Where to buy 2016?

Hi Cliff,
Not at all ... We cant just say that Melbourne will be a good area for 2016.. you have to break it down into suburbs and then break it down even further to pockets of suburbs.

Brisbane will be a overrated market because if you are only just "looking" to invest into the Brisbane market you will find that you have already missed the goods gains that where achieved.

Council rates, insurance cost and land tax are a bit of an issue for me to look at investing in Brisbane.

 

Qld has the highest land tax free threshold in the country from memory.
Insurance for flood free properties in Brisbane is comparable with anywhere in the country, regional Qld isn't.

 

Not my cup of tea... Brisbane

 

I'm always confused as to how property prices in tassie, have gone up so much over the years when the same amount of people still live there since 1990's. I mean the population has increased slightly, but there isn't the demand such as other states.
Must say I absolutely love tassie, Hobart more so than Launceston, but just can't see the growth or why it has increased as much as it has. Also can't see future growth but for some reasons other than supply/demand, it keeps increasing.

 

*rubs crystal ball*

Brisbane = obvious.

Adelaide and Hobart = dark horses.

Perth = potential to mop up but added risk of further declines.

 

I'm considering-

Southern Adelaide suburbs next 3-6 months

Perth in 12-18 months.. will need a lot of d/d as it might be too soon but then again it has the potential with the right timing to be the best opportunity.

Tempted to look at Albury, main problem with this is I already have some( enough) regional exposure.

 

Without looking into the govt stats, I would think Tassie's population has local people leaving to go mainland, and people leaving the mainland to live there. Thus keeping it neutral. From past experience, whenever Sydney booms, the prices in Tassie can increase due to the people leaving Sydney and bringing their cash with them.

 

I'm thinking Tassie has had its little growth spurt for now.

 

Brissy stacks up for me. I have all my eggs in the brissy market and will look to add to that basket up until mid 2016 most probably.

 

i disagree with the first part a bit.
Most of brisbane has moved only a bit. The good suburbs have moved more no doubt...as have the cheapies in brisbane- perhaps driven more by opportunity and speculation.
Overall ythe fundamentals are gettinh better in brisbanr and this means there is additional value in 2016. The exception is if cg has exceeded fundamental growth eg jobs growth, salary growth etc..arguably, this has happened in sydney and mel and naturally the market corrects itself..triggerinh cyclical movements. The tough thing is to know whether corrections are blips or cyclical. Brisbane is still well within its cycli cal upswing according to markwt commentatiors.

 

Brisbane and Gold Coast are the obvious star performers for next year if not the next 3 years.

 

I think they're very over rated, personally.

 

Why is that?

 

Why a NO GO for Brisbane for me is the Job Market... its going to be in a bit of pain in 2016..
Only time will tell...

 

Actually unemployment is falling constantly in Brisbane and Gold Coast. And employment-wise things look very positive in these cities next 5 years.

 

@Angel
It would seem that even attractive yields and cheaper prices are not enough to lure investors to the Apple Isle. The latest stats from CoreLogic RP Data show that median dwelling values fell by 1.9% in September alone. During the past three months, values dropped by 2%. Median house values slid by 2.3% in September and lost 2.3% during the quarter.



TAS Excerpt from the 2015 December Market report

 

Isn't that a lot of risk to have everything in the one city/state? Not to mention land tax unless you use trusts.

 

Having worked in the gambling industry I have a fair idea of how professional gamblers operate. They don't try to predict who will win the match/race/game. They place bets on good value propositions and sometimes win and sometimes lose but overall make good. I want to apply this mindset to my property investment. I am happy to buy in Brisbane, and it may turn out not as good as Sydney over 5 years, but since I have PPOR in Sydney, it is a hedged bet. I wouldn't want to try and predict the best CG suburbs or dwelling type but just have some variety (with some thought gone into why those areas should be good bets) rather than say yes Brisbane is IT and I will buy all my properties there. This is my thinking but I admit I am quite new to property investment so happy to be critiqued.

 

Brisi I think will be top performer, parts of Melbourne still have a good future, if you need some cashflow I like Adelaide as well, good yields and moderate growth. Perth I will re asses in 2017. And in Sydney I'll look at in 2019 to buy my ppor

 

My thoughts exactly