QLD Seven Hills QLD Inner Ring -Time to Shine-

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

 

Small 450sqm block, older home, no (significant) views . I think it got a good price considering. Brand new splitters higher spec can range from 1.2.-1.7m.


58 Quirinal Crescent, Seven Hills, Qld 4170 - Property Details

 

Those of you following the markets around there, This will be an interesting one to see what it sells for.

124 Oateson Skyline Drive Seven Hills Qld 4170 - House for Sale #127422838 - realestate.com.au

 

Nice area. Particularly for plane enthusiasts.

 

405 sqm splitter sold $1,812,500! Yes the views are very good, but its still a small block. Great price for the seller imo.

26 Quirinal Crescent, Seven Hills, Qld 4170 - Property Details

 

Good price for the home considering its built 2012, very average specs and hardly any view. Land size 472sqm.

9 Domitia Avenue, Seven Hills, Qld 4170 - Property Details

 

Re Norman Park, This will be an interesting sale:

61 Gillan Street Norman Park Qld 4170 - House for Sale #127420842 - realestate.com.au

and THIS one:

87 Overend Street Norman Park Qld 4170 - House for Sale #126715534 - realestate.com.au

 

437sqm Lot sold 650k on first day. I am lovin this!

4 Miawela Street Seven Hills Qld 4170 - Residential Land for Sale #202129026 - realestate.com.au

 

Do some quick sums. Some bought 800+sqm blocks in the area (ahem ) 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!!

 

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.

 

Theyre some fantastic numbers.

 

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.

 

Thanks for the advice, we're looking for a PPOR. Any other suburbs you've got your eye on?

 

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.

 

Roger that. We're looking older / renovated. Not interested in the new builds we've seen.

 

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.

 

Hey, what App are you using for that information?

 

RPData

 

Strong sale price for this 3.2.2
19 D'Arcy Road, Seven Hills, Qld 4170