The quarterly median house price and median unit price in Brisbane LGA slipped fractionally in the September quarter, a consequence of strong supply flowing to the unit market and easing demand impacting the housing market. The median house price of $635,000 was just 1.6% below June quarter and the unit price of $430,000 was just 2.7% down on the previous quarter.
However, while there were small quarterly falls, the annual figures show a house market continuing to hold its own – Brisbane’s annual median of $635,000 is 4.1% higher than September 2015 and 22.7% higher than 5 years ago, when the median house price was $517,500. Similarly, the annual median unit price of $440,000, while it is 1.1% below 12 months ago, is still an encouraging 8.5% higher than 5 years ago when it was $405,500.
REIQ CEO Antonia Mercorella said it was encouraging that the markets were holding onto the gains that have been made over the past 5years.
“With the news released last week that the Adani Carmichael coal mine is very close to becoming a reality, we are optimistic that our state’s real estate market will get a boost.
“Jobs mean growth and the regional communities of Townsville, Mackay and Rockhampton have been declared as hubs for the Adani workforce, which is great news for those real estate markets.
“Workers need housing, both rental and owner-occupied, and for every base job created by the mine, another six indirect jobs are created in related industries,” Ms Mercorella said.
Standard & Poor’s released its report into mortgage defaults and out of the top 10 worst-performing postcodes Queensland was home to seven of them, with three of them in the Mackay region.
“Our regions have been suffering enormously since the mining downturn, with rising vacancy rates and falling median house prices, so with the news that the Adani mine will create up to 4000 jobs in the first year, the outlook in these areas is brighter,” Ms Mercorella said.
The median house price in greater Brisbane fell slightly this quarter, however, is still showing reasonable growth in the medium term, with the annual median house price of $495,000 still 3.1% higher than a year ago, and 12.5% higher than 5 years ago.
The median unit price continues to struggle to hold steady, with the annual median of $402,000 down 2% on a year ago, but 5.8% higher than 5 years ago (when it was $380,000).
The Ipswich house market has been the standout performer in the Brisbane outer surrounds, growing 1.4% since last quarter, to $325,000. The annual median price of $324,000 is 1.1% higher than a year ago and 3.7% higher than 5years ago.
Unfortunately, the Ipswich unit market has struggled this quarter, falling 13.8% to a median price of $235,000. The unit market has slipped compared with where it was 12 months ago, by 3.6%, but is still 4.8% higher than 5 years ago, when it was $281,500.
“Ipswich represents outstanding value and the falls in unit prices are simply a reflection of easing demand in this sector. The housing market continues to offer excellent buying opportunities and is one of the fastest growing regions in Queensland, if not the country,” Ms Mercorella said.
“We are confident in the continued growth of the house and unit markets in Ipswich,” she said.
The Logan median house price of $372,000 represented a 2.1% fall from June to the September quarter. However, like Ipswich, Logan is still growing, albeit moderately, with the annual median house price of $375,000 a total of 4.2% higher than a year ago and 7.1% higher than 5 years ago.
The Logan median unit price of $246,000 is 1.6% lower than last quarter. However, it has held steady when compared with a year ago, which is a good sign that the market has stabilised.
The new rail line extension to Petrie will have cascading benefits for the real estate market throughout the Moreton Bay area.
The September annual median house price of $416,500 is 2.8% higher than a year ago and 9.6% higher than 5 years ago.
“There are good indicators that this market will continue its trajectory of small-to-moderate, sustainable growth rates in the short-to-medium term,” Ms Mercorella said.
“The September quarter median house price of $500,000 has held steady on last quarter,” Ms Mercorella said.
“The annual median of $499,000 is 3.4% higher than this time last year and 11.6% higher than the median of $447,000 5years ago,” she said.
The Redland unit market is experiencing some volatility and while the quarterly median of $365,000 has fallen 6.2% compared with the June median, the annual median of $380,000 is still 8.6% higher than 5 years ago.
