QLD Seven Hills QLD Inner Ring -Time to Shine-

Discussion in 'Where to Buy' started by Sackie, 5th Dec, 2017.

Join Australia's most dynamic and respected property investment community
  1. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
    A few people and my self have been talking about this inner ring suburb over the last 6 months or so, especially for renos/development sites. This has largely been an overlooked suburb while the neighboring Camp Hill and Norman Park have been flourishing. This is the quiet sleeper which has made its move now. We managed to buy some stock in there last year. Just scraped in while prices showed great value.

    Brisbane's Seven Hills is Inner Ring's best performing housing suburb


    sd.PNG

    sd2.PNG
     
    Last edited: 5th Dec, 2017
    HUGH72, WilliamB and vbplease like this.
  2. Ricflair

    Ricflair Well-Known Member

    Joined:
    2nd Jul, 2015
    Posts:
    45
    Location:
    QLD
     
    Sackie likes this.
  3. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
  4. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
    Last edited: 26th Jan, 2018
  5. BB5

    BB5 Well-Known Member

    Joined:
    2nd Jan, 2016
    Posts:
    356
    Location:
    Brisbane
    Nice area. Particularly for plane enthusiasts.
     
  6. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
  7. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
  8. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
    Last edited: 27th Feb, 2018
  9. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
  10. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
    Do some quick sums. Some bought 800+sqm blocks in the area (ahem :D) not that long ago for 800-850k. If you didn't want to develop and just subdivide and sell - you would have done well.

    Rough numbers:

    Land:
    Say 825
    Subdivide: 60k
    Dang and dong expenses: 50k
    More dang and dong expenses: 65k
    TDC = 1mil

    Total sales: 650k X 2 = 1.3m

    minus TDC 1mil

    = 300k gross profit

    $300,000/$1,000,000 X100
    = 30% return on TDC in say 3-5 months.

    All that without building.

    Giddy up Jerry!! :D
     
    chindonly and HUGH72 like this.
  11. Tsuli

    Tsuli Member

    Joined:
    16th Dec, 2018
    Posts:
    5
    Location:
    Brisbane
    How's Seven Hills been tracking? Moving back to Brisbane and this area has caught my eye. Looks to benefit from the new runway as well.
     
  12. Coxy89

    Coxy89 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    98
    Location:
    Australia
    Theyre some fantastic numbers.
     
  13. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
    Over the last 4 years growth has been massive . Was a sleepy, under the radar suburb . Not any more. Norman Park right next door gets premium prices on new builds on small lots. SH is has gotten those and is likely to get more of it as more OOs will be priced out of Norman Park .

    In terms of investing into SH, those who haven't bought 3 years ago or so have largely missed the boat . Too much growth missed =s much higher risk to buy in now.
     
  14. Tsuli

    Tsuli Member

    Joined:
    16th Dec, 2018
    Posts:
    5
    Location:
    Brisbane
    Thanks for the advice, we're looking for a PPOR. Any other suburbs you've got your eye on?
     
  15. Sackie

    Sackie Well-Known Member Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    12,777
    Location:
    All over the place.
    Depends on your budget but from a ppor/best value perspective, I'd want to buy something older and reno it to how I like it as opposed to buying new and paying a massive premium. Look for value suburbs in the inner to middle ring suburbs.
     
  16. Tsuli

    Tsuli Member

    Joined:
    16th Dec, 2018
    Posts:
    5
    Location:
    Brisbane
    Roger that. We're looking older / renovated. Not interested in the new builds we've seen.
     
  17. QldKoolies

    QldKoolies Well-Known Member

    Joined:
    28th Sep, 2018
    Posts:
    149
    Location:
    Brisbane
    I’ve been keeping an eye on that area and have friends who wont leave that ring around bulimba... BUT when brissy gets its 10+% over the next few years I think the inner north will feel it. Yes its grown in the past but the South fomo has happened. Watch Windsor/Wilston/Kelvin Grove get some of their comparative value back - currently undervalued in my eyes as they cooled. Its good to compare days on market and 10 year growth % in these charts between the inner north and inner sth.
     

    Attached Files:

    Codie likes this.
  18. Tsuli

    Tsuli Member

    Joined:
    16th Dec, 2018
    Posts:
    5
    Location:
    Brisbane
    Hey, what App are you using for that information?
     
  19. QldKoolies

    QldKoolies Well-Known Member

    Joined:
    28th Sep, 2018
    Posts:
    149
    Location:
    Brisbane
    RPData