quiet area. It's held in better regard than neighboring Salisbury North because it doesn't have state housing like SN does. Its only natural that it'll catch up with other areas in due course.

 

Higher percentage of owner occupiers compared to some surrounding suburbs. When I was buying there I noticed that there were very few properties for rent and those that were listed were rented quickly. My first impression was that resident's houses were better maintained compared to Salisbury North. I like Salisbury North as well but more for unrenovated cheaper properties.
I'm not familiar with Ingle farm but are considering it presently.

 

Yep, OO stats higher as shown in original post. Better maintained is usually a result of the asme.

Ingle Farm has been very popular of late. It's not that much nicer than Paralowie, but does have bigger / better shopping centre and is closer to city (12-15km) but of course costs a bit more too. Rental demand is very good, yield in percentage terms not much different.

 

From my basic research, I understand that SA doesn't have a uniform zoning across the state and it depends on respective council. Referring to Salisbury council, which are common zoning types for residential land and is there any one better than the rest keeping in mind subdividing permission at a later stage?

 

Salisbury is very generous, they'll allow almost anything. For best results look for symmetrical shaped blocks, 600+

 

https://www.facebook.com/video.php?v=1565903916776397

just for a bit of a laugh

 

Classic!

 

might as well post here as well:

Am in midst of buying a property in Salisbury North, already signed contracts (Form 1 not issued yet) and received a call and subsequent email from the agent stating:

"As per discussion today I have now received the council searches and I have noticed that the shed and the carport are not approved by council.

I rang the council and spoke to the building department yesterday and he advised that there is nothing in the manual records to say they are approved. He also advised that this is quite common in the Salisbury North area and that as they are older than 12 months and quite possibly older than 5 years they would not pursue you to get council approval for these items but if you would like to you can send them an application and pay the fee for them to assess and approve them, however they will be assessed as a new addition

If you are happy to go ahead I will have an addendum done to the contract to cover this off"

Keen to know what the Adelaide gurus think? property is built mid 70s and I also contacted council who basically stated that there are no records of approval for the carport and shed (most likely given age) and they will not enforce a works order unless it was falling apart and deemed unsafe (it shouldn't be but building inspection to be done later today)

Council also stated that if I wanted to I can apply for a retrospective approval application but most likely will require an engineers report and site plans etc.

wondering what options and implications this may have? would title insurance be an option?

what are the biggest concerns/things to watch out for it is unapproved structure?

thoughts are greatly appreciated.

 

North
$150 million shopping centre plan lodged for Kings Junction, in Salisbury South via GIC Australia
Richard Evans, The Advertiser
September 2, 2017 6:00am
Subscriber only

A NEXT level of retail experience will be revealed in Adelaide early next year when work is due to begin on a $150 million shopping and entertainment centre in the northern suburbs.

Developer Michael Vidale said Kings Junction, on the corner of Main North Road and Kings Road in Salisbury South, will be an all-in-one, 30,000 sqm family shopping and entertainment to solve the shopping needs of the Adelaide’s north and northeast.

“There will be no other centre like it. It will be the future of retail,” said the founder of GIC Australia which is behind the project.

Mr Vidale, who was behind the recent, huge Bunnings store in Munno Para and oversaw the relocation of Channel 7 to Hindmarsh a decade ago, said Kings Junction is the first of several projects he will announce within the next nine months.

A development application was lodged on Wednesday for the proposal which will see the site anchored by Coles and Kmart as well as a major cinema and other retailers Mr Vidale said. Work will begin in March 2018 pending approval and take about 18 months.

The open plan, seven day a week centre will have parking for 1300 cars and will generate more than 1300 jobs post construction with Coles and Kmart likely to generate at least 400 jobs by themselves he said. Youth employment, via the fast food, entertainment and food retailers expected on site will be a winner he suggested.

This is not the first attempt at creating a shopping complex at the site passed by 85,000 vehicles daily. Government approval was granted in 2014 for a shopping and entertainment complex — dubbed the north’s answer to Harbour Town at the time — but this is a separate and up-market offering said Mr Vidale.

An attempt by owner, and local businessman, Peter Engel to sell the vast site for around $25 million a year ago failed to materialise before GIC stepped into the breach. GIC will develop and operate the site before buying it Mr Vidale confirmed.

 

That's what we need, more shops

 

Yep, thats one of 3 new shoping centers planned on main north rd and within Salisbury LGA.

One on the corner of Saints rd, the above mentioned on corner of kings rd and the District outlet center parafield.