URBIS RESIDENTIAL MARKET & ECONOMIC OUTLOOK COORPAROO

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1 URBIS RESIDENTIAL MARKET & ECONOMIC OUTLOOK

2 INSIGHTS WALKABILITY AND ACCESSIBILITY Positioned within 4km of the Brisbane CBD, Coorparoo represents Brisbane s established gateway to the Eastern and Bayside suburbs. INVESTMENT & INFRASTRUCTURE Significant infrastructure investment within the Coorparoo catchment and nearby precincts such as the $10 Billion TransApex Master Plan and $1.2 Billion Lady Cilento Children s Hospital will position Coorparoo as a preffered location for Inner Brisbane residents. DEMOGRAPHIC TRANSFORMATION Increasing levels of development are forecast to provide a catalyst for population growth and a demographic transformation to reinvigorate the area as a market of choice for younger professionals. EMPLOYMENT GROWTH Coorparoo is well positioned to offer residents an improved work life balance, with direct links to major employment nodes that are projected to generate over 190,000 new jobs by DEMOGRAPHIC OPPORTUNITY Brisbane is projected to experience the rise of Gen Y and Empty Nesters. These demographics seek CBD accessibility, green space and quality of life, creating an opportunity for Coorparoo. P4 P5 P6 P6 P7 LIMITED APARTMENT SUPPLY Within the 12 months to June 2014 there were only 50 new apartment transactions, highlighting the relatively low supply of new residential projects within the catchment in comparison to activity across Inner Brisbane. CAPITAL GROWTH P9 Apartments in the Coorparoo catchment have experienced an average annual capital growth rate of 5.3 per cent over the previous decade and 9.3 per cent in the twelve months to June RENTAL INCOME Over the past ten years, median weekly rents for one, two and three bedroom apartments in the Coorparoo catchment have grown at 7.2 per cent, 5.8 per cent and 6.9 per cent per annum respectively. P10 P10 EDUCATION PROVISION Coorparoo is located centrally to South East Queensland s major educational providers. Within easy access, there are more than 138,500 students, including nearly 40,000 international students, currently studying across 13 educational institutions. HEALTH AMENITY Coorparoo residents have excellent access to healthcare in both public and private sectors, including four Major Hospitals with over 2,400 beds in close proximity. P8 P8

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4 STONES CO ACCESSIBILITY & INFRASTRUCTURE 1 STORY BRIDGE SOUTH BRISBANE BRISBANE CBD SOUTH BANK KANGAROO POINT WEST END VULTURE STREET IPSWICH ROAD 3 9 LOGAN ROAD WOOLLOONGABBA PACIFIC MOTORWAY 17 ST LUCIA Coorparoo s rich heritage, accessibility to the Brisbane CBD and evolving mix of restaurants, cafes and boutique shopping position the suburb as a major growth precinct now and into the future. Positioned within 4km of the Brisbane Central Business District (CBD), Coorparoo represents Brisbane s established gateway to the Eastern and Bayside suburbs. Through both road and rail, Coorparoo boasts ease of access to major employment nodes, diverse lifestyle amenities, and premium locality to a number of prominent educational institutions and Brisbane health precincts. Public Transport is in close proximity, with major bus routes on Old Cleveland and Cavendish Roads and the Coorparoo Train Station just off Cavendish Road. Furthermore, proximity to Brisbane s tunnel and highway network, such as the Gateway motorway and M1, result in fast access to both the Gold Coast and the Sunshine Coast. Coorparoo possesses a high level of essential retail, with major supermarkets and convenience shopping within an easy walk. Coorparoo is situated to further benefit from recent and proposed investment surrounding large local and Brisbane wide infrastructure projects. Most notably, the redevelopment of the iconic Myer building between Old Cleveland Road and Cavendish Road, and the construction of Brisbane s TransApex Masterplan, a road and tunnel network reducing road congestion and linking key areas of Brisbane. This significant investment is expected to drive Brisbane s economy, with well-located suburbs such as Coorparoo in a prime position to capitalise on this growth. 4 URBIS OUTLOOK

