Invest in a Queensland Lifestyle Bayside HOTSPOT Only 35 Mins North Of Brisbane Only $189K!!

Transcription

1 Invest in a Queensland Lifestyle Bayside HOTSPOT Only 35 Mins North Of Brisbane Only $189K!! 2 Building Blocks Available Now At Deception Bay Only 800 metres from the Water $189k each. Land close to the water is a rare commodity and multiple leading analysts have described D-Bay as a predicted growth HOTSPOT! Beaufort Place Deception Bay Qld In Deception Bay the attraction is its waterfront location and its escalating value is because of diminishing opportunities to buy coastal land. More recently Deception Bay s coastal location has begun to be appreciated. There s a premium on waterfront land in South East Queensland. There are limited opportunities to buy waterfront properties close to Brisbane at affordable prices. Deception Bay is one of the last places where such property is available. Report: Understanding City Fringe Gentrification by John Minnery of the University of Queensland and Brooke Wildin of the Local Government Department. Page 1 Of 14

2 What Leading Analysts Are Saying About Deception Bay... There s plenty of government money being spent in ways that directly and indirectly impact on real estate values. This includes creation of walking and cycling paths, picnic areas, playgrounds and extensive landscaping along the bay frontage, renewal programs detailed earlier. (ie. Increased funding for State and Federally run family and health care services.in the Deception Bay area). Its a positive sign for investors if people are trying to build community in the area Financial Advisor and author of property investing books Margaret Lomas. The leading property sales hotspot in the Caboolture Shire is Deception Bay. The value of housing in the local area has grown at a greater rate than the wider Brisbane and Queensland areas. Population growth in the Deception Bay area in the past five years is twice that recorded for Brisbane and Queensland as a whole. Despite the local area recording relatively higher growth in the cost of housing, the cost of housing index remains significantly below that of Brisbane." Comments by leading Property Data Information Company RP Data. "Deception Bay's attraction is its waterfront location and its escalating values because of diminishing opportunities to buy coastal land. It is a good investment with capital growth capabilities." Report: Understanding City Fringe Gentrification by John Minnery of the University of Queensland and Brooke Wildin of the Local Government Department. Improvement itself can contribute to an area s gentrification appeal, including proximity to more expensive developments, shopping centres, job sites or other amenities. Success builds on success. Deception Bay shares boundaries with the master-planned community of North Lakes which is marketed to the middle to top end of the housing market (although it is inland from Deception Bay and does not have a waterfront location) The impact of North Lakes in terms of the increase in future potential capital gains in Deception Bay is difficult to quantify but would be substantial. Report: Understanding City Fringe Gentrification by John Minnery of the University of Queensland and Brooke Wildin of Department of Local Government In a recent report by Terry Ryder, Deception Bay was named one of Queensland's 'Top 12 Hot spots' on his list. Terry Ryder is the Former Property Editor of Brisbane's leading daily newspaper The Courier Mail, Property Correspondent with the Australian Financial Review, recognized authority on real estate and creator of a hotspotting.com.au database providing information to investors on identifying emerging markets before they are common knowledge. Page 2 Of 14

3 Finding The Next Big Thing Deception Bay! Location: Deception Bay is a mature suburb located just off the Bruce Highway within the Caboolture Shire and situated about 30 kilometres north of the Brisbane GPO. It is approximately 20 minutes from Brisbane s airport and about 30 minutes from the Sunshine Coast. The area supports a vibrant and growing market, offering a range of urban land uses and access to kilometres of foreshore to Deception Bay. The area also adjoins the dynamic North Lakes master planned community offering a town centre, 18 hole golf course and Westfield shopping centre. Page 3 Of 14

