New data has revealed a number of suburbs across NSW where conditions are favourable to buyers and investors have sizeable bargaining power.

The research commissioned by mortgagee lender Well Money took both house and unit markets and discounted suburbs that were experiencing stagnant demand over the past decade.

Suburbs were then ranked based on the number of years’ profit (from lowest to highest) that vendors would give up if they sold at a 10 per cent discount.

The Northern Rivers town of Alstonville topped the list of suburbs where conditions were most favourable to buyers and investors.

Alstonville has experienced a net price gain of 165 per cent over the past decade, with a median asking price of $901,600 in December 2022.

Even if a vendor sold the property at a 10 per cent discount in Alstonville, they would only lose out on a year’s profit.
The research highlighted investment-grade suburbs where owners enjoyed at least 45 per cent price growth over the past decade, meaning buyers would be confident vendors could afford to sell for a 10 per cent discount.

Well Money CEO Scott Spencer said the ranking was designed to help investors and buyers who wanted to buy in quality locations across NSW while also holding the negotiating power over vendors.

“Buyers hold a negotiating advantage in each of these suburbs right now, because vendors have enjoyed capital growth of at least 45 per cent over the past decade.

“Another reason why buyers have the edge in these suburbs is because market conditions have been turning in their favour, as demand relative to supply has been falling.”

Situated to the north of Nambucca Heads, the house market of Valla Beach ranked second on the list – experiencing a net price gain of 147 per cent over the past decade.

Valla Beach also enjoyed the lowest median asking price for houses on the list, with the average home costing $560,000 to buy and only a year of profit lost if sold at a discounted price.

Of the 20 suburbs identified as being buyer and investor friendly, only two unit markets made the list.

The unit market of Kellyville Ridge experienced an 89 per cent net price gain over the past decade and has a median asking price of $508,250.

A vendor would lose one and a half years of profit if they sold their unit at a discounted price in the suburb, with a 0.7 vacancy rate.

Kingswood was the only other unit market to make the list, experiencing a 118 per cent net price gain with a median asking price of $958,000.

While the suburbs in the report were indicative of being strong locations for investors, Mr Spencer urged them to be prudent with their finances.

“All of the suburbs have low inventory levels, which will put upward pressure on price growth, and low vacancy rates, which will put upward pressure on rental growth,” he said.

“Interest rates have been rising and will probably increase even further in the first half of 2023, so investors need to budget for higher repayments. It’s risky to enter the market if you don’t believe you’d have the capacity to cope with higher interest rates.”

TOP 20 SUBURBS WHERE BUYERS HAVE THE ADVANTAGE:

1: Alstonville (Houses)

2: Valla Beach (Houses)

3: Kellyville Ridge (Units)

4: Kariong (Houses)

5: Figtree (Houses)

6: Carrington (Houses)

7: Lawson (Houses)

8: Kingswood (Units)

9: Spring Farm (Houses)

10: Charlestown (Houses)

11: Elderslie (Houses)

12: Medowie (Houses)

13: Wadalba (Houses)

14: Fern Bay (Houses)

15: Braidwood (Houses)

16: Woongarrah (Houses)

17: Claremont Meadows (Houses)

18: Hamlyn Terrace (Houses)

19: Prestons (Houses)

20: Terranora (Houses)

Source: Well Money

One regional town is tipped to double its population, growing at a rate of more than 126 per cent, as Queensland’s migrant boom puts pressure on infrastructure.

Queensland’s booming population is predicted to surpass seven million by 2046 – but experts warn Brisbane and the Gold Coast would soon become dysfunctional if housing supply and public transport issues were not urgently addressed.

New population projection data shows Queensland’s population will blow out by two million over the next 20 years, mainly in the southeast, with the Gold Coast nearing one million residents and Ipswich’s population more than doubling.

Regional areas are predicted to grow at phenomenal speeds as interstate migrants from NSW and Victoria seek out affordable living, particularly in Moreton Bay and the Sunshine Coast.