5 Key Legend NEW FARM Entertainment, Shopping & Dining 1 Suncorp Stadium 2 Queensland Performing Arts Centre 3 The Gabba Stadium 4 Coles Supermarket 5 Woolworths Supermarket 6 Coorparoo Junction TOD 7 Langlands Park Pool 8 Lord Stanley Hotel LYTTON ROAD EAST BRISBANE 8 STANLEY STREET EAST NORMAN PARK BENNETS ROAD Education East Brisbane State School QUT Gardens Point University of New England Brisbane School of Distance Education Coorparoo Secondary College Anglican Church Grammar School Coorparoo State Primary School University of Queensland Villanova College DESHON STREET 4 5 ORION OLD CLEVELAND ROAD 15 6 Health St Vincents Hospital Mater Hospital Lady Cilento Children s Hospital Princess Alexandra Hospital RNER 7 CAVENDISH ROAD Recreation & green space South Bank Parklands City Botanical Gardens Merthyr Park New Farm Park INFRASTRUCTURE Coorparoo Junction Transit Orientated Development (TOD) $150 MILLION The old Myer building at Coorparoo will be transformed into a major mixed-use facility under a new $150 million plan approved by the Queensland Government. The site will be regenerated into a transit oriented development (TOD) over 3 stages and include a combination of retail, cinema and residential space, whilst also seeing the delivery of improved public transport infrastructure and the provision of a public plaza. TransApex Master Plan $10 BILLION (Total Project Value) Residents of Coorparoo are in proximity to a number of entry and exit points within the TransApex road network, a multibillion dollar tunnel project which enables reduced travel times to the CBD, the Airport and south of the Brisbane River. The project is the biggest urban road network infrastructure development in Australia and all components are complete except for Legacy Way, which is due for completion in Queensland s Lady Cilento Children s Hospital $1.2 BILLION Opening late 2014, the new Queensland Children s Hospital, adjoining the Mater Hospital, will provide specialist paediatric care for children. Incorporating 359 beds across 12 levels, the hospital will generate significant new jobs in the local region. URBIS OUTLOOK 5

6 High number of year old population DEMOGRAPHICS & EMPLOYMENT Median income consistent with the wider benchmark Significant proportion of residents are employed as professionals Access to Brisbane s largest employment nodes DEMOGRAPHICS Increasing levels of development and accessibility are forecast to provide a catalyst for a significant transition in the composition of Coorparoo. Annual population growth and the demographic structure of the precinct are expected to reinvigorate the area as a market of choice for younger professional individuals and couples. Subsequently, this is likely to translate into increased demand for accommodation and a growing pool of prospective tenants and purchasers. POPULATION BY AGE (20-34 YEAR OLDS) FORTITUDE VALLEY & SURROUNDS 10,573 SOUTH BRISBANE & SURROUNDS BRISBANE CBD 5,348 4,271 The year old age group is a key new household forming demographic & SURROUNDS WHO LIVES IN? Median age of residents BRISBANE LGA young median age Employed as professionals 35% 29% high proportion of professionals Occupied dwelling owned outright 23% 28% an established rental market 1,523 $1,547 disposable income consistent with the benchmark Median weekly household income $ 13,863 Prepared by Urbis; Source: ABS 1. Includes Fortitude Valley, New Farm and Newstead 2. Includes Coorparoo, Woollongabba, Greenslopes, Camp Hill and Norman Park Residents aged % 26 higher proportion of possible Gen Y renter market % EMPLOYMENT Coorparoo is located within 4km from Queensland s largest employment node, the Brisbane CBD. Furthermore, the precincts neighbouring suburbs of Woolloongabba, South Brisbane and Fortitude Valley have evolved into major employment regions providing an opportunity for residents to enjoy the lifestyle of Coorparoo whilst having easy access to their place of work either by private car or public transport both rail and bus. This proximity to major employment nodes, coupled with major transport infrastructure investment and organic employment growth will provide a strong facilitator for growth in the local residential market. AUSTRALIAN TRADE COAST TOTAL 306, ,580 Current Jobs Jobs by 2031 URBIS OUTLOOK Jobs by ,000 New Jobs 192,348 New Jobs Brisbane CBD 156, ,178 Current Jobs Jobs by ,633 New Jobs South Brisbane and West End 31,543 Current Jobs 58,941 Jobs by ,398 New Jobs Prepared by Urbis, Source: NIER 6 60, ,000 Current Jobs Fortitude Valley, Bowen Hills, Teneriffe and Newstead 26,698 Current Jobs 52,515 Jobs by ,817 New Jobs Coorparoo, Woolloongabba, Greenslopes, Camp Hill and Norman Park 31,446 Current Jobs 54,946 Jobs by ,500 New Jobs

