{"id":14063,"date":"2017-09-25T01:00:44","date_gmt":"2017-09-24T15:00:44","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=14063"},"modified":"2017-09-25T01:00:44","modified_gmt":"2017-09-24T15:00:44","slug":"a-brisbane-suburb-with-low-ratio-of-renters-shannon-davis","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/a-brisbane-suburb-with-low-ratio-of-renters-shannon-davis\/","title":{"rendered":"A Brisbane suburb with low ratio of renters \u2013 Shannon Davis"},"content":{"rendered":"

The next Brisbane suburb we look at with Shannon Davis<\/strong> is in the south-east and is about 12 kilometers from the city.\u00a0 Belmont has a median price of $635,000 and as well as telling us why he has chosen this suburb, he also tells us about a great property there and why he likes it.
\nTranscript<\/strong>
\nKevin:<\/strong>\u00a0 Our special focus this week is we\u2019re looking at some suburbs around the south-east Queensland market, specifically in Brisbane. As I said, in future shows, we\u2019re going to be looking at the other markets around Australia, as well. But for today, the focus is on Brisbane.
\nMy guest is Shannon Davis from Metropole Properties in Brisbane. They are buyer\u2019s agents, and this is what they do. That\u2019s why we gave them the mission of doing this for us, to identify the properties and the suburbs that they believe are going to accelerate in value.
\nThe second area that you\u2019ve looked at Shannon, is Belmont. Tell me a little bit about Belmont.
\nShannon:<\/strong>\u00a0 Belmont, a tiny suburb. Only ten square kilometers. Not many units. It has a massive percentage of owner-occupiers. We\u2019re talking 77.9% of owner-occupiers. Really tightly held.
\nKevin:<\/strong>\u00a0 Just on that point, if I could ask you, the predominance of owner-occupiers, does that tell you something about the suburb and the quality of housing in the suburb?
\nShannon:<\/strong>\u00a0 Yes, nice place to live. Also, renters and landlords are my competition. I\u2019d rather have an element of scarcity there, so that every time my house becomes vacant, or every time I\u2019m going to market, I\u2019m going to be competing against less rather than more.
\nKevin:<\/strong>\u00a0 It does mean, though, that you\u2019re probably going to be paying slightly above the odds. You can always buy a lot cheaper, as you are going to see, as we go through the ones that we\u2019ve identified, and even the median prices.
\nShannon:<\/strong>\u00a0 Yes. But I also believe that it\u2019s quality over quantity. I\u2019d rather have two really good investment-grade properties rather than five average or mediocre ones. I think a lot of people beat their chest about how many properties they own, but are they worth it, and are they wealth-producing?
\nKevin:<\/strong>\u00a0 So, Belmont, a pretty small area, ten square kilometers.
\nShannon:<\/strong>\u00a0 Days on market is really low at 33. We mentioned the percentage of renters. Strong yields for houses at 4.4%. Again, it\u2019s not got the level of discounting as some other suburbs and had a pretty good three-year growth period, as well.
\nKevin:<\/strong>\u00a0 The growth in population\u2019s quite strong in there, too, around 24%. Tell me that message that sends you?
\nShannon:<\/strong>\u00a0 Again, it\u2019s just not much land becoming there available there, but there is a nice place to live, and it\u2019s grown its price really well, as well. We\u2019re looking at a median price of about $635,000, so it\u2019s still pretty affordable by Brisbane comparisons \u2013 and I\u2019m talking about Brisbane City Council, in that area.
\nKevin:<\/strong>\u00a0 In our previous segment, when we were talking about Mansfield, we mentioned that the discount there was negative 2.6%. Belmont\u2019s is 7%. Does that indicate that the prices in there, the asking price, the differential, well obviously, it\u2019s a little bit higher, so you\u2019ve got a little bit more room to negotiate?
\nShannon:<\/strong>\u00a0 Yes, definitely. But, again, negative 7% is quite low relatively to the other Brisbane suburbs where we are right now.
\nKevin:<\/strong>\u00a0 A market in equilibrium \u2013 just so we get some balance in here \u2013 I believe is anything up to 10%. Anything over 10% is probably a touch on the high side. So, 7% is getting up there, but it\u2019s not the highest.
\nTell me about the property you chosen in Belmont and why you\u2019ve chosen it.