Social researcher and demographer Mark McCrindle said the SEQ population boom would

become a significant national interest over the next decade and the federal government would eventually have to step in to help Queensland catch up on critical infrastructure demand.

“Queensland population growth has exceeded 100,000 over the last 12 months alone,” he said.

“Regional cities can absorb people, but they need infrastructure – that’s more than roads and transport; like offices, business growth, telecommunications, energy.

“And we can’t have money just coming from state coffers; it has to be national growth because the state is taking so much growth from other states.”

To successfully redistribute the population, experts say housing supply and public transport will need to be addressed “rapidly” to allow freight movement and job access.

RACQ head of public policy Dr Michael Kane said Brisbane’s current transport options were so poor that the city was “on the path to dysfunction” and would sooner come to a grinding halt with residents unable to travel efficiently.

Projected Queensland population growth

He said governments needed to fundamental rethink long-term transport strategies such as building an underground rail system, rather than continue pushing short-term projects.

“The Gateway, Pacific motorway and Bruce Highway – that’s the major spine of the Queensland economy and there’s a chokepoint on it,” he said.

“We’re running out of land for the cities and we have increasingly higher density, so we need to work on that higher-density transport planning which we (currently) do very poorly.

“For big cityscapes, we need to think about underground rail and more bus corridors, like what Perth is doing, and then we need to work out how to grow the regional cities to take the pressure off capital cities.”

Both the Queensland Property Council and the Real Estate Institute of Queensland said the state desperately needed to diversify its housing supply, and unlock greenfield and infill land so that houses were put on the ground sooner.

REIQ chief operating officer Dean Milton said Ipswich, which is expected to grow at a rate of more than 126 per cent, would face the largest housing challenge and southeast councils should start having conversations about expanding onto farmland.

“Areas like the Sunshine Coast, Gympie, Lockyer Valley, Toowoomba, they’ll have to start being developed now if people want space,” Mr Milton said.

“We’ll have to talk to farming areas out west and find the balance between food and housing.”

Exorbitant rents and a vacancy squeeze in Sydney and Melbourne are pricing out large national and global industrial users which are relocating to Brisbane.

Large national and multinational companies are increasingly looking to Brisbane for warehousing and industrial space in face of a spike in rents and vacancy pressures in the southern states, according to JLL research.

Commercial factors driving the trend include rent differentials with the Sydney market, the availability of stock, a desire among companies to diversify their portfolio across the eastern seaboard and accessing Queensland’s rapidly growing population base in a tight labour market.

The result is that Brisbane has increasingly been seen as an institutional-grade market and part of a wider east coast industrial market.

JLL head of industrial logistics, Queensland Shaun Canniffe said research showed about 90 per cent of the major occupier moves tracked over the past year have been from national tenants and almost 50 per cent of those groups are new entrants in the Brisbane market.

“We’ve transacted over 85,000 sqm in seven separate deals so far this year, all of which are

national occupiers choosing Queensland as their growth market, with three of these groups

being new entrants into the Brisbane market,” he said.

“The increasing popularity of Brisbane with national and multinational companies has long

been a trend on the capital market side and investors have long viewed Brisbane as part of

a greater eastern seaboard institutional-grade industrial market.”

Brisbane has experienced very strong industrial rental growth, with prime net rents growing

by 15 per cent on average across different market precincts over the last 12 months.

However, Queensland still lagged the southern states, particularly Sydney, with Brisbane and Sydney rents going from a 16 per cent rise in the first quarter of 2022 to 31 per cent in 2023.

“The result is that despite strong recent growth in Brisbane rents, the gap between Brisbane and Sydney rents has significantly widened,” Mr Canniffe said.

“This price differential combined with the lack of available stock in the Sydney market has certainly caused many national occupiers to take a closer look at shifting more operations towards Brisbane.”

JLL senior director, research Australia Leigh Warner said Sydney and Melbourne’s industrial market have been performing strongly through the pandemic, with strong tailwinds from the shift towards online shopping and the reorganisation of supply chains.

“This strong demand has led to supply shortages and low levels of vacancy across both markets,” he said.