4 Why D-Bay Is A Unique Hotspot This is an opportunity to Unlock Massive Future Growth. Smart Investors have already begun moving into the area and Capitalising On Key Growth Indicators: Lifestyle Features, Urban Renewal, Government Decisions Massive Marina Project with Industrial And Residential Areas. Waterfront Upgrade along foreshore area. Government renewal programs. Upgrade and sale of public housing in the area North Lakes master-planned community Upgrade of Deception Bay Shopping Centre & Commercial Areas New apartment development on the waterfront/esplanade The Massive North Lakes Development & Commercial Areas. $21, Government First Home Buyers Grant Queensland Gov't Stamp Duty Concessions for first home buyers. Strong Rental demand high population growth area. A price advantage over neighbouring markets A limited supply of new housing On-going delivery of economic and lifestyle infrastructure in the local catchment. 1. Ripple Effect... From High Performing Neighbours Most people recognize Redcliffe as one of Brisbane s recent emerging top waterfront suburbs boasting skyrocketing 300% growth since Deception Bay fits the profile of what Redcliffe and other top performing suburbs used to look like before they took off. Deception Bay entry prices still remain low because it's still a sleepy Bayside suburb, but developers and government are starting to invest in to infrastructure in the area which will see everything from retail to commercial mixed use development projects completed in the next 3-5 years. The greatest demand and growth is traditionally for blocks which are either waterfront or short walking distance to the water. Unlike nearby estate developments which are not near the Bay, and all new houses are mass produced and will look the same, Deception Bay will evolve in to its own unique Bayside suburb with a distinctive character only found in its nearby more expensive neighbors such as Redcliffe, Scarborough and Margate. 2. Infrastructure Upgrades... Working In Your Favour The Deception Bay market is poised to benefit from the ongoing lifestyle development which is an integral part of the adjacent North Lakes development that spans over 1,000 hectares. The North Lakes Town Centre is designed to operate as a hub of retail and commercial activity and provide a focus for entertainment, recreation and socialisation for a catchment extending to the middle ring suburbs of Brisbane. Page 4 Of 14

5 3. Population Growth... Working In Your Favour According to RP Data "The leading property sales hotspot in the Caboolture Shire is Deception Bay. The value of housing in the local area has grown at a greater rate than the wider Brisbane and Queensland areas. Population growth in the Deception Bay area in the past five years is twice that recorded for Brisbane and Queensland as a whole. Despite the local area recording relatively higher growth in the cost of housing, the cost of housing index remains significantly below that of Brisbane." People are choosing to relocate to areas rich in natural beauty and space. 4. Limited Land Supply Close To Water... Working In Your Favour John Minnery of the University of Queensland described the reasons for D-bays hot spot growth potential in an article he published called 'The Role of a Potential Investment Gap' saying "Deception Bay's attraction is its waterfront location and its escalating values because of diminishing opportunities to buy coastal land. It is a good investment with capital growth capabilities." While there are blocks available in nearby estates, vacant land within D-bay itself is very hard to come by.. specially walking distance to the water. 5. Media Coverage... Working In Your Favour Former Property Editor of the Courier Mail and Property Correspondent with the Australian Financial Review, Terry Ryder is a recognized authority on real estate and pinpointing future growth hotspots. He is the creator of a hotspotting database providing information to investors on identifying emerging markets before they are common knowledge. In a recent published report for sale through his website Mr Ryder named Deception Bay as one of Queensland's 'Top 12 Hotspot List'. 6. Major Development Projects... Currently Underway or Proposed... Working In Your Favour. Jobs growth through development Infrastructure growth in area Limited supply of property for sale Increasing rental demand with expanding jobs/population growth. Increasing property demand through population growth in area. Page 5 Of 14