\nShannon:<\/strong>\u00a0That one there, Kevin, it\u2019s 13 Crestmead Place at Belmont. It\u2019s being marketed by Purple Bricks. It\u2019s a cul-de-sac position, but I think it\u2019s getting pretty close towards land value there, and I think, with its cul-de-sac position, it might open itself up to a knockover. There\u2019s no demolition control and we could build a contemporary house and manufacture some equity.
\nKevin:<\/strong>\u00a0 Was the fact that is was listed with Purple Bricks any sort of an attraction, or what did that tell you about the property and the seller?
\nShannon:\u00a0\u00a0<\/strong>I\u2019m a big fan of selling agents being a big guide to how suburbs perform and how houses perform. And with Purple Bricks, I think I can take my chances a little bit more with some previous experience of negotiation.
\nKevin:<\/strong>\u00a0 What do you mean?
\nShannon:\u00a0<\/strong>\u00a0I think it\u2019s more of a volume model \u2013 less attention to detail and you can probably get a better result for the buyer.
\nKevin:<\/strong>\u00a0 Yeah, the business model for Purple Bricks, just to explain again, is that the owner of the property will actually pay a listing fee. So, it\u2019s not a success fee. It\u2019s not a selling fee. It\u2019s a fee to list. It\u2019s around about $4500, and whether or not you sell, you still pay that fee.
\nSo, the quality of the agent is probably one of the determining factors. Is that what you\u2019re leading to there?
\nShannon:\u00a0<\/strong>\u00a0That\u2019s what I was trying to say, yes, in fewer words.
\nKevin:<\/strong>\u00a0 I thought it might be.
\nShannon:\u00a0<\/strong>\u00a0But also, Kevin, it has a long lease, and I think marketing with a long lease is a real trap for investors because the majority of buyers are owner-occupiers, and when you have a long lease involved, it really cuts out a big chunk of your market.
\nKevin:<\/strong>\u00a0 This is quite an interesting point that we\u2019re making here because there is a long lease on this, and obviously, the agent concerned is marketing this on the fact that there is a long lease. But this is a property you\u2019ve identified that could be quite a good knockdown.
\nShannon:\u00a0<\/strong>\u00a0Yes. I think you wouldn\u2019t be in any danger of over-capitalizing, given the prices of a contemporary. Often, it\u2019s cheaper to build than it is to renovate, and I think Belmont will look after you with its demographics into the long term.
\nKevin:<\/strong>\u00a0 So, what\u2019s the price on this one?
\nShannon:\u00a0<\/strong>\u00a0It\u2019s offers around about the $560,000 mark.
\nKevin:<\/strong>\u00a0 Yes. So, there\u2019s a fair bit of room for negotiation in there, and given that it\u2019s a knockdown, you\u2019re effectively paying land value. Happy to talk to anyone who might be interested about this off air. We were not able to get the agent on this particular one, but an interesting property. 13 Crestmead Place at Belmont.
\nBelmont is the third property that we\u2019re having a look at, as we look around Brisbane \u2013 look at the suburbs and the properties that we believe could grow in value.
\nMy guest is Shannon Davis, and Shannon is from Metropole Properties. This is what they do. They are buyer\u2019s agents, and they look around.
\nComing up a little bit later in the show, we\u2019re going to have a look at Everton Park, which is another great suburb with a median price of around $600,000. And the final area that we will look at in the show today, is a very strong part of the Brisbane market, with a median up in the $700,000s. We\u2019ll talk to you about that a little bit later in the show.<\/p>\n","protected":false},"excerpt":{"rendered":"

The next Brisbane suburb we look at with Shannon Davis is in the south-east and is about 12 kilometers from the city.\u00a0 Belmont has a median price of $635,000 and as well as telling us why he has chosen this suburb, he also tells us…<\/p>\n","protected":false},"author":176692471,"featured_media":14054,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[32,10,11,13,36,22,25],"tags":[101],"class_list":["post-14063","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-a-property-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-research-topic","category-sponsored-channels","tag-podcast"],"yoast_head":"\nA Brisbane suburb with low ratio of renters \u2013 Shannon Davis - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/a-brisbane-suburb-with-low-ratio-of-renters-shannon-davis\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"A Brisbane suburb with low ratio of renters \u2013 Shannon Davis - 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