“These trends have increasingly flowed on to Brisbane over the past year, but certainly the tight availability of stock and limited opportunities in Sydney and Melbourne have benefited demand in Brisbane.”

Mr Warner said JLL’s data showed that gross take-up of industrial space by major occupiers in Sydney and Melbourne had slowed significantly in recent quarters due to the lack of options.

Brisbane, with a take-up of 777,248 sqm over the 12 months to the first quarter of 2023, had a greater take-up than Sydney with 553,050 sqm.

Hunter Investment Corporation has officially launched the first stage of the Hunter Economic Zone – HEZ, with an estimated $3.5 billion end value once fully developed.

This 550-hectare logistics and business park is set to become the largest industrial project in Hunter – Newcastle Region, providing much-needed jobs and infrastructure. Here are 4 things worth knowing about the project.

Stage 1 is now complete

With Stage 1 now complete, businesses and investors can take advantage of the quality infrastructure and facilities on offer, including a variety of tailored lots for industrial, commercial and retail use.

The Hunter Economic Zone will provide businesses with access to a wide range of essential services, including safe and reliable transportation links, world-class telecommunications, and electricity.

The zone will also include a variety of business support services, including expert advice on starting or developing a business, skill training, and workforce development. This makes the Hunter Economic Zone the perfect place for businesses that are looking to start or expand their operations.

It’s Australia’s largest industrial estate and business park

The Hunter Economic Zone is Australia’s largest Industrial Estate and Business Park at 3,200 hectares, and one of the largest business estates in the Asia Pacific region. It incorporates residential, commercial, industrial, aged care, hospital, schools, retail and community and emergency facilities.

The Hunter Economic Zone was created to develop a world-class sustainable business development area that contributes to economic growth in the Hunter Region.

It will create over $3 billion in industrial and commercial real estate

The HEZ project will create more than $3.5 billion in industrial and commercial real estate in the Hunter Region.

The Hunter Economic Zone (HEZ) is located in the heart of Australia’s populous eastern seaboard and is bolstered by a developing sector and exploding region with a desirable climate, beautiful surroundings, and a population that enjoys a peaceful seaside and rural lifestyle. The state government and local government consider it important to the economy.

It has a 5-star green rating

The Hunter Economic Zone will also meet high eco-friendliness standards, including a 5-star green star rating and net-zero carbon emissions through the installation of rooftop solar systems, translucent roof sheeting, LED lighting, rainwater harvesting, and smart metering.

The Hunter Investment Corporation and worldwide wellness leader Delos have reached an agreement for the Hunter Economic Zone (HEZ) to be developed to International WELL Building Institute (IWBI) certified standards.

Hunter Investment Corporation has joined forces with the Green Building Council of Australia (GBCA) which is Australia’s authority on sustainable buildings, communities and cities.

The goal of the Hunter Investment Corporations is to create healthy, resilient and positive communities for individuals while also achieving and maintaining sustainability in the HEZ workplace environment by adhering to the above construction standards, wellness characteristics, and obtaining certification to improve energy efficiency.

The Hunter Investment Corporation through the HEZ Development has been chosen by the GBCA in the first pilot program in Australia.

HEZ’s combination of ecology and economy heralds a new approach that will set new environmental standards for similar developments across NSW.

The Hunter Economic Zone – HEZ is situated within the Lower Hunter area of New South Wales, approximately 120 kilometres north of Sydney, 32 kilometres west of Newcastle, 10 kilometres east of Cessnock and right next door to Buchanan.

The real estate rollercoaster on the Sunshine and Gold coasts is on the way up again, with house prices rising by the equivalent of $1,000 a week over the past three months, according to research. 

Key points:

• Queensland property prices have been rising since February after falling sharply last year
• The Sunshine and Gold coasts recorded the highest property price increases for regional Queensland
• Real estate experts say further rates rises could have an impact on those increasing prices, if owners are forced into “distress”

Although the two coastal centres experienced the biggest property hikes in regional Queensland, they were not alone, with every region in the state analysed by real estate data firm CoreLogic showing prices have been on the rise since February.

