Friday, May 6, 2011
The Mood In Brisbane
Monday, January 17, 2011
More on the flood and property prices
LJ Hooker Indooroopilly principal real estate agent Scott Gemmell said it could be 10 to 15 years before some flooded suburbs regain their popularity. ‘‘In the short period it probably scares me a little; what the flood will do to house prices,’’ he said. ‘‘In some cases, houses will be unsellable."
Monday, July 12, 2010
El Dorado Indooroopilly
Friday, June 4, 2010
El Dorado Indooroopilly
Purchase as an investment property the A3 Type or A4 Type 1 bedroom apartments currently available for sale at El Dorado Village and Pretoria Property Group will provide to you from time of Settlement:
• Rental Guarantee @ 5% Gross rental yield paid for 2 years;
• Body Corporate fees paid for 2 years;
• Brisbane City Council Rates paid for 2 years;
• Supply and Installation of Door and Window coverings;
• Depreciation Schedule.
With the development earmarked to complete construction at the beginning of 2013, the above package will mean that the astute buyer will have nothing more to pay until approximately 2015.
So it begs the question, ‘if investors and upgraders are currently driving the residential property market then how much capital growth do you think residential property in Indooroopilly will achieve in the next 5 years’?
Recently in the ‘Matusik Market Update’ (dated March 2010) Michael Matusik stated that, “new apartments in both Toowong and Indooroopilly have seen consistent price growth in recent years. Last year the average annual gain was 5.9%, with owners making $102,000 in gross terms between sales. This compares well within just a 1% average growth rate for apartments across the Brisbane area during calendar 2009”.
In a recent article published by Investors Choice dated 1 June 2010 it was stated, “Brisbane will experience 10% per annum growth over the next 3 years” (click here to See Article).
With the suburb of Indooroopilly being a traditional high growth area the thought of purchasing a secure investment at today’s prices and watching that investment grow in value over the next 5 years is indeed very appealing.
El Dorado Village itself is a mixed-use development that comprises retail, cinema’s, commercial and residential tower. It has been identified that mixed-use developments such as El Dorado command higher growth due to greater demand to live in such complexes (click here to see extract from Michael Matusik).
This is a limited investor special and will only be provided to the first 10 buyers. One bedroom apartments at Eldorado Village start at $397,000.
Saturday, May 8, 2010
Riverbend Indooroopilly
Real Estate Marketing Videos
Sunday, March 21, 2010
Apartments for Sale in Brisbane
- Saville Southbank - 9th floor, river and city views, 127 sqm in total, listed at $780,000
- Quay West, 10th floor, 126 sqm, park views, just listed in the $700s with Colliers
- Parksland Sherwood, top floor, park and city views, one year old, includes separate study that could be used as third bedroom. 110 sqm in total, listed at $530,000
- Fresh Toowong, one year old, two pools, 134 sqm, listed at $555,000
- Riva Indooroopilly, river views, but only one bathroom, 90 sqm, listed at $535,000
- Ciana Indooroopilly, includes separate study that could be used as third bedroom, huge balcony, over 150sqm, listed at $649,000
- Admiralty One, direct riverfront, level 12, 77 sqm listed at $600,000
- Admiralty One, side river views, listed at $449,000 or $485,000
- Quay West, 10th floor, river and park views, over 70 sqm, listed at $460,000
Saturday, March 6, 2010
Indooroopilly Shopping Centre Expansion
Indooroopilly Shopping Centre is expanding again. It will be a negative impact to apartments on Belgrave Road. But this will probably add value to apartments a little further away, such as on Station Road or Riverview Terrace.
Friday, February 12, 2010
One or Three Bedrooms?
In relation to the 2 bed plus media room, they have 2 car parks and the prices are:
Level 13 $799k
Level 14 $820k
Level 15 $840k
Level 16 $860k
So it seems that El Dorado is creating smaller apartments and Mosaic is creating larger apartments.
Sunday, January 17, 2010
Are more high rise apartments needed in Brisbane?
