BRISBANE'S WORST Suburbs: 4 Areas to AVOID for property investment

okay in today's video we're going to break down the worst locations to buy in the bruan market now there's lots of talk of where's the next Hot Spot where's the best place to buy at the moment but sometimes I feel like people forget about what places you should be avoiding and ruling those places out might make your job easier in finding the right location for you so we're going to go around the grounds of Brisbane and take a look at locations I wouldn't be spending my money and this is purely for investment purposes now if you're living in these areas at the moment or you're planning on living in one of these locations in the future please don't take this to heart this is purely on a numbers and investment basis I don't have anything against these areas it's just that do the numbers make sense for a property investment purchase and investing for the long term okay let's kick off with area number one where I would not be investing my money in the bruan region at the moment and that is Springfield and the greatest Springfield community now the reason that this is is Springfield is a master Town plan and the idea of Springfield is to eventually create jobs in this location and be its own Satellite City so they want you to be born in Springfield and be birthed at the local hospital they want you to grow up and go to school in Springfield they want you to get a job in Springfield and eventually be buried or crated in Springfield as well so the idea of Springfield is to create its own Master City where you can live work play and eventually par pass away in that location and truly become its own Satellite City outside of Brisbane and outside of ipswitch now at the moment there's roughly around 43,000 people living in the Springfield community and this is expected to grow by over 100,000 in the next decade now you might say there's great population growth look at all the demand driving into this area they've got a worldclass golf course near the brook waterer location so why would I not be looking to invest in this location I could get great depreciation benefits on buying a house in this location too now the reason I don't like this as an investment opportunity is one it's about 45 to 60 Minutes depending on the traffic out from Brisbane to Springfield there's only two lanes to actually drive out towards the Springfield area and it's also not a major Hub yet it's got a large amount of land Supply surrounding it so lots of people building new homes and the town plan is so the Springfield Lake uh owners are continuing to do large scale developments in this location they've still got a lot of land to release and so although there's 43,000 people at the moment and they're looking to push up towards 100,000 people that demand will be taken up by Future Supply there's going to be an increase in Supply through the land developers continuing to release land as well as an increase in demand as the population grows so my money would not be going in this location compared to some other opportunities in the Brisbane region this is similar to location number two which is actually the center of iwit now iwit has been far more established as a location it's got some great schools in I switch grammar and some train lines out in that location but in terms of an investment opportunity I don't like the idea of the cting being able to have that urban sprawl and continue to flood out in terms of opportunity to invest your money now if you can get something unique that manufactures value or has a subdivision potential it's quite a long way from the Brisbane CBD and locals in Brisbane rarely travel out towards ipswitch um unless they've got sporting or event or family out in that location it's not a very common thing to commute from ipswitch to Brisbane for work either do your work on in in ipswitch or you're working in Brisbane as a separate City now they do have a fantastic KFC out at ipswitch so go check out the KFC if you're over an if switch but other than that I wouldn't be putting my money there unless you've got a unique opportunity in in terms of doing your own small development or a value add opportunity but in terms of a Breer a Breer in terms of a bread and butter property I wouldn't be putting my money out in ips switch anytime soon now this takes me to the growth Corridor you've heard about it every everyone's talking about look at the growth we're having in Brisbane we're booming in Brisbane and it's happening between Brisbane and the Gold Coast that sounded very American it's happening between Brisbane and the Gold Coast so you've got this Corridor which is essentially Logan and there's a section also on the Northern side of the Gold Coast in pimpa and ormo now developers and people who are touting easy easy buy agencies or opportunities who are calling themselves buyers agents are selling properties to people in this growth Corridor now don't get me wrong there's some great opportunities in Logan City Council for a granny flat for subdivisions for Buy and Hold opportunities but it depends on the specific suburb in this growth Corridor we're really talking about areas like yarab bilba jimba pimpa and ormo on that Southwestern side of Brisbane between Brisbane and the Gold Coast now the real issue here is they are stuck between two cities and you can go north or south to work in either Brisbane or work on the Gold Coast but in terms of the land Supply in these locations I see it being a real issue now Logan City Council and Gold Coast Council have allowed developers to do these large land subdivis in these locations and open up a huge amount of Supply in these pockets and when these developers are making these properties they're not making them on quarter acre blocks like you probably want to have if you're buying this far from the city they're really cutting them down to 300 400 500 s m and squeezing a home on smaller blocks this is great for depreciation benefits and great for a low you know difficulty property to own in terms of you get a builder warranty and it's going to give you depreciation benefits and potentially be low maintenance but at the end of the day when you draw the numbers up and compare one of those properties to a property say 5 to 10 km from the CBD that is blue chip is next to great schools and in a great pocket of Brisbane uh in my opinion they're chalk and cheese in terms of the opportunities they present for an investment opportunity so that's really my thoughts on the growth Corridor there is going to be a lot of growth there going to be a lot of population flooding into this space it's definitely got proximity to Brisbane and the Gold Coast and the future Brisbane um games and we've got the 2032 Olympics happening but as there are other options out there I wouldn't be looking to buy in this pocket anytime soon now we've got a similar story lastly but not least on the north side of Brisbane between Brisbane and the sunny Coast so this is around Kucha and morayfield and ber andary this Corridor is again on the Northern side and it's got the same situation it's essentially not landlocked by water or any other factors there's not going to be a huge demand uh in terms of for specific hello hello do you want to make a property purchase again so if you're looking to buy on the North side it's the same situation with Kucha morfield and Bing Gary where there's a large land Supply surrounding these locations there is access to Brisbane and the Sunshine Coast it's not going to see the same demand as those inner city pockets where people want to live in those fantastic locations with walk scores that are through the roof uh High affluence in those areas and high income earners wanting to live in these locations the price point of Kabula and Mora field is more around the $400 to $600,000 price point depending on what you're buying you could buy a large land parcel out in these locations and essentially land bank but like I said it's not necessarily going to be primed for growth anytime soon other than growing in population so the continued land Supply I expect to keep up with the demand and therefore I don't expect to see massive price appreciation over the next 5 to 10 years now all in all I am just some guy on YouTube tatting locations I wouldn't be buying investment properties it's important to do your own research about these areas and why you may or may not like them as an investment opportunity and compare the data on these locations to other locations that you might be looking to buy in now I run a buyers agent called purpose property and we're Brisbane Specialists so we buy in the Brisbane Market roughly 30 km North to 30 km South and anywhere in between depending on your specific price point your specific strategy and what location and property preferences will meet your situation if you're interested in booking a free strategy session with myself where we sit down for around 40 minutes and have a chat and talk more about our services and your situation then definitely head over to our website and book that in otherwise subscribe to the channel leave a like on this video if you found it useful really helps me grow the channel and help more people see these types of videos and check out this video over here if you're interested in another video on real estate renovating or Financial Freedom I'll see you in the next video peace

Channel: Luke Wiles

Views: 85,956

Keywords: real estate, property, investing, Luke Wiles, Purpose Property, Buyers agent, Brisbane

Id: mHl3aZusoow

Length: 9min 14sec (554 seconds)

Published: Wed Dec 01 2021