From tumbling to turnaround

The real rollercoaster started when prices on the Sunshine and Gold coasts skyrocketed from March 2020 to their peak in May last year – with the average price of houses in both regions jumping by an enormous 52 per cent. 

But then came a marked downturn, when housing prices began to tumble as the Reserve Bank lifted interest rates for the first time in a decade.

By April this year, they had fallen by 12 per cent on the Sunshine Coast, which includes Noosa, and by 7.3 per cent on the Gold Coast – the biggest percentage downturn in property prices since at least 2013.

And with lower prices came fewer sales.

The number of homes sold on the Sunshine Coast fell by 29.9 per cent in the past 12 months, and by 28 per cent on the Gold Coast.

But while the annual data seems to paint a dire image, it is not the whole story.

Prices have begun to slowly bounce back, with the two coastal centres rising by more than 2 per cent in the past three months.

Home price rises ‘extraordinary’

CoreLogic head of data Tim Lawless said this new rise in house prices was “extraordinary”.

“If you think about a typical wage being maybe $60,000 to $80,000 — arguably, three or four months of growth is going to be equal to someone’s annual income,” he said.

“So it’s quite extraordinary to see housing prices rising as quickly, albeit against this backdrop of quite a sharp drop. 

“That’s a pretty rapid return to growth.”

Vendors may be reluctant to sell

Mr Lawless said would-be sellers were less willing to put their home on the market, given the uncertainty.

But those looking to buy may not have the same luxury.

“There probably hasn’t been a great deal of distress despite interest rates rising so quickly, at least there’s no evidence of that,” he said.

“But I think what we’re now seeing is just the sheer under-supply and sense of urgency coming back into the market, prompting more people to get into a purchasing situation.”

What about future rate rises?

Mr Lawless warned the new “exuberance” in the market could begin to calm if the Reserve Bank of Australia continues to lift interest rates.

“Higher interest rates would probably dispel some of these strong gains, which I would currently describe as probably unsustainable, if we saw another one or two rate hikes,” he said.

The rise in house prices across Queensland was reflected across the nation, with property rising in every capital city through May.

“I think safely over the past three months, clearly a trend towards a more positive trend in housing prices has been established,” Mr Lawless said.

“In fact, it’s gathering momentum, if anything.”

When it comes to property investing, many families are keen to maximise their options. Whether it’s seeking a new investment opportunity or developing property that meets current and future family needs, it’s no surprise that this is high on the agenda for many Australians.

In recent years, dual occupancy has become a savvy way forward that more and more families are tapping into. It’s something G Developments know a lot about, and they’re keen to help even more Australians understand the benefits.

What is Dual Occupancy?

Dual occupancy developments, otherwise known as ‘DualOcc’ homes, typically consist of two or more dwellings built on a single block of land.

Across Australia’s growing metropolitan and regional suburbs, it’s common to see new dual occupancy builds popping up where older properties once existed. They are a popular choice for new home buyers, investors, and those who are looking to maximise the potential of their existing block of land. 

As Australia’s leading builder of dual occupancy homes, G Developments has development specialists who will work with you to ensure you get the most out of your land. Their team’s wealth of knowledge and superior build quality in this highly specialised area of home building means you’ll have a safe pair of hands to help you achieve your goals.

The options when it comes to building dual occupancy properties are substantial. With the choice of building semi-detached or detached dwellings, G Developments’s range of floorplans are designed to cleverly utilise the space of a block – maximising living space and comfort for each build without sacrificing the benefits of a stylishly designed home. 

How Can Dual Occupancy Help Australian Families?

According to data from PropTrack, the median house price in Australia rose by 22.7% last year alone. With some areas demanding a 20% deposit plus additional fees and costs, it’s taking many young Australians longer than ever to get their foot on the property ladder.

Dual occupancy developments offer the potential for families to plan for their future while creating shared and individual spaces on one block of land. It can allow aging homeowners to downsize on their current property reducing the need to move into an aged-care facility, while freeing up space on their block to build other dwellings. It also provides the opportunity for parents and adult children to reside side-by-side, allowing the kids to save for their own property at home while still maintaining their independence.    