7 SHIFTING DEMOGRAPHIC DEMAND DEMOGRAPHIC OPPORTUNITES Demographic changes throughout Brisbane are projected to drive future dwelling demand. Low maintenance dwellings in locations with CBD proximity, connectivity and quality lifestyle appeal to Gen Y and Empty Nester demographics. RISE OF GEN Y AND EMPTY NESTERS Throughout Brisbane, the Gen Y and Empty Nester demographics will have an increasing impact on residential markets. Given that most Gen Y value mobility and are early in their careers with limited equity, they often choose to rent low maintenance dwellings. Gen Y have widely accepted apartment living, since it allows them to minimise the cost of living while enjoying the benefits of an inner city location. Despite the age gap, Empty Nesters seek similar dwelling characteristics, as they attempt to downscale their living costs while maintaining their lifestyles and networks. They seek suburbs that offer diverse and inclusive communities as well as walkability to amenity. WHAT GEN Y AND EMPTY NESTERS WANT Proximity to CBD Walkability & Connectivity Community & Networks Green Space QUALITY OF LIFE Sustainable Living Costs Low Maintenance Dwellings URBIS OUTLOOK 7

8 EDUCATION & HEALTH There is a strong education and health focus within the Coorparoo Catchment 4 Major Hospitals with over 2,400 beds 4 Universities/Tertiary Institutions with around 138,500 students 8 Major secondary schools, both public and private EDUCATION Coorparoo is located centrally to South East Queensland s major educational providers. Within easy access, there are more than 138,000 students, including nearly 40,000 international students, currently studying across 13 educational institutions. MAJOR SECONDARY SCHOOLS 1 Anglican Church Grammar School 2 Villanova College 3 Lourdes Hill College 4 Loreto Girls College St Laurence s College Somerville House Coorparoo High School Brisbane State High School These include the University of Queensland (with easy access via the Eleanor Schonell Bridge at Dutton Park), Queensland University of Technology, Southbank Institute of Technology and Griffith University, with demand for local dwellings influenced by this significant student population. In addition to tertiary facilities, Coorparoo is within close proximity to a number of Brisbane s top secondary colleges listed to the right: MAJOR TERTIARY INSTITUTIONS University of Queensland STUDENTS / 46,000 Queensland University TITLE of Technology STUDENTS / 40,000 Southbank Institute of Technology STUDENTS / 30,000 Griffith University STUDENTS / 22,500 Prepared by Urbis; Source: UQ, SBIT, Griffith University, QUT HEALTH Coorparoo offers high proximity to quality private and public healthcare Coorparoo residents have excellent access to healthcare in both public and private sectors, covering hospitals, general practitioners, dentists and other allied healthcare professionals. There are numerous public and private hospitals within close proximity or easy access from Coorparoo including the Princess Alexandra Hospital, the Greenslopes Private Hospital, the Mater Public and Private Hospital, and the Queensland Lady Cilento Children s Hospital which is due to be open late Queensland Lady Cilento Children s Hospital $1.2 BILLION Opening late 2014, the new Queensland Children s Hospital, adjoining the Mater SOURCE Hospital, will provide specialist paediatric care for children. Incorporating 359 beds across 12 levels, the hospital will generate TITLE significant new jobs in the local region. 10 Mater Private and Public Hospitals BEDS The Mater Private Hospital is a leading acute medical and surgical private hospital, offering 320 beds and a range of general and specialised services and 24 hour emergency care. In addition, the Mater Public offers over 250 beds whilst the Mater Mothers Hospital offers both Private and Public services. 11 Princess Alexandra Hospital 780 BEDS The Princess Alexandra Hospital (PAH) is one of only three tertiary level facilities in Queensland, providing care in all major adult specialities (with the exception of obstetrics). It is recognised as one of Australia s leading academic and research health centres. 12 Greenslopes Private Hospital 678 BEDS The Greenslopes Private Hospital is an award winning hospital offering private health care. Located in the suburb of Greenslopes, the Ramsay Health owned Hospital provides care in all major adult including obstetrics which was introduced with the completion of the most recent $47million major development early in URBIS OUTLOOK