6 Neighbouring Developments fuelling growth While land within estates are not as ideal an investment to the astute investor the development of nearby master planned communities such as North Lakes and others will help fuel rapid growth for the real hotspot, bay side D-Bay. North Lakes: Analysts say that a positive influence on Deception Bay is the ongoing development of the North Lakes community at Mango Hill, the immediate neighbour to Deception Bay. Developer Stockland is creating 6,500 new homes, a golf course, a town centre, a business park, a retirement resort, schools and community facilities. The 1,000 hectares includes lakes, parks and bikeways. It will be home to 20,000 eventually and create 13,000 ongoing jobs. It includes the Westfield North Lakes shopping centre, which has Coles, Aldi, Target, Best & Less and 200 specialty stores. There s a food court and the North Lakes Tavern. A second stage expansion opened recently, doubling the size of the centre. Myer has announced it will open a store at North Lakes in mid-2008 while Budget Direct said in May 2007 it planned to open a $12 million call centre in the North Lakes town centre, with over 300 staff. Minnery and Wildin write: Improvement itself can contribute to an area s gentrification appeal, including proximity to more expensive developments, shopping centres, job sites or other amenities. Success builds on success. Deception Bay shares boundaries with the master-planned community of North Lakes which is marketed to the middle to top end of the housing market (although it is inland from Deception Bay and does not have a waterfront location) The impact of North Lakes in terms of the increase in future potential capital gains in Deception Bay is difficult to quantify but would be substantial. 'Bayswater Resort': Deception Bay is being increasingly targeted by developers, though usually with smallscale projects. An example is Bayswater Resort, a project of 66 townhouses and villas on a six-hectare site about 600 metres from the foreshore (which claimed to have sold out ahead of its October 2007 construction completion). 'Wallin On Sea': Another development in the area is Wallin on Sea, a medium-rise development overlooking the bay where apartments were selling at prices from $270,000 to $440,000. Commercial Developments: Other new development includes Investa s Baylink Business Park and the Deception Bay Homemaker Centre. $880 Million Dollar Marina Project: One major project likely to impact on Deception Bay, if it proceeds, is the $880 million Northeast Business Park, which involves a marina on the Caboolture River 8km from the river mouth and would involve a 3km navigation channel leading into Deception Bay. The 760-hectare site would also include a golf course, 160 hectares of light industrial land and 100 hectares of residential development. The project, which is estimated to create 3,300 construction jobs and 9,000 jobs once operational, has been declared a significant project for which an Environmental Impact Statement is required. Page 6 Of 14

7 Sleepy Hollow Set For Lifestyle Hotspot Entry level pricing won't last long As a result of explosive price growth throughout south east Queensland, Deception Bay is enjoying a surge in interest, evidenced by the last few years rapid influx of population. Despite this activity, the market retains a strong sense of affordability. The market is the most affordable water front suburb in greater Brisbane and also enjoys a significant discount when compared with the neighbouring Mango Hill market (which is home to the expansive North Lakes master planned community) Formerly an area characterised as having a poor image, Deception Bay is fast becoming a lifestyle choice for investors, retirees and first home buyers seeking property investment opportunities close to the water. Deception Bay is an area where the general real estate community has yet to appreciate the value of its waterfront and the transformation of the area and growth currently under way. The Queensland government has invested into the area and along the bay frontage providing an excellent area for people to picnic, walk and cycle around the backdrop of superb bay views. Deception Bay is undergoing rapid change. According to a research paper titled Understanding City Fringe Gentrification by John Minnery of the University of Queensland and Brooke Wildin of the Local Government Department. The report described Deception Bay as being gentrified in ways similar to inner-city suburbs of many state capitals. This is starting to be reflected in its real estate values. Deception Bay s median house price for 2007 was $290,000 and, according to Australian Property Monitors, it was $300,000 for the 12 months to March New Council, New Life Deception Bay was formerly in the Caboolture Shire Council and with recent Council amalgamations has been upgraded to become part of a much larger area known as Moreton Bay Regional Council. The new Council also includes the nearby Bayside areas of the prestigious Redcliffe Peninsula which have enjoyed phenomenal property price growth in the past 10 years. The Moreton Bay Regional Council covers 2011 km², has a population of 337,846. The council is the third largest Council in Australia by population, behind Brisbane and the Gold Coast. Deception Bay area comprises 15,000 and Its growth rate is well above average, even for Queensland. It has a young population, only a small content of retirement age people and 84% of its residents were Australian-born, well above average for Brisbane. The Moreton Shire (formerly called Caboolture Shire) is the 5th fastest growing city or shire in Queensland and the 10th fastest in Australia. The area has seen the population increase by 4.1% per annum over the last two years. Deception Bay has been the fastest growing suburb within the Shire over the last two years and over the last year it has also recorded the largest increase in population within the Shire. The area has grown by an average of 6.3% per annum over the last two years. The suburb is also growing three times as quickly as greater Brisbane. Page 7 Of 14

