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Suburb with two sides

Discussion in 'Where to Buy' started by ATANG, 25th Aug, 2016.

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  1. ATANG

    ATANG Well-Known Member

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    Keen to hear anyone who's bought something in a suburb with two sides/ areas? For example there are lots of suburbs where they are divided into north or south or simply by a main road, or school zones, resulting in a difference in price, usually 100k difference. Would you buy in the more expensive side and wait for greater and faster growth or would you buy in the cheaper side and wait for the butterfly effect to kicks in?
     
  2. D.T.

    D.T. Adelaide Property Manager Business Member

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    Yep it happens a lot. In Adelaide, craigmore, Morphett vale, Brighton, and bunches of others all have a better side divided by a certain main road.

    In general I'd always look to the better side for long term hold - I'd wager it'd likely stay the better side.

    If just looking short term though, eg reno or develop I'd go wherever the deals numbers stacked up and would have a lot less emphasis on this.
     
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  3. ATANG

    ATANG Well-Known Member

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    I think it's very noticeable in Adelaide, not so much in Melbourne, probably due to the market being too depressing (buyer wise)
     
  4. Scott No Mates

    Scott No Mates Well-Known Member

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    Prevalent in Sydney too - Pacific Highway is the great divide. The east side of th highway is noticeably more expensive than houses on the west.

    This doesn’t just affect house prices but also impacts on commercial property as well. Eg forget about it if you're on the wrong side of the highway for shops/offices in Chatswood but all of the premier office blocks are on the wrong side of the tracks when compared to retail.
     
  5. 2FAST4U

    2FAST4U Well-Known Member

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    Another one for Adelaide is Pasadena, which is split by Ayliffes Road. The St Marys side of Pasadena is the cheaper side with modest 3x1 houses while the other side (on the hill) has ocean/city views with mansions.

    Edwardstown and Melrose Park used to be the same suburb (Edwardstown) but they renamed the eastern side of South Road Melrose Park and they are now part of different councils. Melrose Park costs about 100k more than Edwardstown, but I'm not sure historically if this was always the case.

    In recent times parts of Para Hills were changed to Modbury Heights. Same as Gulfview Heights, which used to be called Para Hills or Salisbury East. In these cases it helped property values. Changing the name of the suburb doesn't always help though just look at Elizabeth West aka Davoren Park.

    I'd go with the better side of the suburb. The name could possibly change in the future to reflect the difference. However, even if the name doesn't change its probably the expensive side for a reason so unless there is something dramatic that happens to the cheap side to make it more appealing, then it will always be cheaper than the expensive side.
     
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  6. thatbum

    thatbum Well-Known Member

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    Neither. I would just treat them as separate 'suburbs' or areas when doing DD. The price difference is there for a reason, and there's no guarantee that the difference will grow or shrink in isolation.
     
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  7. Jerry O

    Jerry O Well-Known Member Premium Member

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    i agree to this. i think the price difference will stay remain even if both areas grow in value because the reason why the other place is more expensive than the other will still be there. unless the low side go through a major upgrade or gentrification.
     
  8. Gockie

    Gockie I'm an ISTP-A female, so I might be a bit quirky! Premium Member

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    Dundas used to include the Oatlands area but then that got its own name. Oatlands was much more expensive than plain old Dundas. Even back before the year 2000 houses would sell for ~600k in the estate I think?
     
  9. Ghoti

    Ghoti Well-Known Member

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    I always found the North Rd/Warrigal Rd intersection interesting as it divides 4 suburbs wothas much as $250k difference between highest (Hughesdale) and lowest (Oakleigh South) corners.
     
  10. Melb.F

    Melb.F Member

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    Mill Park in north east Melbourne, properties on east side of Plenty road are way more expensive in compare west side. all top 10 most expensive properties of Mill Park are located in Blossom Park and River gum estates and both are on east side of Plenty road.
     
  11. Stoffo

    Stoffo Well-Known Member

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    Change of suburb name, or relocating the boundaries is a good one.
    Like Lucas Heights Sydney, one side became Barden Ridge, property prices went up because the property is no longer associated with the nuclear reactor.......
     
  12. 2FAST4U

    2FAST4U Well-Known Member

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    I only just remembered this one when I was on the train, but another 2 suburbs in Adelaide that have massive differences in values in the same suburbs are Osborne and Taperoo. These suburbs can actually be split up into 3 sections. The most expensive side is west of Military Road where houses near/along the esplanade can fetch 800k+. Between Military Road ad Victoria Road the houses go for around 400-600k. East of Victoria Road there are semi-detached houses that get sold for low 200k with freestanding houses being available for high 200s.
     
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  13. c_west

    c_west Active Member

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    I live in Hillbank which used to be elizabeth heights back in the day. This is a suburb with a very wide range of housing. Down by main north rd you have 250k 3x1's, ex housing trust stocks etc. Up the top of the hill you have views of northern adelaide with still very modest houses like my own (value around 320k) and then you have 600k+ mansions with the views aswell. when we first moved here it was quite interesting going for a walk with the dog and seeing the difference!
     
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  14. Azazel

    Azazel Well-Known Member

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    Some don't have distinct lines, but can have nice houses and housing commission houses.
    Kambah and Red Hill in Canberra come to mind.
     
  15. datto

    datto Well-Known Member

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    Mt Druitt could be classified as a bi-polar suburb. The train line is the great divide. Prices can vary by 100K.

    One side is trash while the other side is trashier. I'm on the trashier side of course.

    But one day I will progress to be plain trash and apologies to any other members living out there.
     
  16. Azazel

    Azazel Well-Known Member

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    100k? That's not even 10% for the fancy Mt Druitt now, surely.
    Which part is gentrified?
     
  17. SeafordSunshine

    SeafordSunshine Well-Known Member

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    Redfern and East Redfern... Every so often they try to re name to East Redfern.... o_O
     
  18. Azazel

    Azazel Well-Known Member

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    Will be interesting to see what happens when the government pushes through all of the development.
    Might be moving all of the housing commission people further out.
     
  19. datto

    datto Well-Known Member

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    Ahhh....the south of the train line side is more "gentrified" ( the gentile side lol),

    I assumed a house price of 490K north of the line and 590k south of the train line.

    That's where I got the 100K difference. I could be wrong and the differrnce in house prices may be greater than 100K. Give me a break, I'm only a bogan and didn't research it that much lol.
     
  20. sanj

    sanj Well-Known Member

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    The correct answer is south karrinyup and yes, theres a massive differebce between north south karrinyup and south south karrinyup, with 1 being by far the best part of perth AND the greatest inbestment opportunity since the last made up PC prediction, while the other is only nearly the greatest.

    Ill leave you guys to work out which one it is, or whether its actually east west south karrinyup or the putskirts of central south karrinyup. Nuggets of gold dont come easy