9 Limited New Apartment Supply (only 50 new apartment transactions in the twelve months to June 2014) Median House Price (June Quarter 2014) = $690,000 Median Apartment Price (June Quarter 2014) = $418,000 Opportunity for new apartment supply APARTMENT MARKET The median sale price for apartments within the Coorparoo Catchment (comprising of Coorparoo, Greenslopes, Camp Hill and Norman Park) registered $418,000 for the half year period ending June 2014, based on 193 transactions. There has traditionally been a limited supply of new apartment product in this catchment, and this is demonstrated with the median price largely reflecting more mature product. Apartments in the Coorparoo Catchment have shown a long term upward trend over the course of the sales cycle, with median sale price increases averaging 5.3 per cent per annum over the last 10 years. Furthermore, the most recent June 2014 half year has shown a median sale price increase of 9.3 per cent since June Coorparoo apartments have attracted significant owner occupier demand given their inner city location with close proximity to green spaces, major health precincts, Brisbane s largest education providers, employment nodes and retail amenity. The median house prices in the Catchment have shown strong growth, and as noted, this has also been registered within the median apartment market. A combination of a desirable house market, proximity to key amenity and transport and limited apartment product supply is expected to bode well for the growth of the apartment market within the Catchment. The Coorparoo Catchment Apartment Market represents a solid value proposition when compared to the house market in the catchment. The apartment market in the Catchment provides an accessible entry into a desirable catchment for owner occupiers and investors alike. CATCHMENT APARTMENT SALES CYCLE HOUSE MEDIAN SALE PRICE 7.2% APARTMENT MEDIAN SALE PRICE 5.8% HOUSE TO APARTMENT AFFORDABILITY 6.9% APARTMENT RENTAL MARKET Coorparoo s accessibility to significant built infrastructure, amenity (transport and retail), and both local and major employment nodes positions it as a key residential area within Brisbane s inner suburbs. Over the past ten years, median weekly rents for one, two and three bedroom apartments in the Coorparoo Catchment have grown at 7.2 per cent, 5.8 per cent and 6.9 per cent per annum respectively. This trend illustrates a growing demand for Coorparoo apartments as the south-eastern corridor expands and develops. With a focus on apartment product in the Coorparoo Catchment, the rental premium graph highlights the premium that new and near-new apartment product currently has over existing stock. New and nearnew product in this Catchment is currently generating premiums of up to 24 per cent over established Coorparoo Catchment apartments and 20 per cent over established product in the Inner South East Catchment. This premium highlights the value that potential tenants attach to new product in prime locations. The modern facilities and low maintenance lifestyle that new product possesses continues to draw tenants who are willing to pay the premium, much to the benefit of investors. CATCHMENT RENTAL GROWTH 10 Year Annual Average (June 2004-June 2014) Prepared by Urbis; Source RPData RESIDENTIAL ANALYSIS 7.2% 5.8% Prepared by Urbis; Source: RPData CATCHMENT APARTMENT SALES CYCLE NUMBER OF TRANSACTIONS NUMBER OF APARTMENT TRANSACTIONS MEDIAN APARTMENT SALE PRICE MEDIAN HOUSE SALE PRICE JUN-84 JUN-85 JUN-86 JUN-87 JUN-88 JUN-89 JUN-90 JUN-91 JUN-92 JUN-93 JUN-94 JUN-95 JUN-96 JUN-97 JUN-98 JUN-99 JUN-00 JUN-01 JUN-02 JUN-03 JUN-04 JUN-05 JUN-06 JUN-07 JUN-08 JUN-09 JUN-10 JUN-11 JUN-12 JUN-13 JUN , , , , , , , ,000 0 MEDIAN SALE PRICE ($) RENTAL PREMIUM ONE BED TWO BED NEW & NEAR-NEW CATCHMENT RTA $360 $290 INNER SOUTH EAST RTA $300 NEW & NEAR-NEW CATCHMENT RTA $445 $360 INNER SOUTH EAST RTA $370 QUARTER (ANNUAL) Prepared by Urbis; Source: RPData Prepared by Urbis; Source RPData URBIS OUTLOOK 9

