Well we always knew that during peak hours the roads in the Stafford/Everton Park regions can get pretty slow.
Now the RACQ has released a list of “Brisbane’s Slowest Roads” and it is no surprise to find some of our local roads on these lists. Read more
The latest RACQ Cost of Living report into housing affordability showed that four of the top five most expensive suburbs in Brisbane are on the north side of the river.
Top five priciest suburbs in Brisbane by median house price:
— Teneriffe $1.7m
— New Farm $1.5m
— Ascot $1.4m
— Hamilton $1.2m
— Chandler $1.1m
In our part of the world the latest median house prices are:-
Which is well above Brisbane’s median house price of $485,000.
The RACQ report showed that whilst having a sea view may be desirable, it does not necessarily mean that your property is worth more. Suburbs like Wellington Point and Wynnum had median prices just a touch over $600,000. Maybe there is value in our fortunate location close to the city.
You may be interested to know that the highest price achieved in McDowall this year was $1,300,000 for a Rode Rd property back in May.
If you would like to see what your property is worth give Madeleine Hicks Real Estate a call.
Everton Park State School recently celebrated their 2016 Carnival. Despite the rain, the school’s spirit was in full swing with student performances, fireworks, market stalls, amusement rides and even a petting zoo.
Everton Park State School’s major sponsor and principal of Madeleine Hicks Real Estate; Madeleine Hicks said the carnival was an excellent opportunity to showcase the children’s talents and engage with our local community.
“Without the support from local businesses; we wouldn’t be able to make this day possible.”
“Despite the rain, families still came out in support and we were able to raise much needed funds for the school” she said.
“The money raised assists in providing benefits to students’ education now and in the years ahead, through supporting the purchase of valuable academic resources and equipment, information and communication technologies & upgrading the physical environment.”
Real estate agent and member of the Neighbourhood Watch; Mary Di Marco said the fete was a great success and all the organisers should be really proud of themselves.
“The fete has really strengthened the relationship with our community and the school.” says Mary.
Pictured below are Everton Park State School student, Lucy, her mother and our office manager; Linda Scanlan accepting a raffle prize donated by Madeleine Hicks Real Estate.
Pictured below: Erin Ryan, one of our property management managers playing in the petting zoo.
Justin Hicks and his little red scoot parading with the big bikes at the Everton Park State School Carnival 2016.
Brisbane has long been touted as the next property capital growth hub of Australia, and it looks as though the sunshine states capital may finally deliver on its promise. For years it has trailed behind Sydney and Melbourne’s property markets, but as growth began to slow in these capitals, Brisbane was predicted to be the benefactor.
If you own a home in the 4053 postcode or are looking to purchase one, you may be curious about whether Everton Park is a “good” suburb.
In this week’s post, we take a look at what Everton Park has going for it, and explain why we think we’re blessed to be where we are.
The post-Christmas and New Year period is usually one of our busiest here at Madeleine Hicks Real Estate.
There are pros and cons to having high market activity at this time. Here’s some basic info on how to look at it, whether you’re buying or selling.
$60 million is what it costs to build a new shopping complex these days. At least, that’s the price tag on the new Everton Park development that will see a Woolworths supermarket, a Masters Home Improvement centre, approximately 1,000 square meters of specialty retail, 800 square meters of commercial tenancies and 269 car spaces.
After lying dormant for more than two decades, the abandoned Woolworths distribution centre saw construction commence on the 7.5 hectare site in June this year, with completion scheduled for mid-2015.
This development is expected to generate 150 jobs during construction and 300 jobs once complete. And where there are jobs, people want to live close by. Probably why there’s a further application pending for 100 residential apartments.
Shopping centres in particular, represent a unique influence in the impact they have on housing prices. The benefits associated with close proximity to a variety of retail stores and restaurants are clear.
And with an increase of people to the area comes an increase in demand for housing. And demand (for housing) is an investor’s (or property owner’s) best friend.
It’s also the norm these days that both parents of families work, which places great pressure on free-time. Think grocery shopping, children’s sport, laundry, dry cleaning, house-keeping, lawn moving, new shoes, catching up with friends and what about date-night?
So families these days – and families in the Everton Park area in particular – stand to benefit from even greater choices when it comes to getting the things they need to maintain their busy lives, without having to leave the area.
So, what about the impacts on the current Everton Park retailers once transformation of this graffiti-covered, shabby, derelict site occurs?
Iconic local fruit and veg shop, Charlies is all for the development, with Charlie’s Fruit Market’s Michael Tabet saying the development would benefit local traders as it would bring people to the area.
But it’s not all rainbows and unicorns for this development, with objections coming from local retail giants stalling the development process and the obvious impact it will have on local traffic congestion.
The good news is that with the development now underway, the Department of Main Roads has approved an application for the upgrade and widening of local roads, which should see improved traffic flow at the already busy intersection of Stafford Road and South Pine Road, Everton Park.
As the saying goes, only three things matter when buying real estate: location, location, location. And despite some reservations about increased traffic to the area, we can only see good things coming from the development of this site; particularly Everton Park’s emerging status as prime residential location and one-stop retail destination.
Located a convenient eight kilometres from Brisbane city, Everton Park may well be worth a look-see for your next family home or investment property.