With the increased cost of living in major metropolitan areas, dual occupancy can offer potential solutions to the financial issues many first-home buyers and families face, setting them up nicely for future success.

How DualOcc Offers Potential Investment Benefits

When landowners subdivide a block of land and build two or more houses, the financial return of selling multiple properties rather than just a single dwelling can provide significant return on the original investment.

For those who don’t want to sell their dual occupancy properties, the potential to break into the investment market also exists. By renting out one or more properties from a subdivided block, mortgage payments can be quickly repaid through a consistent income generated from leasing to others.

G Developments strives to make choice and customisation a priority for investors and homebuyers. With different designs and floorplans available to choose from, and a wide range of customisable internal and external fixtures and fittings, the options are limitless to make your investment property unique to your needs. 

When it comes to value for money, dual occupancy homes are a solution that makes sense for anyone wanting to break into the housing market or those wishing to increase the value of their current land.

Home prices in parts of greater Brisbane are forecast to climb by more than 70 per cent in the next five years.

Home prices in parts of greater Brisbane are forecast to climb by more than 70 per cent in the next five years, prompting experts to urge buyers to get in now before certain suburbs boom.

Exclusive analysis by PropTrack reveals home buyers will need to fork out an extra $200,000 to afford an average home in the city in 2028 if prices continue to grow at the same pace as the past five years, with the median projected to rise 32 per cent to $845,000.

The suburbs with the biggest forecast growth over the next five years are in the Ipswich region and Brisbane’s west, led by Churchill, where the median sale price is predicted to jump from $450,000 to $779,000 by 2028.

Bellbowrie’s median sale price is tipped to increase 71 per cent to $1.55m in five years, followed by Newtown, where the median is set to grow to $959,000.

The Gold and Sunshine Coast’s median home prices would surpass $1m by 2028, assuming values were to grow at the same pace as the past five years.

The data projects the Gold Coast median home price to climb 60 per cent to hit $1.4m, and $1.1m on the Sunshine Coast.

The median in Worongary is projected to rise the most on the Gold Coast, followed by Tallebudgera and Burleigh Waters.

PropTrack economist Paul Ryan said it was unlikely Queensland would experience the same growth rate recorded during the pandemic years — at least not across as many suburbs.

“The past five years have been quite extraordinary,” Mr Ryan said.

“2021 recorded the third fastest price growth Australia has seen since Federation. Part of the big driver of underlying home price growth over that period was low interest rates.”

But Mr Ryan said it could be an opportunity for long-term investors to research where to invest to get the best capital growth.

“I think the data shows how much buying in the right location influences returns,” he said.

“You can see lifestyle locations performing really well, and even parts of Brisbane that have grown markedly.

“These suburbs have benefited from the rise in Brisbane in general, which has pushed demand outward because of affordability and is in higher demand than it was five years ago, so those suburbs formerly overlooked have stood the most to gain and have done well.”

McGrath Estate Agents’ Alex Jordan, who looks after Brisbane’s west — where prices are predicted to grow the most in certain suburbs — said his average days on market for a property had reduced from 28 to 14 in the past two weeks.

“There is definitely improved buyer sentiment, and while stock levels continue to remain tight, we are transacting more efficiently,” Mr Jordan said.

He recently sold a five-bedroom home on a 756 sqm block at 11 Bowaga St, Indooroopilly, for $2.195m after multiple offers from only one inspection.

“It sold to a local buyer seeking the highly sought-after area near the schools.”

Colliers director of residential project marketing and sales Jon Rivera said factors such as infrastructure spending, immigration, and the 2032 Olympic Games, meant southeast Queensland had the potential to outperform other states in the next five years.

Mr Rivera said there was no chance of prices going backwards given the level of investment in the southeast corner.

“You’ve got $94b worth of key infrastructure projects being delivered, soaring construction costs and a lack of new supply pushing prices up, plus population growth from migration and strong economic growth,” Mr Rivera said.