10 MARKET INDICATOR COMPARISON Coorparoo offers an affordable entry into the Inner Brisbane Apartment market Higher individual and household weekly income than the Inner Brisbane medians This results in an increased value proposition when compared to the Inner Brisbane benchmark MEDIAN PRICE MARKET Analysis of the Coorparoo Catchment with relation to the Inner Brisbane and Inner Sydney residential markets identify the comparable affordability currently witnessed in the Queensland market. The Inner Brisbane house markets have recorded 40 per cent cheaper rents than the Inner Sydney market at the end of June When it comes to higher density living, Inner Brisbane is comparably more affordable than Inner Sydney which closed June 2014 with a 27 per cent premium on median unit sales - $179,000 higher than the Inner Brisbane market. The Coorparoo Catchment, despite returning healthy rental returns, has also registered competitive median pricing relative to Inner Brisbane, recording sales $63,000 and $111,000 more affordable for both unit and house markets. ECONOMIC WELLBEING From information gathered through the 2011 Census, the economic wellbeing of Coorparoo residents is outperforming the Inner Brisbane market and tracking as well as Inner Sydney residents. Based on averages taken from Inner Brisbane and Inner Sydney catchments, the average resident will earn $795 and $917 per week respectively whereas the average resident of Coorparoo will earn $859 per week. When taking into account the average weekly income from a rental capacity, the Inner Sydney median rents leave the least amount of disposable income of $23 for houses, and the Inner Brisbane median rents leave the least amount of disposable income of $383 for units. The Coorparoo Catchment provided the best rental opportunity for houses and units with $389 and $460 of the average income remaining. WEEKLY INCOME COMPARISON Household and Individual Income MEDIAN PRICE COMPARISON House and Unit $2,000 $1,898 CATCHMENT INNER BRISBANE INNER SYDNEY $1,800 $1,600 $1,731 $1,625 HOUSE CATCHMENT INNER BRISBANE $690,000 $800,875 INNER $1,434,818 SYDNEY $1,400 $1,200 $1,000 $800 $600 $400 $859 $795 $917 UNIT CATCHMENT INNER BRISBANE $418,000 $481,278 INNER $660,545 SYDNEY $200 $- AVERAGE WEEKLY HOUSEHOLD INCOME AVERAGE WEEKLY INDIVIDUAL INCOME Prepared by Urbis; Source: RPData MEDIAN WEEKLY RENT AND PERSONAL INCOME Prepared by Urbis; Source: RPData UNIT HOUSE AVERAGE WEEKLY INDIVIDUAL INCOME MEDIAN RENT APARTMENT House and Unit $1,000 $900 $800 $700 $859 $795 $894 $917 HOUSE UNIT CATCHMENT INNER BRISBANE Prepared by Urbis; Source: RPData $470 $537 INNER $894 SYDNEY CATCHMENT INNER BRISBANE $399 $450 INNER $534 SYDNEY $600 $500 $400 $300 $200 $100 $- $399 $470 $450 CATCHMENT INNER BRISBANE INNER SYDNEY Prepared by Urbis; Source RTA, NSW Dept. of Housing, ABS *For the purpose of this report, Inner Brisbane includes the suburbs of Brisbane City, Spring Hill, New Farm, Teneriffe, Bowen Hills, Fortitude Valley, Herston, Newstead, Milton, Paddington, Auchenflower, Mt. Coo-tha, Toowong, St Lucia, Highgate Hill, South Brisbane, West End, Buranda, Dutton Park,Woolloongabba, East Brisbane and Kangaroo Point. **For the purpose of this report, Inner Sydney includes the local councils of Ashfield, Botany Bay, Lane Cove, Leichhardt, Marrickville, Mosman, North Sydney, Randwick, Sydney, Waverley and Woollahra $537 $ URBIS OUTLOOK

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12 Brisbane Level 7, 123 Albert St Brisbane QLD This publication is prepared on the instruction of Peggy Ridge Pty Ltd and is not suitable for use other than by the party to whom it is addressed. As the publication involves projections and assumptions it can be affected by a number of unforeseen variables. The forecasts and assumptions are a prediction and whilst Urbis has made every effect to ensure that the forecasts and assumptions are based on reasonable information, they may be affected by assumptions that do not necessarily eventuate or by know or unknown risks and uncertainties. It should be noted that past performance is not necessarily a reliable indication of future performance. The information in the publication does not represent financial advice and should not be regarded as such. It has been prepared without taking into account your financial situation or investment objectives. You should consider the appropriateness of the information in regards to your current financial situation or needs. Urbis accepts no responsibility for the accuracy or completeness of any such material. The information is subject to change without notice and Urbis is under no obligation to update the information or correct any assumptions which may change over time. This study has been prepared for the sole use of Peggy Ridge Pty Ltd and is not to be relied upon by any third party without specific approval from Urbis. This publication is subject to copyright. Except as permitted under the Copyright Act 1968, no part of it may, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise) be reproduced, stored in a retrievals system or transmitted without prior written permission. Enquires should be addressed to the publishers.