Brisbane will need an apartment building boom on the scale of Dubai if it is to accommodate a forecasted growth in population by 2030, the State Opposition claims. However, he estimated as many as 1725 20-storey buildings would need to be built before 2031 in order to cope.
"It is areas like Indooroopilly, Chermside, Mt Gravatt that are designated to do it," he said.
The plan also nominates the Brisbane CBD, Carindale, Toombul, Mitchelton, Wynnum Central and Toowong. Mr Gibson said the difficulty was finding the land in these areas to build thousands more apartments.
"You go through street by street and you identify where you can build 82 new 20-storey building every year for the next 21 years and the land is not there right now," he said.
Saturday, November 28, 2009
El Dorado Indooroopilly
101 3 bed, 2 bath $845,000
102 3 bed, 2 bath $850,000
103 2 bed, 2 bath, study $780,000
104 2 bed, 2 bath $695,000
105 2 bed, 2 bath $695,000
106 1 bed, 1 bath, study SOLD
107 1 bed, 1 bath SOLD
108 2 bed, 2 bath $690,000
109 2 bed, 2 bath $690,000
110 2 bed, 2 bath, study $775,000
Very expensive!! You can buy a large good quality new two bed two bath apartment in Indooroopilly for $500,000. So these prices are incredible! The project was originally advertised as starting in February 2009. My guess is that it will not start until late 2010 if at all.
Friday, September 11, 2009
REIQ June 2009 Report
"Buyers are again looking to units and townhouses with sales numbers surging over the June quarter. The REIQ June quarter unit and townhouse results show sales numbers have rebounded in this segment of the market. REIQ June quarter preliminary sales numbers show that the number of sales in Brisbane were up 36 per cent; 22 per cent on the Gold Coast; 14 per cent on the Sunshine Coast; and increased a very impressive 48 and 46 in Ipswich and Logan respectively."
"“While sales numbers are up and there has been some price growth in some areas, this represents a property market in transition from the very tough conditions of the past year,” Mrs Bennett said. “These results show that outside influences are starting to no longer burden our market and that confidence is also beginning to return.”
"In Brisbane, solid performers for units and townhouses over the quarter were the inner-ring suburbs of Auchenflower, Toowong and Yeronga. Auchenflower’s median is up 11.8 per cent to $450,000 over the quarter, Toowong’s is up 12.7 per cent to $448,000, and Yeronga experienced 14.7 per cent median price growth to $393,500. Auchenflower and Yeronga also had healthy price growth over the year. Auchenflower and Toowong are both located within 5km of Brisbane’s CBD and have a mix of established and new unit complexes available. Yeronga is 7km south of the city and is in a prime position along the Brisbane River."
Brisbane City - Median Price June Qtr 09 - $351,000 - down 5.8% over one year.
Indooroopilly - Median Price June Qtr 09 - $391,500 - down 6.1% over one year.
New Farm - Median Price June Qtr 09 - $435,750 - down 15.7% over one year.
Sherwood - Median Price June Qtr 09 - $342,500 - up 2.3% over one year.
Taringa - Median Price June Qtr 09 - $398,800 - up 1.6% over one year.
Toowong - Median Price June Qtr 09 - $448,000 - down 4.6% over one year.
Tuesday, September 8, 2009
Indooroopilly El Dorado Update
El Dorado Indooroopilly redevelopment, which is running a year behind schedule. Prices have risen dramatically! It seems that about nine contracts have crashed since this time last year, as in Sept 2008, the price list showed that there were 25 or 28 apartments remaining for sale. Now:
"Apartments are now selling off the plan with the development due to start in 2010 and the expected completion date is early 2013.
More information along with floor plans is now available on the websites below.