The market for both houses and units on the Gold Coast is doing well, although it can be described as patchy, with some areas virtually booming, while others are keeping pace with inflation.
“The annual median house price of $565,000 is 5.6% higher than last year and 16.5% higher than 5years ago, which shows the market is a consistent performer,” Ms Mercorella said.
“The unit market has performed similarly well, with the annual median of $390,000 this quarter 4.8% higher than this time last year and 6.6% higher than this time 2011,” she said.
“Much like Cairns, Toowoomba is one of the few regional markets to buck the trend of falling medians,” Ms Mercorella said.
“The quarterly median of $350,000 is 1.5% higher than last quarter. The market is also performing well over the medium term, with 19.6% growth on the median of $292,750 in 2011,” she said.
“The Toowoomba unit market is probably the best performing unit market in the state, if not Australia, and has grown 26.8% in 5 years, which is probably a result of workers being drawn to the area for the large range of infrastructure projects,” she said.
“The Sunshine Coast LGA held relatively steady this quarter, with the median house price of $515,000 just 1% below last quarter. Looking at annual figures, the median house price of $515,000 has grown 5.1% since this time last year and 17% from this time 5years ago,” Ms Mercorella said.
The larger area of the Sunshine Coast SD, which includes Noosa, has grown 4% on this time last year, with an annual median house price of $520,000. This represents 15.6% growth on 5 years ago.
“With a broad range of infrastructure projects either under way or proposed for this part of Queensland, underpinned by a strong tourism economy, we feel the outlook continues to look rosy for the Sunshine Coast,” Ms Mercorella said.
The Fraser Coast is best described as holding steady. The median house price of $300,000 is the same as last quarter – no growth, but no fall either. The annual median house price of $300,000 is just 1.6% lower than this time last year. Compared with 5 years ago, there has been growth of around 3.4%.
“The stability of the median house price is an indication that this market has found a level both buyers and sellers are comfortable with,” Ms Mercorella said.
The grants have also helped this market stabilise, with the State Government first home buyer grant of $20,000 and the local government grant of $12,000 being well accessed.
“Of course, owner occupiers would like greater growth in their property, however, the key is sustainable growth and we are optimistic that the market will soon enter recovery phase.”
The Bundaberg median house price fell 9.6% from the June quarter to the September quarter. The annual median house price is $270,750 and this is 3.3% below this time last year, and 3.6% below this time 5 years ago.
The annual median unit price is $263,000 which is 1.9% higher than last year and 3.1% higher than 5 years ago.
“Without exception, Gladstone’s real estate market has taken the brunt of the mining downturn. Also, the winding down of construction of the LNG plants has left displaced workers seeking work elsewhere,” Ms Mercorella said.
The Gladstone median house price of $275,000 is 16.7% below last quarter. The annual median of $336,000 is 9.2% below a year ago and is 20.4% below the median 5 years ago (which was $422,000).
“Our hope is that a range of factors, including growth in the LNG production, increased tourism via international cruise ships docking at Gladstone, and the Adani mine commencement, will help stabilise this region and the economy will recover,” Ms Mercorella said.
The Rockhampton median house price of $287,000 is 11% higher than last quarter, which is a reflection of the volatility in the market. The market is small, with just 145 transactions in the preliminary data, which means it is easily skewed.
The annual median house price of $275,000 is 6.8% below a year ago and is almost 10% below 5 years ago, when the median was $305,000.
The Mackay market is one of the most challenged in the country, with some suburbs more than 25% below the median house price 5 years ago.
The September quarter median of $318,750 represented 0.7% growth on last quarter and the annual median of $330,000 is 9.6% below a year ago. The median house price 5 years ago was $410,000 and the September annual median is 19.5% below this level.
The Townsville median house price slipped 1.5%, to $330,000. It has also fallen below the 12 month mark, by 2.9% and is now, also, below the 5 year mark, by 8.1%.