Brimming with residential homes, Everton Park’s average resident is a youthful 37 years young; which spells growing families. Its transport links are not-too-shabby either, with South Pine Road a major transport corridor that runs through the suburb towards Brisbane city.
Residents can take their pick when it comes to busses and trains. Several bus services are available or a quick drive, walk or cycle to nearby train stations at Enoggera, Gaythorne, Mitchelton or Oxford Park will get you on your way.
We all know life isn’t a ‘retail experience’ but having good facilities nearby helps, with the North-West Homemaker Centre – which includes the only Spotlight and Harvey Norman in the north-west district – and a shopping centre with a major supermarket and specialty stores located at the intersection of South Pine and Stafford Roads.
There’s also our great local, the Everton Park Hotel, which hosts the truly unique markets, The Mummy Tree Markets.
Bordering Everton Park is Mitchelton, home to the Jan Powers Farmers Market and Brookside Shopping Centre, the major retail centre of the area.
And if you want to get on your bike, there are also many local bikeways. Check out Google maps here to view trails, dedicated lanes and bike-friendly roads.
As for future infrastructure, The Qld Department of Transport and Main Roads plans to provide new transit lanes on Stafford Road between Everton Park and Kedron and a new bikeway that would provide a direct east-west route along Stafford Road, between Everton Park and Kedron, with the overall plan to improve east-west capacity.
Unlucky for some, but not Everton Park, the suburb has 13 great parks to choose from, with the star being Teralba Park which hosts (take a breath here): Everton Park Guide Hut, Mitchelton Sports Complex, activity space, barbecues, dog off leash area, fitness station, picnic area, playground and most importantly, a loo.
Its surrounding suburbs – Everton Hills, McDowall, Mitchelton, Gaythorne, Kedron, Stafford and Bunya – boast some pretty fine indoor and outdoor attractions, including State Forrest, aquatic centres and bike ways.
So, yes Everton Park is a place for families to survive and thrive but it is also a suburb that has seen property prices increase.
The average property sells for $508,000, rents for $420 per week and if supply and demand is anything to go by, Queensland averages 50 visits to each listed property with Everton Park averaging 85 visits to each property.
As of July 2014, long-term price growth for the suburb was 4.2 per cent, just behind Brisbane’s 4.8 per cent. But the interesting details lie in the average days on market at 49 days, versus Brisbane’s 69 days, and discounting at 5 per cent, versus Brisbane’s at 5.8 per cent.
So the take away here is that Everton Park is a suburb with much to offer. It has good transport links, many retail choices and it’s a suburb that because of its close proximity to the city of Brisbane offers owners and investors alike much bang for your buck, with city benefits at suburban prices.
Buying property off-the-plan, if done well, can be the beginning of a profitable journey for investors and owner-occupiers alike. And that means you too, first-home owner.
If executed well, buying off-the-plan can reap substantial rewards. And by ‘executed well’ we mean: consider market timing, do your research, make peace with your nerves and get a really good lawyer to help navigate the complex contract you’re about to cradle.
Increasingly, it’s not just investors who buy off-the-plan, with owner occupiers also seeing the up-side of buying tomorrow’s investment at today’s price.
So, let’s look at some of the factors that influence an off-the-plan purchase:
1. Market timing
There’s no shortage of data showing that people are increasingly moving away from rural areas and concentrating in big cities. With land prices what they are and undeveloped land a scarcity in city areas, the only way is up. Literally. People are increasingly living in medium density housing (shop-talk for apartments). And it’s these types of more dense living options that are often marketed off-the plan, as well as being the residence of choice for inner-city dwellers. Of course, no discussion on market timing would be complete without looking at the how the real estate market is performing too. This will obviously influence your decision greatly.
2. Do your research
The risks associated with off-the-plan purchases going pear-shaped are there. Google it, you’re sure to find some horror stories. But with thorough research you can buy from a trusted developer with a proven track record. In short, reputable developers tend to make fewer mistakes. And where possible, try to inspect properties that the developer has completed so you can gauge the quality of the workmanship.
3. Make peace with your nerves
At the end of the day, the logic of buying an off the plan property is similar to other investments. You need to weigh the pros and cons as they apply to your life and circumstances. You will also need to understand your level of appetite for taking risks and your ability to mitigate them; because buying off the plan means that you are buying something you can neither see nor touch. You are essentially buying a promise.
4. Get a good lawyer, But …
Get intimate with the contract. Seriously. If you’re going to do this right, and your research is showing up mostly green lights, then the contract is king (or queen). And it’s possibly your back door if things go wrong. Don’t hand this responsibility to your lawyer – a good property lawyer is still vital to this process – but you are the one making the transaction. And you are the one that needs to fully understand all possible areas of risk and what your next move might be in all given circumstances.
Buying off-the-plan is not for the faint-hearted. It’s not for the impulsive type. And nor is it for those who think ‘due diligence’ would make a great name for a character in a romance novel.
There’s a lot of good procedural-type information out there. Information that will help you to understand the process and pros and cons of buying off-the-plan. Get online and educate yourself.
Still, with all that said, buying off-the-plan can be a complex and a sometimes risky path to financial nirvana, but clearly you’d be out of your mind not to consider it an option if you’re looking for property, when so many have gone before you and come out the other end satisfied.