Brisbane 

Our Suburb

Due-Diligence

 
In this section, we take a closer look at the two regions of Brisbane that we really like for houses - they are, Brisbane North and Brisbane North East. We digest the data that matters and take a look at the lifestyle elements that make these regions what they are. Below, we also take a look from a macro level, the key data and economics for Brisbane as a city.

STATE GOVERNMENT

The current Premier of Queensland is Annastacia Palaszczuk, the head of the Queensland Labor party. Anastasia became premier of the state in 2015 and was re-elected in the last election (December 2017). Anastacia's top priorities are job creation and employment growth. Both would bring about population growth and a greater demand for housing.  

Brisbane North

Due-Diligence

The North Brisbane Region

 

The suburbs in this region that we like and would target are Nudgee, Banyo, Geebung, Zillmere and Aspley. These are all located to the North of Brisbane and in close proximity to Brisbane Airport.

 
The region includes Chermside Westfield, St Josephs Nudgee College, Australian Catholic University, Virginia Golf Club and Nudgee Golf Club.
 
Both the Shorncliffe line and North Coast train lines run through this region.
 
Housing in the region is a mix of double brick and Queenslanders. There is an even mix of
unrenovated and renovated properties in the region providing the opportunity for capital improvements. On the ground, there is an extremely high demand for smartly renovated properties, aiding in capital growth.
 
What we like to do and the strategy:
In this price point, we are purchasing on the outer of the regions we have put forward. These are generally areas that are either in the very infant stages of gentrification or have not commenced gentrification. Currently, stock on market for this price point is tight, so we advise that purchasing in this market could take up to six weeks. We will be ideally purchasing a Queenslander that has the ability to leased immediately, with the option to add value in the future in you wished. 

The Numbers

 

Population

26,180

 

Increasing/Decreasing Population

The population has increased since 2011 by 7.7%

 

Vacancy Rates

2.1% of properties in the region

are unoccupied. We prefer this to be below 2%. Brisbane as a whole is 2.7%

 

The vacancy rates in the region

are declining

 

<Stats below based
on the suburb of Banyo>

 

Average Days on Market 

41 days on average to sell a home

 

Auction Clearance Rates

51%. This is not an auction market

 

Ratio of Renters to Owner Occupied

30% are renters / 70% are owner-occupied. We prefer renters to be under 35%. More owner occupiers generally mean properties are better looked after in the area and greater demand for tenants if for an investment

 

Supply vs. Demand

DSR (Demand Supply Ratio) score of 72. The DSR is a number out of 100 that gauges the demand relative to supply for a residential property market. We look for this to be always over 50. 60 is great, 70 is excellent

 

Housing Affordability

(Asset to Income)

28%. This is the percentage of the household income that goes towards paying a mortgage. We like this to be under 40%

 

Monthly Household Income

$7,206

 

Established Capital Benchmark

The highest sale price in the suburb was $975M. We always want to ensure our max. budget is at least 75% of the highest sale. Our max. budget is sitting well under at 61%.

 

For Sale Now (Online) 

Houses - 22

 

Median House Price 

$545,000

 

Median Rent & Gross Rental Yield 

$460 / 4.4%

 

Last 12 Month Capital Growth

1.87% 

 

Renovation Potential

Yes. Opportunity to add value in two common ways;

1. Cosmetic, 

2.Extension with an additional bedroom

 

Public Transport

Train to CBD - 30 mins

Car to CBD - 26 mins

North Brisbane 

PROPERTY STYLES

LIFESTYLE

North West Brisbane

Due-Diligence

The Numbers

 

Population

49,815

 

Increasing/Decreasing Population

The population has increased since 2011 by 4%

 

Vacancy Rates

1.8% of properties in the region

are unoccupied. We prefer this to be below 2%. Brisbane as a whole is 2.7%

 

The vacancy rates in the region

are declining

 

<Stats below based
on the suburb of Mitchelton>

 

Average Days on Market 

39 days on average to sell a home

 

Auction Clearance Rates

This is not an auction market

 

Ratio of Renters to Owner Occupied

37% are renters / 63% are owner-occupied. We prefer renters to be under 35%. More owner occupiers generally mean properties are better looked after in the area and greater demand for tenants if for an investment

 

Supply vs. Demand

DSR (Demand Supply Ratio) score of 67. The DSR is a number out of 100 that gauges the demand relative to supply for a residential property market. We look for this to be always over 50. 60 is great, 70 is excellent

 

Housing Affordability

(Asset to Income)

31.95%. This is the percentage of the household income that goes towards paying a mortgage. We like this to be under 40%

 

Monthly Household Income

$8,008

 

Established Capital Benchmark

The highest sale price in the suburb was $1.565M. We always want to ensure our max. budget is at least 75% of the highest sale. Our max. budget is sitting well under at 38%.

 

For Sale Now (Online) 

Houses - 34

 

Median House Price

$670,000

 

Median Rent & Gross Rental Yield 

$460 / 3.6%

 

Last 12 Month Capital Growth

5.51% 

 

Renovation Potential

Yes. Opportunity to add value in two common ways; 1. Cosmetic, 2.Extension with an additional bedroom

 

Public Transport

Train to CBD (Oxley Park) - 24 mins

Car to CBD - 26 mins

The North West Brisbane Region

 

The suburbs in this region that we like and would target are Mitchelton, Everton Hills, Keperra, McDowall, Arana Hills, Ferny Grove and Ferny Hills. These are all located to the North West of Brisbane.

 

The region includes Chermside Westfield, Gallipolli Barracks, Brookside Shopping Centre, Keperra Country Golf Club, Prince Charles Hospital and North West Private Hospital.

 
This region boasts great access by public transport into the CBD and has a really nice suburban feel to it. The suburbs are nestled in amongst great private schools and major shopping centres. From a micro point of view, both are developing and showing great signs of gentrification with new cafes, wine bars and amenities attracting young professionals into the area.
 
Housing in the region is quite simply - amazing Queenslanders. The majority of properties in this region are smartly renovated, which gives you a fair indication that the streets, houses and the general area are well looked after and always looking great.
 
What we like to do:
Quite simply, we are chasing Queenslanders that present amazing character, are in a condition to be leased immediately and don't show signs of any immediate maintenance or improvements. The property would provide an amazing owner-occupier appeal in its current condition, however, have the land content to offer future opportunities to add value.

What's Around

PROPERTY STYLES

LIFESTYLE

What's Social Media Is Saying

* Milk Chocolate price data used on this website is sourced and relies upon information supplied by a number of external sources (including governmental authorities). This data is supplied on the basis that while Milk Chocolate believes all the information provided will be correct at the time of writing, it does not warrant its accuracy or completeness and to the full extent allowed by law excludes liability in contract, tort or otherwise, for any loss or damage sustained by you, or by any other person or body corporate arising from or in connection with the supply or use of the whole or any part of the information on this website through any cause whatsoever and limits any liability it may have to the amount paid to the external sources for the supply of such information.