“This is troubling, however, there are several key projects being undertaken in Townsville from both private and public investors that will create jobs and improve the local economy,” Ms Mercorella said.
“Of course, the Adani mine has announced it will headquarter its operations in Townsville, creating between 200 and 500 local jobs, which will provide a significant boost to the economy and to the housing market.
“The outlook is positive for this market,” Ms Mercorella said.
The median unit price improved by 0.9%, to a September quarterly price of $277,500, however, this sector is still 12.3% behind the median 5 years ago of $325,000.
The Cairns market is one of the few regional markets that is performing moderately well in both houses and units.
The median house price of $395,000 is the same as last quarter, which makes Cairns one of the few markets to withstand the median house price falls that other regions experienced.
“Cairns is 10% higher than 5 years ago, giving it a solid level of growth over the median term, which gives investors and owner occupiers confidence in this northern city’s real estate market,” Ms Mercorella said.
“The unit market is growing when compared with a year ago and also compared with five years ago, a remarkable feat when compared with similar regional markets.
“The September quarterly price of $238,000 is just 0.4% below the June quarter. The annual median unit price of $235,000 is 4.4% higher than 12 months ago and this brings it back into positive territory at the 5 year mark, also, with 2.2% growth.”
Originally Published: http://blog.realestateview.com.au/
Interstate migrants are moving to QLD … but they’re not coming to Brisbane
Less than 5 per cent of interstate migrants during the 2016-2017 financial year settled in Brisbane, according to data from the ABS. Photo: Glenn Hunt
Interstate migration to Queensland is booming but analysis shows most new residents are bypassing Brisbane for other regions in the Sunshine State.
Buyers’ agency Propertyology analysed ABS data, which showed there were 17,246 internal migrations to Queensland in 2016-17. But out of those, only 846 relocated to Brisbane, which equates to less than 5 per cent.
Propertyology managing director Simon Pressley said the lion’s share went to the Gold Coast, Sunshine Coast, Moreton Bay, Cairns, Ipswich and the Scenic Rim.
“We’ve read a lot about interstate migration to Queensland lately and it’s been growing each year, which is great,” he said.
“The thing is, people automatically think Queensland means Brisbane but when you actually look closely at the numbers, they tell a very different story.”
As a proportion of total population growth over 2016-17, the biggest beneficiaries of interstate migration were Tasmania (22.5 per cent) and Queensland (21.9 per cent).
House prices in the regions with the most internal migrations have mainly increased — house prices on the Sunshine and Gold Coasts have increased by 7.9 per cent and 3.3 per cent respectively over the past 12 months — although Mr Pressley said the correlation between population growth and house price growth was often overstated.
“I know logically it makes sense — if an area has a big surge in population, house prices should go up — but there’s much more to it than that,” he said.
“Jobs growth is a lot more important than population growth, so is wage growth, [and] affordability is also extremely important.”
REIQ Gold Coast zone chair Andrew Henderson said each of those factors was connected and all had contributed to the Gold Coast’s house price success in recent years.
“Our local economy is strong but it’s also changed. We’re no longer solely reliant on the tourism industry. The diversity of our job offering has changed,” he said.
“With new infrastructure like universities and hospitals, we’ve got people moving here from interstate into jobs who would have never been able to move here 10, 20 years ago.
“So the age of the people we’ve got moving here has also changed. We’ve always had a lot of retirees but we’ve noticed a surge in people in their 20s, 30s and 40s – people moving their whole families up here. Around Mermaid Waters and Clear Island Waters there’s a really strong southern presence.”
Andrew Campbell of Ray White Redcliffe said the influx of interstate migrants buying up locally in the Moreton Bay region had become apparent more recently.
“We noticed a dip in the interstaters for a while but recently they’ve started to come back and it’s about affordability. All the properties around that median price are really moving so quickly,” he said.
Domain Group figures show the median house price in Moreton Bay is $456,000.
