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Best Brisbane suburbs for rental returns

Moreton Investor, Property Management, Real estate Moreton, Mortgage Broker Moreton, Moreton property market

Good things are predicted for the Brisbane real estate market this year. According to Tim Lawless, head of research for CoreLogic RP Data, the Queensland capital is “the city that is showing the most promise for capital gains in 2016”.

And in even better news for property investors, CoreLogic also reported that as of December, Brisbane was offering the highest rental returns of all the capital cities for units, with a median gross yield of 5.3%, and the third-highest for houses after Darwin and Hobart (4.2%).

So which Brisbane suburbs offer the highest rental returns for apartments and houses?


Late last year, CoreLogic released the top 10 suburbs in each capital city for the highest gross rental yields for both houses and units as of September. Brisbane’s top 10 apartment suburbs offered higher returns than Sydney’s, Melbourne’s, Perth’s and Canberra’s, and were on par with all other capitals.

All suburbs were in the Logan City and City of Ipswich local government areas (LGA).

Property investment expert and director of, Terry Ryder, believes a lot of Brisbane’s property market momentum is “on the southern side”. Logan, about 25kms south-east of the CBD, is located conveniently close to both Brisbane and the Gold Coast, while Ipswich, around 40kms south-west of the city centre, is a major commercial and industrial town that over time has been subsumed into the Brisbane metro sprawl.

Leading the way in the Logan LGA is Beenleigh, with a median rental yield for units of 7.7%. This is followed by Mount Warren Park (7.4%), Waterford West (7.4%),Woodridge (7.3%), Hillcrest (7.2%), Edens Landing (7.2%) and Boronia Heights(7.1%).


Units are comparatively affordable to buy in all these suburbs, with median prices between around $190,000-$220,000 (though Hillcrest and Boronia Heights are a little more expensive than this).

In Ipswich LGA, the suburb of Bundamba offers a median gross unit rental yield of 7.2% for a median outlay of around $240,000.

Inner-city units

If, like many potential tenants, you’re looking for suburbs closer to Brisbane’s centre, there are a few that, despite costing more to buy into than those in Logan or Ipswich, also have encouraging rental return potential.

Brisbane City, Woolloongabba, Graceville and Spring Hill all offer median yields of 6% or more for apartments. The median unit price for these suburbs ranges between around $400,000 (Graceville) and $500,000 (Brisbane City).

For a more affordable alternative, the rejuvenated suburb of Moorooka offers a median unit yield of 5.7% for a median outlay of around $360,000. It lies roughly 8kms south of Brisbane’s CBD.


As with most other capital cities, rental yields are typically less for houses than units. But with Adelaide being the only mainland capital with lower median house prices, Brisbane offers an affordable entry point into the housing market with likely decent returns.

As with apartments, Brisbane’s top 10 suburbs for median house yields are all in the Ipswich or Logan LGAs.

In Logan, Eagleby (6.3%), Woodridge (6.2%), Kingston (6.2%), Logan Central (6.2%) and Crestmead (6.1%) all feature in the top 10. And encouragingly, median house values for all suburbs went up in 2015 – by almost 10% in Logan Central.

In Ipswich, Leichhardt (6.2%) and Riverview (6.1%) are among the top 10. And where median house prices for the Logan suburbs range from roughly $270,000-$300,000, the Leichhardt and Riverview medians are both around $230,000.

Inner-city houses

The suburbs of Rocklea (5.3%), The Gap (4.7%), Chapel Hill (4.6%), Everton Park(4.5%) and Murarrie (4.5%) all fall within 10kms of Brisbane’s CBD. And all saw capital gains in 2015, with Murarrie’s median house price going up by almost 10%.

Median house prices range from around $360,000 in Rocklea up to more than $700,000 in Chapel Hill.   



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Buyer demand for property eases from its peak as affordability constraints bite

Affordability constraints are starting to bite for home-buying hopefuls, with the level of buyer demand easing compared to a few months ago, new research shows.

Although the latest lockdowns prompted some potential buyers to put their plans on hold, others had already been scaling back their property searches as prices spiralled out of reach.

Interest is still stronger at this point in late winter than it usually is at this time of year across most capital cities except Sydney and Hobart, and in regional Australia, as potential buyers who missed out in recent months continue their search.

But the white-hot competition seen in March, when crowds of bidders were paying huge sums at auction, has started to come back.

The Domain Buyer Demand Indicator (BDI) measures search behaviour on to identify active buyers who are more likely to purchase, such as those who shortlist a home or send an inquiry. It tracks changes in demand over time.

Demand peaked in March for Sydney, Melbourne and Brisbane, and in July for Canberra, the indicator found.

“Buyer demand across all cities has come off its peak,” Domain chief of research and economics Nicola Powell said.

“Demand is easing overall and that is going to be the impact of affordability, and the fact we have seen price rises across all of our capital cities.”

House prices have soared in the wake of interest rate cuts, government stimuli and a widespread shift to working from home that has prompted owners to upgrade into more spacious residences. Sydney house prices jumped 24 per cent in the year to June, on Domain data, with Melbourne up 16.2 per cent and all cities up by double digits.

“Affordability [is an issue] for all buyers, not just first-home buyers but all buyers, because we’ve seen such significant jumps over the year to date,” Dr Powell said.