Brisbane infrastructure projects include the $14.5b Melbourne to Brisbane Inland Rail, $7b being spent in Olympic Games venues, $6.9b in the Cross River Rail, and $3.6b in Queens Wharf.

On the Gold Coast, $2.9b is being spent on the G-link Light Rail and $2b on the Star Casino & Resort Precinct, and on the Sunshine Coast, $4.4b to transform the Maroochydore City Centre.

Kollosche head of new projects Jamie Harrison said increased migration, the lure of the Olympics, and favourable economic conditions would protect southeast Queensland’s property market in the years ahead.

A new report by Kollosche and property analyst, Michael Matusik, states that an additional 100,000 people annually are expected to make southeast Queensland their home between now and the Olympics — with the majority destined for the Gold Coast.

Mr Harrison said the Gold Coast offered opportunities for developers and investors seeking markets with growth potential.

“The Gold Coast is already at a 30 per cent deficit when it comes to new housing supply versus demand and that is only going to widen,” Mr Harrison said.

“Land is scarce on the Gold Coast, particularly so in beachside locations, so the only option is to build up. Heightened demand paired with the reduced capacity of construction companies only puts further pressure on existing availability, leading to robust price growth.

“The excess of pent-up demand creates exciting opportunities for developers. Those who are aligned with key builders and who can deliver a product that speaks to the market will be well-positioned moving forward.”

Rentvesting is a viable option for first-home buyers who want to enter the market sooner.

First-home buyers who are looking to buy a home with a limited budget should consider rentvesting as their route to breaking into the housing market.

Well Money CEO Scott Spencer said conditions remain tough for many buyers, making it more ideal for first timers to continue renting in the inner- and middle-ring markets of Australia’s capital cities while at the same time invest in places where there is potential for growth.

“First home buyers who live in capital cities and have a budget of $500,000 to $800,000 have a tough choice to make — they can buy a unit in the inner or middle rings, which would give them a convenient location but maybe not the amount of space they want,” he said.

“Alternatively, they can buy a house in the outer rings, which would give them lots of space but might leave them with a long commute to the city every day.”

Mr Spencer said rentvesting provides a great choice for many buyers whose budget can only buy a $500,000 to $600,000 home.

“In the future, if the investment property grows in value, they could potentially sell it and use the money to buy an owner-occupied house in a desirable suburb in their current city — that said, it would be important to take a long-term view with any investment purchase,” he said.

Where should rentvestors buy?

Well Money listed 10 suburbs where rentvestors with a budget of up $600,000 can buy and expect long-term growth.

These suburbs are experiencing upwards pressure on weekly rents and property prices, as reflected in the following statistics:

• Vacancy rates are below 1.5%. When a suburb has a vacancy rate of 0, it means rental listings are filled in less than 21 days.
• Yields are above 3.5%, which is relatively healthy on an investor’s perspective.
• Inventory levels in these suburbs are less than three months. Inventory levels pertain to the amount of time it would take to sell all homes in a particular location if they kept selling at the current state and no supply is added.
• The SA3s of these suburbs were able to record a median price growth of 5% per annum over the last five years.

According to Well Money, it is unlikely that a substantial number of new homes would be built in these suburbs in the coming years, which would bode well for the upside of price and rental growth due to high demand outstripping supply.

Where should rentvestors rent?

For rentvestors who are looking for a place to live near the capital cities, particularly in New South Wales, Victoria, and Queensland, the best options are unit market in these suburbs:

Vacancy rates are all above 1.5% while yields are below 5% in these areas. Meanwhile, median prices for units in these locations grew at less than half the rate of houses over the 10 years to 2019.

Furthermore, there is a high likelihood that more units will be built in these locations in the coming years, which would only dampen any potential growth in value and rents as supply overwhelms demand.

Find out which suburbs in Brisbane made the top 10 list in Canstar’s second annual Rising Stars Australian Property Market Report powered by Hotspotting.

The Brisbane market is considered to be in the doldrums but in-depth analysis shows that the Brisbane market currently is stronger than the general media rhetoric.