8 The Moreton Bay Regional Council lies within the sought after Brisbane-Sunshine Coast growth corridor, which consistently challenges the Brisbane-Gold Coast corridor as the biggest growth region of the nation. Deception Bay s demographics give a hint as to why it s been regarded by some as Depression Bay: Similar to its upgraded Redcliffe Deception bay has had a history of below-average incomes, above-average numbers of single-parent households and below-average home ownership rates although not alarmingly so in any of those categories. Although Deception Bay has a reputation as an area swamped with renters and relatively few home-owners, it is in fact almost line ball with the Brisbane average of 29% of households renting. Interestingly, it has above-average numbers paying off a mortgage. Capital Injection to 'gentrify' D-bay Report: Understanding City Fringe Gentrification by John Minnery of the University of Queensland and Brooke Wildin of the Local Government Department. Minnery and Wildin write: Deception Bay was for years a neglected, outer urban suburb with a high proportion of low-income home owners and renters, including public housing tenants. It is, however, directly on the coast with some houses on the waterfront of Moreton Bay. Deception Bay was overlooked in the scramble for coastal development opportunities but more recently, as the regional population increased and coastal development opportunities diminished, it too has been discovered. The parallel with the rediscovery of the working-class areas of the inner city is striking. In Deception Bay the attraction is its waterfront location and its escalating value is because of diminishing opportunities to buy coastal land. Deception Bay was the site of extensive Housing Commission development in the 1970s. The insertion of a public housing estate into an already low socio-economic community reinforced its status and created a stigma from which the community had, until recently, never recovered. More recently Deception Bay s coastal location has begun to be appreciated. There s a premium on waterfront land in South East Queensland. There are limited opportunities to buy waterfront properties close to Brisbane at affordable prices. Deception Bay is one of the last places where such property is available. Deception is beginning to attract cashed-up investors seeking a bayside lifestyle or who feel they can on-sell or rent to people seeking such a lifestyle Gentrification by the sea is a reality, even if the seaside location is not in the inner city. The main parallel is that both inner-city land and seaside land are in increasing demand - and in limited supply. They say the gentrification process is just beginning in Deception Bay. It can be seen in the demolition of older, run-down houses and their replacement by newer dwellings, in the improvement and sale of Housing Commission dwellings, in the increase in median house prices and in the changing market perceptions expressed in newspapers and by real estate agents. This process is supported by actions from the State Government and local council. The Government s actions were through two programs related to public housing The Queensland Housing Department initiated an Urban Renewal Program which provided funds to upgrade public housing so it could be sold as freehold The State Government also initiated a Community Renewal Program, flagged as an initiative to reduce crime. The program was aimed at improving the public domain of housing estates, such as increasing the number of parks, improving lighting and implementing crime prevention through environmental design measures. Page 8 Of 14

9 ... Deception Bay Impressive Growth In The Past 10 years! Scarborough Median Prices For The Past 10 Years Redcliffe Median Prices For The Past 10 Years Deception Bay Median Prices For The Past 10 Years Rothwell Median Prices For The Past 10 Years Margate Median Prices For The Past 10 Years Page 9 Of 14

10 The Opportunity... Two Vacant Blocks - For Sale. Two Building Blocks... Land Area: 405m². Frontage: 10.3m (Approx.) Depth: 40.5 m (Approx.) Level Contour. Ready To Build. Plans Available. Fully Cleared. Services At Road For Connection. North-South Facing. 800 metres Directly To Waterfront/Esplanade. Page 10 Of 14