Three bedroom apartments, were $805,000, now listed for $925,000Large two bedroom apartment, was $595,000, now listed at $780,000
Small two bedroom apartment, was $585,000, now listed at $705,000
One bedroom apartment, was $420,000, now $475,000
Tuesday, August 18, 2009
El Dorado Indooroopilly Update
Sunday, August 9, 2009
Finding a Good Apartment to Rent in Brisbane
Even though the vacancy rate is increasing in Brisbane, many of the good apartments for rent are hard to find. Often, this is because the existing tenant does not leave, and when they do become available, are snapped up quickly. For the better buildings, a large percentage of the apartments are occupied by the owner, and so are not rented out. Also, onsite managers often control the rental rolls, and don't often advertise on the usual property websites (as they don't need to do so). Some have their own website. Also, onsite managers may have a relationship with executive relocation services, that are fed the better apartments.
At one time, a good specialist website for apartments was http://www.seqrents.com.au However, it seems that some buildings are not using this site anymore, or are not bothering to update their listing on this site. So, although useful, it is less useful.
The largest number of listings are located on RealEstate.com.au, but a number of onsite managers do not use this website.
You have to find out how each manager advertises his/her vacancy.
Generally, you want to avoid any buildings managed by Oaks, as they focus on short term hotel style rentals.
Also, look at the posts and links on this blog. This website has a list of most city apartment buildings, with useful information and links about them. Also, try this customized search engine.
Inner City Brisbane:
I recommend Arbour on Grey at SouthBank: http://arbour.com.au/cms/welcome.html
Also, Saville at SouthBank is one of the nicest buildings if you get a river facing apartment: http://www.seqrents.com.au/saville/index.htm. The best thing to do here is call, because the website is not updated regularly. Telephone 07 3305 2559
If you want to live downtown, then I recommend the Admiralty Precinct. This comprises three first-tier buildings (Admiralty One, Admiralty Two and Admiralty Quays), plus River Place (good location, not as good quality) and Skyline (second tier).
Admiralty One is good value, and has some of the largest two bedroom apartments in Brisbane - http://www.admiraltyone.com.au/
Admiralty Two also has good sized apartments, and the building has great facilities. http://www.admiraltytwo.com.au/
Admiralty Quays is newer, and has a great pool, but the apartments are smaller. and it is more expensive. http://www.admiraltyquays.com/
Nearby on the river in the city is River Place, that is not as good quality, but is likely to have availability as this is a large complex. Careful of Storey Bridge noise. Great views.
On Alice Street in the city, if you can get an apartment in Quay West, that is fantastic, as it has park and river views -- for long term rentals, the best agent to try is Blockside & Fergerson for this building. Half of this building is a hotel managed, so it is easy to get short term accommodation in Quay West. All apartments are privately owned. You want to get above level 7.
For an inner city downtown building, Metro 21 is one of the better quality buildings. It has only 4 apartments per floor -- and tries to be more upmarket so is better than most buildings that aim at students -- it seems to have better availability, and some of the two bedroom apartments have three bathrooms. The baloneys are large: http://www.realestate.com.au/realestate/agent/metro+21+brisbane/mlibri
and http://www.metro21apartments.com.au/
Apartments in Suburbs
The suburbs that I recommend, due to location, transport and large number of better quality apartments, are Toowong, St Lucia, Taringa, Indooroopilly and possibly Milton and Hamilton. I don't recommend Chermside.
The newest complex in the Toowong / Taringa area is Fresh. This complex has two pools, a gym and great gardens. http://www.realestate.com.au/realestate/agent/acorn+realty+taringa/nrqhzu
Next door to Fresh is Encore, which is a relatively nice complex, with good pricing (but not as nice as Fresh, and some of the apartments are small). http://www.seqrents.com.au/encore/
St Lucia is harder to find quality -- there are few onsite managers. So you have to try local real estate agents, such as Ray White (who also has listings in Fresh).
In Indooroopilly, there has been recent construction, so there are a number of new, quality buildings. My two picks are Riva and Ciana.
Riva has apartments with great river views. It is a quiet building, with a pool, and is close to the train station and Indooroopilly Shopping Centre http://www.seqrents.com.au/riva/
Ciana is a larger new complex, in a central location, with many large apartments. There is a pool and gym, plus a bowls club! http://www.ciana.com.au/
If you want an apartment complex that feels more suburban, then Parklands at Sherwood is a great choice. Many apartments have park/rural views, and there is a great pool and bbq area http://www.centralsherwood.com.au/.