After being a nation-leading growth market in 2021 the Brisbane market declined overall early in 2022, damaged by major weather events and by state government legislation which deterred investors.

But the downturn was not felt across all markets – the affordable outer-ring areas of the Greater Brisbane area and the near-city apartment suburbs have continued to deliver high levels of buyer demand.

In the next 12 months, Brisbane is likely to produce growth numbers boosted by internal migration and major infrastructure projects, with the 2032 Olympics a beacon for investment.

The elephant in the room was the new land tax policy which was causing investors to avoid Queensland, even though it was not scheduled to start until mid-2023. But after growing criticism of the policy, including from other state governments, Queensland Premier Annastacia Palaszczuk announced she was scrapping the measure.

The 10 best suburbs in Brisbane to invest in

• Annerley (Units) 
• Caboolture
• Dakabin
• Deception Bay 
• Eagleby 
• Eastern Heights 
• Edens Landing 
• Kangaroo Point (Units) 
• Redbank Plains 
• West End (Units) 

The common feature of the markets which populate our Brisbane Top 10 is median prices below $600,000. This is in keeping with national trends, where affordable areas with good amenities and lifestyle features are continuing to attract strong buyer demand.

Brisbane may have struggled as a market in the first half of 2022, but the future is positive for the city’s growth suburbs.

Annerley (Units)

The research indicates suburbs close to the big sporting venues get the biggest boost from an Olympic Games, so Annerley is well situated not far from the Gabba. It’s also handy to one of Brisbane’s major hospitals, the University of Queensland, the Pacific Motorway and commuter rail. Houses are becoming expensive but units (with a median price of $460,000) are an affordable option.

Caboolture

This is a key hub suburb in Brisbane’s far north. It’s not fashionable but always attracts buyer demand because it has the basic infrastructure and affordability that matters most to many people. Its low vacancy rate, currently just 0.3%, and high capital growth rate (at 8% a year on average over the past 10 years it’s one of the best in Brisbane) demonstrate that apparently boring bread-and-butter locations can be outperformers.

Dakabin

This northern suburb offers plenty for not much money: three schools, lots of recreation features including a golf course, easy access to the Bruce Highway and one train stop from the new Sunshine Coast University campus. This explains 30% price growth in a year and very low vacancies, currently at 0.4%. Despite the recent uplift, the median house price remains below $600,000.

Deception Bay

This downmarket bayside suburb is working to cast off its daggy image, book-ended by the Moreton Bay Marine Park and the North Lakes masterplanned community. While Brisbane’s market overall has eased, sales activity here is still rising and prices have responded, with one-year growth among the highest in Brisbane. With vacancies at 0.4%, rents have jumped 15% in the past year.

Eagleby

Logan City has been one of the stars of Brisbane’s stellar 2020-2021 growth and, while Brisbane overall has faded somewhat since the start of 2022, Logan City between the Gold Coast and central Brisbane is still attracting lots of buyers. For Eagleby, a handy location, good basic amenities and affordability are a sexy combination, even if the suburb isn’t. The intersection of the Pacific and Logan Motorways is nearby.

Eastern Heights

The Ipswich City market has surged in the past two years and remains one of the region’s most buoyant, helped by its affordability, good infrastructure and an array of employment zones. Eastern Heights continues to attract elevated buyer demand close to the amenities of the Ipswich CBD, schools and parkland. Vacancies are ultra-low at 0.4%, with rents rising more than 20% in the past year, and yields are above average.

Edens Landing

This suburb is a box-ticker for buyers on a budget: solid homes, green spaces, train station, schools, proximity to services and amenities in neighbouring Beenleigh – halfway between the Brisbane CBD and Surfers Paradise. Buyer demand keeps rising and prices have responded recently, with the median house price nudging above $500,000 recently. Low vacancies have generated a 20% rise in rents.