11 Soil Tests Done... Building Plans Are Available Property Photographs. Page 11 Of 14

12 Only 800 metres direct walk to the esplanade! Nearby Shopping Coles Woolworths Supa IGA ALDI Target Crazy Clarks Bank of Queensland Suncorp Amcal Chemist Australia Post BWS Beer Wine Spirits WOW Sight & Sound Amart Sports Freedom Furniture Andersens Carpet Wallace Bishop Betta Electrical Carpet Call Toyworld Optometrist Retravision The Warehouse Pathology Lawyers Dental Surgery Despite all the negative perceptions, Deception Bay has seen exceptional growth in house prices averaging 19.5% a year for the five years to June 2006, according to PRD nationwide Research. This means house prices increased two and a half times in five years, while residential land prices more than tripled. Median price growth in 2007 was 19% (APM) or 21% (REIQ), depending on whose figures you trust. Now the typical house costs around $300,000 (in 2001 the median house price was under $100,000 and the average house block was around $50,000). Lomas says: I have clients who have been in Deception Bay for four or five years. They have enjoyed huge growth. Most of that growth happened in 2002 and 2003 when Deception Bay prices rose very sharply, but after sales volumes fell away in 2004 median prices fell and then leveled out, according to PRD nationwide Research data. But in the past 18 months prices have started to move again. Brisbane buyers agent Scott McGeever believes investors should avoid homes south of Deception Bay Road. The area north of the road is healthier, being on the bay side, he says. Anyone looking to buy there would want to buy into the lower end of the market for a long-term hold. In total, North Lakes on completion is expected to generate employment for up to 13,000 residents. It is important to note that the provision of this infrastructure has had significant impact on median house prices of the Mango Hill and Deception Bay markets. Between , the median house price ratio between Mango Hill and Deception Bay was equal. By 2005, the median house price in Mango Hill was greater than 50% more expensive than Deception Bay. While a price premium should be expected within the North Lakes estate, it is thought that the current price differential is extreme, with the more affordable Deception Bay market likely to benefit from its relative afford ability. Page 12 Of 14

13 Federal Government First Home Owners Grant... With Possible Bonus & Cash Back Of Up To $5K! The Australian Government has announced a First Home Owner Boost, which supplements the Queensland Government funded First Home Owner Grant Scheme. According to the announcement from the Commonwealth: 1. First home buyers who purchase established homes will receive a boost of $7000 that will double the grant to $14, First home buyers who build a new home or purchase a newly constructed home will receive an extra $14,000 to take their grant to $21,000, provided the home meets their relevant state or territory energy efficiency and sustainability standards. First home buyers will be eligible for the First Home Owner Boost on contracts entered into from 14 October 2008 to 30 June Example of how the First Home Owners Grant and reduced Queensland Government Stamp Duty concessions for first home buyers will impact on a new home purchase with a land purchase/construction $335,000 Land Purchase Price $ 185,000 Qld Transfer Duty $ Loan Est & Const Fees $ 1300 Titles Office $ 120 Legals (can vary) $ 880 Construction $ 150,000 LMI (capitilised) $ 0 Total Funds required $ 337,566 Less loan 95% LVR $ 320,687 Less FHOG* $ 21,000 Nett $ 4,121 Borrowers Contribution $ZERO Based On These Numbers $4,121 Will Be Returned To The First Home Buyer! The borrowers contribution is not subject to Genuine Savings Policy, and funds may be borrowed to assist with equity contribution and costs. And with interest rates starting at 8.49% for the Right Home Loan and Right Home Construction Loan**. For further information do not hesitate to call - Chris Morgan +61 (07) Please Note: Calculations above have not taken into account First Home Buyers individual circumstances and income. The loan product, construction costs and first home buyers grant are offered by third parties to the writer of this document. Calculations will vary depending on these circumstances and these calculations are for example purposes only and any offers described above may be withdrawn at any time. Clean credit rating required. Page 13 Of 14

14 Sources Used: Information throughout this document has been gathered from leading sources including: Terry Ryder's Hotspotting Report. National Top 12 Ugly Duckling Hotspots Sales Inquiries to Owner: Fax: Page 14 Of 14