“There’s a lot of first-home buyers who fly up here for the weekend from Sydney. They know they can’t afford to buy there so they’re moving here because they see you can buy a house for under $500,000, get the lifestyle and still only have to drive 40 minutes to work in Brisbane,” Mr Campbell said.
But Mr Pressley said interstate migrants were being “pushed” to Queensland, rather “pulled” as they were during the mining boom.
“People have always wanted to come to Queensland because of the good lifestyle, weather and affordable housing,” he said.
“In the past they came for those things but also because we created more jobs year after year than everyone else. Now, we’re not dragging here through job growth, they’re coming here by default.
“To me, that’s why interstate migration hasn’t translated into property prices yet … and that’s why only minimal people have gone to Brisbane.
“I anticipate that in the next 12 months we’re going to see another really strong year of interstate migration into Queensland; if our economy improves, then it could translate to property prices for Brisbane and all over Queensland. Overall though, this is a good news story for Queensland and Brisbane as well. It’s looking positive.”
$10,000 to boost international students numbers in Ipswich
A RED carpet will be rolled out for international students in a bid to entice youngsters to Ipswich.
The city has been successful in securing a $10,000 grant to better market the city on the international education stage.
International education is already the second biggest export for Queensland, worth about $4.37 billion to the state’s economy.
Ipswich MP Jennifer Howard said more people were visiting Ipswich than ever before.
“We also have some of the best education institutions in the country – it makes sense,” Ms Howard said.
“That’s why we’re investing in international education in Ipswich. We’re making sure Ipswich Regional Education Consortium has the funding it needs to grow our international education sector in years to come.”
Last year, a working group led by Ipswich City Council considered ways to continue driving growth in the international education sector.
The project was funded through the International Education and Training Partnership Fund which aims to encourage the sector to collaborate and work on innovative projects that position Queensland as a world class destination for international students.
Federal data for 2017 showed Ipswich’s international education market grew by 39.2 per cent with most of Ipswich’s international student enrolments coming from China and India.
University of Southern Queensland student Samikshya Paudel moved to Australia from Nepal in February 2017.
She’s in her second year of studying a bachelor of nursing at USQ Ipswich.
Samikshya said Australia offered a safe environment to study where people at her campus were friendly and the staff supportive.
“I chose to study nursing because it’s a good profession that you can learn every skill from communication to leadership,” Samikshya said, in June when new figures on international students were released.
“After university my plan is to return to my home country and apply the skills I have learnt at USQ to help people in my country.”
Today, Tourism Industry Development Minister and Ministerial Champion for International Education Kate Jones said the $10,000 in funding for Ipswich Regional Education Consortium was part of a wider Study Queensland campaign.
Ms Jones said Study Queensland’s ‘Start here. Go anywhere’ campaign was devised after months of market research to discover what motivates students to choose Queensland above other states.
“More students from across the globe are choosing to travel to Queensland every year and our international education industry has grown by around 12 per cent in the last year.
“But we know we can do more to support the student experience and ensure sustained growth in the future. This campaign is all about capitalising on our great foundation to increase our share of the international education market.
“International education currently supports around 19,000 jobs across the state. With this new campaign, we hope to grow this industry to support an extra 6800 jobs by 2026.
“That’s why we’re investing more than $25 million in this space to grow our international education sector.”
Where to invest: Palm Beach, Noosaville, Loganlea among QLD’s most affordable growth suburbs
Andrew Galloway is selling his investment property in Loganlea, which has been identified as one of Queensland’s most affordable growth suburbs. Image: AAP/John Gass.Source:News Limited
THESE are the best performing cheapie suburbs in Queensland. Find out which areas buyers on a budget should be targeting.
QUEENSLAND’S best growth suburbs for buyers on a budget are in lifestyle locations and affordable hot spots in Brisbane’s backyard, a new report has revealed.
For an investment property under $500,000 and with good capital growth prospects, look no further than Palm Beach on the Gold Coast, Noosaville on the Sunshine Coast and Loganlea, south of Brisbane, where values have increased by up to 20 per cent in 12 months.