Kangaroo Point (Units)

This riverside suburb on the edge of the CBD and beside Woolloongabba (venue of the main 2032 Olympics stadium) is the ideal fit for one of real estate’s emerging trends – the pursuit of affordable apartments in lifestyle locations. It’s no surprise that sales activity is trending up here. Typical units are priced in the $500,000s which is attractive for a location so close to inner-city amenities.

Redbank Plains

Sales volumes in this well-established battler suburb have soared in the past two years and prices are responding but remain affordable. It provides an affordable alternative to the neighbouring Springfield masterplanned community. There are multiple school choices and the Redbank Plains Recreational Reserve is a bonus.

West End (Units)

The South Brisbane area has become one of Australia’s best inner-city lifestyle precincts: performing arts complexes, art gallery, museum, an array of fine restaurants, and riverbank parklands. The market is no longer weighed down by an oversupply of apartments. In a market which is favouring affordable well-located apartments, this market is rising at a time when Brisbane overall has been struggling. The median unit price is $565,000 and the rental yield is sitting at about 4.2%.

While the rest of the country’s housing markets comes to a standstill, Toowoomba is continuing to surge ahead. Two mothers have spoken about why they chose to call Toowoomba home.

While the national housing market has stalled and regional Queensland property prices have flattened after a multi-year real estate boom, Toowoomba continues to surge ahead with sales.

A new report found regional Queensland home prices were unchanged in February compared to January, and were only 1.03 per cent above last year’s levels.

However, Upside Realty Toowoomba co-owner David Johnson said Toowoomba is a different story.

“There is still a reasonably strong demand here, but we’re seeing a shortfall of listings on the market,” he said.

Compared to February 2022, the Toowoomba housing market is down 25-30 per cent on people listing their homes to sell, however those that are on the market, are selling quicker than most of Australia.

On average, Toowoomba homes are on market for 17 days, compared to up to months elsewhere.

As a result, Toowoomba has the second fastest sales time in Australia.

“Typically, people want to get a good price, and people want to get it done quick with minimum fuss,” Mr Johnson said.

“There’s quite a lot of uncertainty on the market at the moment with rising interest rates and a shortage of properties … but we’re still seeing growth in the market.”

The Glover family relocated to Toowoomba two years ago for work, and up until a week ago, were renting a home.

However, like many others, their rental home became unavailable and they were forced to look elsewhere.

“We hated being at the mercy of someone else and having to move on someone else’s timeline, so we decided to take it into our own hands and purchase our own home,” Anisia Glover said.

“We needed a home that was big enough for (my husband, our four children and I), was in a good location for schools and had to be in a price bracket we could afford.

“We spent many many weekends looking, and we were finding it hard to find something to fit our criteria.”

Mrs Glover said her husband Nathan and herself found themselves in a tricky situation where the location may be perfect, but it was out of their price range, or vice versa.

Upon finding a home they loved, Mrs Glover said there were many families also inquiring, and were shocked to secure a home a day after viewing it.

“Toowoomba really is a hidden gem, and when we moved here, we knew it was a good place to set up roots and raise a family,” she said.

“People elsewhere are realising that now too.”

Last week, Mrs Glover‘s friend Kylie Rahilly and her partner moved from the Gold Coast to Toowoomba after welcoming their second child.

“Our rental was sold, so we had a couple of months to get a mortgage and find somewhere to go,” she said.

“We were over the craziness of the Gold Coast, and wanted somewhere a bit more country with more bang for your buck of what we could afford, and we knew a few people from the area.”

Ms Rahilly said her family visited Toowoomba one weekend and looked at almost 10 open homes, before securing a Wilsonton property quite quickly.

“We have people moving from the Gold Coast where the median price is $975k, and coming to an area where the average is $521k,” Mr Johnson said.

“They can’t get their head around that, so they might offer a bit too much and pay a great price to someone who is selling.”

Mrs Glover said if they did not have the capability to purchase their own home, she is not sure what would have happened.

“We’re a big family, so where were we going to go if we suddenly didn’t have somewhere to live?” she said.

“We’re really grateful that we were able to be in a position to invest and buy.

“Especially now that I am working for Thermomix, I can help my husband with the income while still being a stay at home mum for my kids.”