The research also tracked the state of the late-winter market, comparing buyer demand over a 30-day period to August 15, to average demand at this time of year.

Melbourne buyer demand is now 10 per cent higher than average at this time of year amid pent-up demand from those who have not yet been able to find their dream home, with Canberra a stunning 60 per cent higher, Brisbane up 7 per cent and Perth up 30 per cent, while regional Australia is 26 per cent higher.

Sydney is 4 per cent lower as the city goes through an extended lockdown, with the real estate industry still open for private inspections.

buyer demand

The lockdowns also cause some buyers to pause their plans until they can get more clarity about when restrictions will lift, Dr Powell said.

“What we do see during lockdown is hesitation creeps in between buyers and sellers – we see a pullback in activity,” she said. “Clarity is really important for buyers and sellers to make decisions.”

Online auctions were still offering good outcomes for those keen to press ahead, allowing buyers to secure a home when there was less competition or sellers to ink a deal quickly, she added.

Once cities reopen, Dr Powell said, we could expect a rebound in activity due to pent-up demand and supply, but she doubted the price jump would be a strong as it was earlier this year given affordability had already become a hurdle.

The affordability challenge is clear in some of the most sought-after neighbourhoods.

Buyer demand in Sydney’s eastern suburbs and northern beaches is down 14 per cent compared to the average for this time of year, as buyers reckon with eye-watering price growth that has sent prices in those pockets up 26.4 per cent and 38.7 per cent in a year, respectively.

“We’ve seen some extraordinary rates of growth in our premium areas,” Dr Powell said. “That becomes a hurdle – it’s a financial impact.”

The more affordable Central Coast, by contrast, recorded a 22 per cent jump in buyer demand as remote workers cast their eyes further afield.

In Melbourne, where prices have not boomed as much in the current cycle as Sydney, prestige neighbourhoods are still in hot demand.

Buyer demand is up 20 per cent in the inner south, 13 per cent in the inner suburbs and 10 per cent in the inner east this winter.

As for Canberra, where overall demand is up 60 per cent compared to the average for this time of year, Dr Powell highlighted the resilient jobs market, high average wage, more affordable housing than Sydney, and little impact from the pandemic until the current lockdown.

She warned the lockdowns in the ACT and Victoria could start to impact buyer demand, as is happening in Sydney.


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Gold Coast

Winten secure 60% sales in Main Beach apartment tower Belvedere

Winten’s national head of residential sales Karl Rameau said the line share of buyers have been locals that already live in the area

The local Gold Coast developer Winten Property Group has already secured over 60 per cent of its apartment sales in their latest Main Beach tower, Belvedere.

That’s seen construction of the 24-level tower at 25 Woodroffe Avenue fast-tracked, with Hutchinson Builders now kicking off the build of the 127 apartment building toward the start of October

Winten’s national head of residential sales Karl Rameau said the line share of buyers have been locals that already live in the area, as well as those from interstate who already own.

Rameau says nature of the site and the sheer size of the BDA Architecture-designed building and the apartments has been a defining difference for buyers.


Belvedere 25 Woodroffe Avenue, Main Beach QLD 4217

“It’s a fairly big building on a generous block of land”, Rameau said.

“A lot of 27-level buildings are on anywhere between 500 sqm and 1000 sqm, but Belvedere is on 2,655 sqm which gives residents a higher level of movability around the building.”

Rameau says the apartment sizes have been attractive with the downsizer.

“The two-bedroom apartments have 120 sqm to 130 sqm of living space, which is generous for the Gold Coast these days”, Rameau suggests, with the two-bed apartments starting from $780,000 and three-bedrooms from $1,075,000.

There are a handful of skyhomes rom $1.56 million and five terraces from $2.2 million.

“The bulk of sales have been between that $800,000 to $1.5 million mark to the owner-occupier.”

The Woodroffe Avenue tower is just 100 metres to Tedder Avenue, 300 metres to the beach and 450 metres to the closest tram stop.

There’s a 24 metre lap pool with cabanas and daybeds.

The development is across the road from White, the owner-occupier focused apartment block of just 27 full floor apartments.


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Teneriffe woolstore apartment sales spree


Three luxury apartments have sold in the past week in Teneriffe topped by a $1.7 million sale in an old warehouse complex.

It was in the river-facing Dakota woolstore at 407/88 Maquarie Street.

The former Goldsbrough Mort and Company Ltd building conversion was undertaken by the Meridien development group headed by Russell McCart.

It first sold at $450,000 in 2001, amid the 268 heritage listed apartments.

It had 199sqm of space in the three-bedroom, two-bathroom over two levels.

Large sash windows have a view of the Brisbane River.

It sold through Ray White agent Ben Percival.

Meridien evolved into Pacifica Developments, where McCart is chairman.

There was a $1.42 million sale in the 1911 Winchcombe Carson Woolstore.

The 54 Vernon Terrace offering had huge timber beams dissecting its dining and formal living areas in the three bedroom apartment.

The cheapest of the three sales was a modern riverfront apartment at 135 Macquarie Street, Mercantile Place.

It had two bedrooms with 120 sqm plus courtyard.

The building features include a security gated entry to car park amid extensive sub-tropical gardens.


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