Top 20 Brisbane growth suburbs of the decade: Terry Ryder

Brisbane’s market has been busy recently, without delivering strong capital growth. It has in common with most of the nation’s capital cities a reluctance to join Sydney in a property boom.

It’s overdue for a period of growth because it’s been an under-achiever in the recent past. It ranks fifth among the eight state and territory capitals for long-term capital growth, well behind (in order of ranking) Perth, Melbourne, Darwin and Sydney.

Based on Domain figures for the average annual growth in median prices over the past 10 years, the top 20 suburbs in Perth all have growth rates between 9% and 10% per year. Brisbane’s top 20, bar one, are between 6% and 7% per year.

Brisbane averages have been dragged down by poor performance in the past four years. City markets took time to recover from the floods of early 2011. In the years since, Perth, Darwin, Sydney and Melbourne have all had periods of price growth ranging from solid to strong, but Brisbane has yet to join the growth party.

Parts of the Brisbane metropolitan area have out-performed, but the average citywide performance has been lukewarm.

Looking at the figures describing growth rates for the past 10 years, Brisbane currently has only one suburb with a growth rate above 7% (Hendra, which averages 7.6%). All of the other Top 20 suburbs have long-term growth rates between 6.0% and 6.9%.

The leading precinct is Brisbane Northside – the northern suburbs of the Brisbane City Council area – which provides the top four suburbs and six of the top 10. This area is prominent in terms of capital growth rates because it led the upturn in sales activity in the city market in 2013 and 2014 – and many suburbs have recorded double-digit annual price growth in the past 12 months, lifting their long-term growth rates.

The Brisbane Northside suburbs, and indeed most of the suburbs on the Top 20 list, represent Brisbane’s middle market. The 12 most expensive suburbs in the Brisbane region have median house prices in the range from $900,000 to $1.2 million. The middle market is the next tier below that – and that’s the market that leads on capital growth rates.

All but one of the Top 20 have median prices below $900,000. Fourteen of the Top 20 have median prices in the $600,000s and $700,000s. There are currently no bottom-end suburbs on the list – only two have medians below $600,000.

I expect a different result a year from now, as many of the cheaper markets are now rising across the Brisbane metropolitan area and are likely to experience good price growth, lifting their long-term growth rates.

Brisbane’s most expensive suburbs have been mediocre performers – only one of the 12 priciest suburbs features on the Top 20 list for capital growth rates. Only four of them have capital growth rates above 6%.

The worst performing precinct has been the Moreton Bay Regional Council area in the far north of the Greater Brisbane area. Seven of the Bottom 20 suburbs are located there. This may change in the near future, as this precinct is one of the areas with elevated sales activity, as the momentum ripples out from the neighbouring Brisbane Northside precinct.

BRISBANE TOP 20 – ANNUAL GROWTH % OVER 10 YEARS

No. SUBURB MUNICIPALITY   MEDIAN GROWTH RATE %
1 Hendra Brisbane-North  $815,000     7.6
2 Newmarket Brisbane-North  $740,000     6.9
3 Gordon Park Brisbane-North  $700,000     6.8
4 Northgate Brisbane-North  $610,000     6.7
5 Paddington Brisbane-Inner  $865,000     6.6
6 Cannon Hill Brisbane-East  $705,000     6.5
7 Lutwyche Brisbane-North  $697,000     6.5
8 Doolandella Brisbane-South  $460,000     6.3
9 Gaythorne Brisbane-North  $618,000     6.3
10 Bardon Brisbane-West  $840,000     6.2
11 Fig Tree Pocket Brisbane-West  $934,000     6.2
12 Holland Park Brisbane-South  $619,000     6.2
13 Woolloongabba Brisbane-Inner  $645,000     6.2
14 Camp Hill Brisbane-South  $748,000     6.1
15 Fairfield Brisbane-South  $678,000     6.1
16 Upper Mt Gravatt Brisbane-South  $550,000     6.1
17 Albion Brisbane-North  $687,000     6.0
18 Eight Mile Plains Brisbane-South  $619,000     6.0
19 Norman Park Brisbane-East  $760,000     6.0
20 Seven Hills Brisbane-East  $618,000     6.0

TERRY RYDER is the founder of hotspotting.com.au. You can  email him or follow him on Twitter. 

How to get the address of a property when it is not listed

Hello all, following on from my previous article on “Secret tip: How to get unlisted property prices from www.RealEstate.com.au”, I received a lot of positive feedback from people who now take advantage of that trick on a daily basis – saving them heaps of time. Just one small update on this handy tip, RealEstate.com.au now also have their “Premium Properties” – and this trick doesn’t work on those ones.

I have another handy tip for you this month! This tip is “How to get the address of a property when it is not listed” and you’ll need this when those dastardly real estate agents don’t disclose all the information to you in the advertisement, because they want you to call them – so they can get all your personal details first and hook you into their database. It must be the second most annoying thing when doing research and due diligence on properties – when agents don’t disclose the actual address of the property! You know what I’m talking about – “Address Withheld” or “Address available on request”. Bluurgghh! Vomit!

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Well, you’re all lucky that I have a nerdy background in IT. You may have heard the phrase “Google is your friend” – and it’s definitely true in this case. Google has a feature that not too many people use – or are even aware of. Did you know that much like its highly effective “text” search engine – they also have an “image” search engine? It’s hidden away at the top-right of the screen.

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Go on, click it now. You’ll then be taken to the Google Images search screen – where you can search for an “image”.

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Clicking on the little “camera” icon will present you with an option to search for an image by a given URL; OR you can upload an image to search on if you’ve already downloaded one previously.

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For the purpose of this exercise, we’ll search by URL (Paste image URL).

First, though we need to get the URL of the image we want to search for. Going back to the original RealEstate.com.au advert above, all you need to do is RIGHT-CLICK on the main photo of the house and select “Copy Image Location”. (Note: I am using the FireFox browser here. If you’re using Chrome choose “Copy Image URL”. If you’re using Internet Explorer – just don’t!)

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When you select “Copy Image Location” – nothing will appear to happen. Don’t worry – it’s not black magic or hocus pocus. All that’s happened is that you’ve copied the actual URL of that image into your clipboard – ready for pasting!

Now, we flip back to Google Image search, and PASTE the URL of the image into the search box.

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The image URL from RealEsate.com.au will often be really really really long – full of “gobbledygook” as my 7 year old daughter would say.

Now, all you need to do is hit the “Search by image” button – and let the power of Google do its thing. Now this bit IS magic and full of hocus pocus! Google will come back with some websites that use that same image – it is a bit hit’n’miss at times.

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What you need to do here, is the click through those websites, and hope that one of them have the actual address of this property listed.

In my case, clicking in the top URL goes to Homely, with the FULL ADDRESS SHOWN!!

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And that my friends, is how you can find out the address of a property when it has not been disclosed by those pesky agents!

If you have any other great tips, please share them!

Onwards and upwards!

Author: Steven Tein, Co-Invest Australia
http://www.Co-Invest.com.au