THE Coast’s most family-friendly suburbs show the popular options tend to be a step back from the beach.
Mountain Creek, Peregian Springs, Mooloolah Valley, Kuluin and Meridan Plains were ranked in the top five, according to data collated from property professionals CoreLogic and the 2016 Census.
They all had children living in 50 per cent or more of family households.
Yaroomba, which ranked 11th, and Wurtulla, 19th, were the only two beachside suburbs in the top 20.
Mountain Creek mum Jodi Price liked her area so much she bought a real estate business three years ago solely focused on it.
She and husband Michael have raised their son Lachlan in Mountain Creek from his birth 21 years ago.
“The schools attract people to the area,” Mrs Price said.
She said it was common to see kids playing cricket in cul-de-sacs and other features of a quiet, safe suburb.
From a professional perspective, she said there was strong demand from renters and home buyers.
“We have lots of long-term tenants.
“There are lots of families that have been in this area for 10 plus years.”
She said block sizes in the older section of Mountain Creek tended to be about 700sqm while those in the newer sections such as the Brightwater estate were smaller.
The average block size for the suburb is 586sqm.
It was 645sqm in Peregian Springs and 2606sqm in Mooloolah Valley.
All up she said there were about 6000 properties in the area.
“Investors we have in this area are more mum and dad investors… they are not corporate investors.”
She said the good name of the schools and strict guidelines about the catchment area ensured the suburb’s appeal.
“It’s got the family feel of suburbia without being too far away.”
Glass House Mountains
Originally Published: www.sunshinecoastdaily.com.au
‘The margin will never be this close again’: Brisbane’s waterfront secret where property is still affordable
Think “Brisbane waterfront” and Moreton Bay darlings Wynnum and Manly quickly spring to mind.
But only 30 kilometres northeast, on the other side of the airport and a similar distance to the CBD, another bay-front suburb, Sandgate, appears.
The photogenic village topped Domain’s best performing Brisbane suburb list in 2018 with 18.8 per cent median house price growth.
Despite this overall rise in housing value, data-savvy local agent Jacqui McKeering makes the case that Sandgate’s waterfront properties are still undervalued compared to southside bay designer homes.
Ms McKeering, of Jim McKeering Real Estate, says Sandgate waterfront still remains great value because family groups have to buy further back to get more features.
“When the price-to-rateable-land-value gap narrows, you are getting a bit of a bargain,” she says.
“A simple calculation to illustrate this point shows the market value of Sandgate waterfront properties not that much greater than the rateable land value; on average 32 per cent greater.
“In fact one waterfront property sale, back in 2017, sold for 15 per cent less than the rateable land value, yet one block back and without bay view properties have a greater gap of 42 per cent.
“One particular [non-waterfront] property sold as high as 66 per cent greater than the rateable land value.
“The outtake here is there is plenty of money to be made on Sandgate waterfront properties.
“I do believe the margin between waterfront properties and the neighbouring streets will never be this close again.”
Flinders Parade, which runs along the foreshore of Sandgate and into Brighton, plus Eagle Crescent and Shorncliffe Parade, are the waterfront property strips in focus.
Ms McKeering says a lot of people have been buying these older houses and renovating and that at the moment there is some choice in “real cheapies” from about $900,000 to about $1.35 million.
“I know someone who bought for $1.4 million in 2017 with a $1.8 million renovation budget,” she says.
“When you see that sort of money coming into an area, it tells me people are seeing long-term capital value in this area.”
Fellow Sandgate agent Tamara Wecker of RE/MAX agrees suburb 4017’s waterfront properties are priced and selling considerably under their comparable Brisbane market values.
“When compared to Wynnum and Manly,” Ms Wecker says, “absolutely; I mean you can live in the Taj Mahal in Sandgate for about $1.5 million.”
She is seeing buyer migration from Sydney and “a little bit from Perth” because of affordability, and thinks Sandgate’s strict rules, which prohibit multi-unit developments on its waterfront, is a further drawcard.
“People tend to think of Wynnum and Manly but here you can have a premium home and lifestyle only 30 minutes from the city,” Ms Wecker says.
“To be honest, it has been a bit of a secret because we are off the highway so you have to have a reason to come here, but that is changing in the past 18 months.