The Top Affordable Suburbs Report, released by researcher CoreLogic, identifies suburbs where property values are below half a million dollars and have shown strong capital growth.
These suburbs are good targets for entry-level buyers, offering affordable real estate, improving infrastructure and strong track records that suggest ongoing strength.
Palm Beach holds the number one spot as the most affordable for capital growth in the state, according to the report.
Unit values in the beachside enclave have jumped 20.2 per cent in the past 12 months and more than 52 per cent in five years to a $471,758 median.
But you can still snap up a two-bedroom apartment a few streets back from the beach there for $379,000.
After Palm Beach, the second most affordable growth suburb in the state is Noosaville on the Sunshine Coast, where unit values have gained more than 14 per cent in the past year to reach $486,468.
Alexandra Headland is also in the top 10 list compiled by CoreLogic, with units in the beachside suburb increasing in value by more than 12 per cent in a year.
But you can still get a two-bedroom unit with ocean views in the suburb for $429,000.
GOLD MINE FOUND IN BRISBANE BACKYARD
CoreLogic senior research analyst Cameron Kusher said first home buyers were still active in Queensland and the more affordable end of the market was not facing the same pressures as the more expensive suburbs, which explained why suburbs like Loganlea, Ripley and Jimboomba were performing well.
“We are finding the lower end of the housing market is the higher value stock — even in Brisbane,” he said.
“We might not see the same gains over the next 12 months or three years, but there’s still going to be demand in these affordable markets.”
The latest CoreLogic home value figures reveal a strengthening of affordable and lifestyle locations, particularly on the Sunshine Coast, which recorded a 5.5 per cent increase in home values in the past financial year.
HOME FIT FOR HARRY AND MEGHAN
Mr Kusher said the Gold Coast housing market was starting to cool off, but demand was still strong for the Sunshine Coast.
“These people from Sydney and Melbourne who want to buy a holiday property are looking at these areas and seeing pretty good value,” Mr Kusher said.
“I think that’s where the buyers are coming from.”
In Loganlea, about 25km south of Brisbane, house values have increased more than 14 per cent in the past year to a still very affordable $391,469.
Andrew Galloway is selling his investment property, which is on the market for just $339,000.
The four-bedroom, two-bathroom brick house at 10 Starling St, Loganlea, has been returning about $345 a week in rent.
Mr Galloway said the property had recorded solid capital growth in the past 11 years he had owned it and he had decided to take advantage of that.
“I think it’s achieved the capital gain it’s going to achieve in the time frame I’m going to have it,” he said.
Mr Galloway said he had noticed gentrification in and around the street in the past decade, which had made it more appealing.
Selling agent Pamela Anemaat of Raine & Horne Beenleigh said there had been an increase in large blocks in the suburb being subdivided by developers offering house and land packages, which had helped generate interest, particularly from first home buyers.
Mrs Anemaat said Loganlea was also popular suburb for investors because it was a high rental area and still so affordable.
“It is a feast for southern buyers, and they are moving up here and purchasing up here because they just can’t afford to buy a new home down there,” she said.
QLD’S 10 BEST PERFORMING AFFORDABLE SUBURBS
Suburb Property type Median value Value change Value change
12 mths 5 yrs
1. Palm Beach Units $471,758 20.2% 52.2%
2. Noosaville Units $486,468 14.4% 36.9%
3. Loganlea Houses $391,469 14.3% 43.8%
4. Mudgeeraba Units $399,637 13% 37.8%
5. Alexandra Headland Units $397,297 12% 36.6%
6. Ningi Houses $458,469 9.2% 11%
7. Jimboomba Houses $494,933 9.1% 22.1%
8. Ripley Houses $391,736 8.7% 23.9%
9. Elanora Units $372,760 8.6% 29.7%
10. Narangba Houses $493,418 8.3% 26.9%
(Source: CoreLogic, based on data to March 2018)