Nearby is Tennyson Reach, where you can get a large new apartment on the river. This is a new complex, but (apart from river views) not a great location.
This is a list by a selling agent about various inner city buildings:
http://www.openhouserealty.com.au/html/residential/21/apartment-buildings
Wednesday, July 29, 2009
Brisbane School Districts
When purchasing in Brisbane, it is good to know the school catchment areas. As time goes on, more schools will be subject to a school management plan. Thus, like the USA, property values will be impacted depending on whether the apartment or house you buy is in a good or average school area. Each school has a defined catchment area. The map shows the catchment area for Indooroopilly State High, which is gaining reputation as the best high school in Brisbane -- click on the map to see a larger version.
Western Suburbs
From a Ray White Toowong newsletter:
"An interesting trend in the market has continued to grow over the last couple of weeks. There is a strong number of property sales in the $400,000 to $600,000 range. Predominantly these are apartments in the areas of Auchenflower, Toowong, Indooroopilly, St Lucia and Taringa. The majority of these sales have been made to investors looking for a safe stable place to invest their money. Many of these buyers have bought through their Super Funds..."Saturday, May 2, 2009
Brisbane Vacancy Rate
SQM has a good website to look at rental vacancy rates:
Brisbane City (4000 postcode) - 1.7%
South Brisbane area (4101) - 1.6%
Toowong (4066) - 1.4%
St Lucia (4067) - 1.5%
Indooroopilly (4068) - 1.9%
Sherwood area (4075) - 2.6%
Hamilton (4007) - 4.4%
Noosa (4567) - 2.2%
Mooloolaba (4557) - 1.3%
See also story in Courier Mail
"INNER Brisbane rents are increasing at more than 10 per cent a year, with a downturn in new apartments expected to keep vacancies tight.
DTZ Research has shown the biggest growth has been in one-bedroom units in the inner south and inner west suburbs of South Brisbane, West End and Indooroopilly, where rents have risen by up to 20 per cent.
The median rent of a one-bedroom unit in the inner south is now $420 a week, only $10 less than the CBD median price. DTZ director of project marketing Paul Barratt said the strongest growth in the next two years would be in near-city units and middle-ring suburbs with good transport."
Sunday, April 5, 2009
Brisbane Unit Auction Results
- Breeze at Indooroopilly,41/8 Belgrave Road: 3 bed, highest bid at auction was $400,000, auctioneers bid of $780,000, passed in, now listed for $900,000
- Admiralty Quays, 144/32 Macrossan Street, Brisbane, 3 bed, sold for $1,885,000
- Skyline, 62/30 Macrossan Street, 2 bed, passed in at $563,000, now listed at $600,000
- Dockside Hotel, 601/44 Ferry St, Kangaroo Point, 2 bed, no bid
- Dockside Hotel, 510/44 Ferry St, Kangaroo Point, 2 bed, no bid
- MacArthur Chambers, 104/229 Queen Street, 2 bed, 2 cars, passed in at $720,000, now listed at $790,000
- 95/260 Vulture Street, South Brisbane, 2 bed, passed in at $645,000, now listed at $675,000
- Aurora, 117/420 Queen Street, 2 bed 1 bath, sold for $395,000
- 7/146 Macquarie Street, St Lucia, 2 bed 1 bath, sold for $500,000
Saturday, March 28, 2009
Best Buys for Brisbane Suburban Apartments
- Ciana at Indooroopilly has about 15 new apartments left for sale from developer. Three bedroom apartment for less than $565,000; large two bedroom apartments from $485,000 to $600,000.
- Parklands Sherwood - large two bedroom with 2 cars and views $535,000
- Fresh Toowong - large new 2 bedroom garden apartment at $520,000
- El Dorado off the plan: 2 bedroom apartments less than $600,000
- Precinct Toowong - mid size furnished two bedroom listed at $529,000
- Encore Toowong - 1 bedroom garden apartment listed at $339,000