“We are getting more inquiries from people, even from Brisbane, who just did not know about us.”
Mark Crew has been selling Sandgate housing since 1990 and thinks people have woken up to how great a suburb it is in the past 18 months.
The Professionals’ agent has reported strong interest from Sydney buyers “looking for a better family lifestyle”.
He estimates 25 to 30 per cent of Sandgate buyers this year have come from the neighbouring suburbs of Shorncliffe, Deagon and Brighton; people who want to upgrade but stay in “the village”.
“It is 31 minutes to the CBD and you can be walking on the waterfront with your kids after work and we’ve got excellent schools too,” Mr Crew says.
Regarding Sandgate’s waterfront property market and its value, he says three factors should be considered.
“There are few waterfront properties for sale, land is scarce and over the past 20 years there has been a lot of change to the houses themselves, a lot of renovation and/or raising older three-bedroom cottages and transforming them into often substantial five-bedroom luxury houses,” he says.
“So these houses on their waterfront blocks are, quite rightly, going to fetch more in sale prices when they do one day return to the market; and that is showing.”
Cheap Units In Brisbane Suburbs
Twelve suburbs in Brisbane have a median unit price of just under $400,000, according to Domain’s June House Price Report.
Ten out of these 12 suburbs are in the inner city, the report said.
Bowen Hills, Fortitude Valley, Albion, and Spring Hills are all within three kilometres of the Brisbane CBD. The median unit prices in these suburbs are below $400,000, the figures showed.
East Brisbane, Coorparoo, Clayfield, Nundah, Taringa, and Kedron also offer some of Brisbane’s cheapest unit values, according to the report.
Bowen Hills is the cheapest suburb to buy a unit, with prices falling 13.7% in the past 12 months, the figures showed.
Here are Brisbane’s cheapest suburbs to buy units by median price, according to Domain:
|Suburb||Median price||YoY % growth||5-year % growth|
In Greater Brisbane, the median unit price fell 8.6% over the year to June, according to the report.
The capital city’s unit prices are “sitting at 2013 levels”—down from their peak in 2015, according to Domain research analyst Eliza Owen.
However, prices are expected to bottom out this year, with the end of the downturn in the unit segment in sight, Owen said.
“Unit listings are also moderating, which should reduce downward pressure on prices,” she said.
High-end property prices are booming in these five Aussie cities
The Australian economy is recovering from a property downturn, but the growth in national house prices is still faster than many cities across the world.
And it’s expensive property that’s in highest demand.
In fact, a handful of Australian cities rank among other leading global cities for having some of the fastest luxury property price growth in the world.
Sydney, Brisbane, Melbourne, Gold Coast, and Perth all feature on Knight Frank’s Prime Global Cities Index of Q2 2019, which tracks the movement in luxury residential prices across 46 global cities.
Sydney ranks in at 18th place, with 2.5 per cent rise in luxury property prices in the 12 months to June 2019.
Brisbane came 20th place, recording 2.2 per cent price growth, followed closely by Melbourne at 2.1 per cent.
Gold Coast is a new name on the list, with the newcomer ranking 27th and recording 1.1 per cent growth in luxury property prices, while Perth – at 32nd place – saw 0.6 per cent growth.
Sydney, Melbourne and Brisbane’s price change was above the overall average of 1.4 per cent across the 46 cities.
Berlin took out first place on the list with a stunning 12.7 per cent growth in high-end property, followed by Frankfurt at 12 per cent.
Break it down
Knight Frank head of residential research research Australia Michelle Ciesielski said Sydney had recorded its sixth consecutive year of growth, averaging 8.7 per cent across this period.
“This outstrips the average of 1.8 per cent recorded the six years prior,” she said.
“The Sydney prime market remains resilient at a healthy 2.5 per cent growth per annum, being the best prestige performer in Australasia.”
Meanwhile, Gold Coast was noted for making its first appearance on the list.
“The Gold Coast has been included in the Prime Global Cities Index for the first time in the second quarter of 2019, reflecting stability and depth in the city’s established luxury home market, with a solid pipeline of new projects catered towards affluent local and interstate downsizers,” a Knight Frank statement said.
Who made the cut?
This is the full list of the 46 global cities where luxury property prices have grown the fastest:
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