{"id":23439,"date":"2018-11-09T01:00:42","date_gmt":"2018-11-08T14:00:42","guid":{"rendered":"https:\/\/realestatetalk.com.au\/?p=23439"},"modified":"2018-11-09T01:00:42","modified_gmt":"2018-11-08T14:00:42","slug":"the-rise-and-rise-of-satellite-cities","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/the-rise-and-rise-of-satellite-cities\/","title":{"rendered":"The rise and rise of satellite cities"},"content":{"rendered":"

By Simon Pressley, Propertyology Head of Research<\/em><\/p>\n

 <\/p>\n

In the grand scheme of things, it wasn\u2019t that long ago that more Australians lived in the country than the city.<\/p>\n

Today, about 65 per cent of our population live in capital cities, including about 40 per cent in just two cities \u2013 Sydney and Melbourne.<\/p>\n

A big change in the way Aussies live in cities over the past few decades, though, has been the rise and rise of satellites, which have evolved over the years within town planning reforms. And, it\u2019s important for property investors to appreciate the role that satellite cities play.<\/p>\n

One of the principal reasons for the establishment of satellite cities was to reduce the need for a large percentage of a city to commute to a central location, like the CBD, for work and essential services, which usually resulted in gridlock and plenty of grumpy residents.<\/p>\n

Town planners have instead adopted a hub-and-spoke model where employment nodes and supporting infrastructure has been developed to service suburbs in the north, south, east and west of a city.<\/p>\n

The satellite city concept is akin to making multiple \u2018CBDs\u2019 across different parts of a city (or within a broad region).<\/p>\n

 <\/p>\n

When is a satellite city not a satellite city?<\/em><\/strong><\/p>\n

Each major city and many large regional centres in Australia have satellite cities these days, but one in particular stands out as morphing into something else entirely.<\/p>\n

Parramatta is Australia\u2019s largest satellite city, which today is actually more reflective of a capital city in its own right.<\/p>\n

It is regarded as Sydney\u2019s second CBD and is the capital of Western Sydney, where a whopping 9 per cent of Australia\u2019s total population lives (that\u2019s a population as big as Brisbane \u2013 Australia\u2019s third largest city).<\/p>\n

Sydney\u2019s bulging population and its land-locked geography is behind the evolution of Parramatta. It has everything that you would expect in a major city – from high density housing and major shopping precincts to world-class sports stadiums and its own airport (once Badgerys Creek is complete in 2026).<\/p>\n

As Greater-Sydney\u2019s population continues to grow, the state government will keep funnelling it around a 3-city strategy \u2013 Western Sydney (Parramatta), Sydney CDB, and the Easter Harbour \u2013 that are complemented by standalone satellite cities in Penrith, Gosford and Wollongong.<\/p>\n

 <\/p>\n

What are the major satellite cities?<\/em><\/strong><\/p>\n

While Melbourne\u2019s designated major activity centres include Dandenong, Sunshine, Werribee and Monash, Geelong has increasingly become an unofficial satellite city for Melbourne\u2019s outer-south-west.<\/p>\n

One of the biggest under-estimations made by a high proportion of the Australian population (including lots of so-called \u2018property experts\u2019) is the quality of life in many non-capital locations. Over the generations, some really strong regional satellite cities<\/a> have evolved across Australia.<\/p>\n

Regional Australia\u2019s population increased by 78,000 people last year and that annual figure is growing<\/a>.<\/p>\n

In every state in Australia, there are plenty of regional cities that play the role of a satellite city (or mini capital city) to a broader region. In addition to supporting their own stable population, the hub-and-spoke system also provides essential goods and services to nearby smaller towns and villages.<\/p>\n

Those regional satellite cities include Albury, Armidale, Ballarat, Bendigo, Bunbury, Burnie, Cairns<\/a>, Coffs Harbour, Dubbo, Geelong, Geraldton, Hervey Bay, Launceston, Mackay, Maitland, Mildura, Mount Barker, Mount Gambier, Newcastle, Orange, Port Macquarie, Rockhampton, Shepparton, Tamworth, Toowoomba, Townsville, Wagga Wagga, Wollongong.<\/p>\n

Brisbane\u2019s future<\/a> population growth, meanwhile, is coordinated within the South East Queensland Regional Plan, which has resulted in satellite cities that include Ipswich (particularly Springfield), Southport (Gold Coast), Maroochydore (Sunshine Coast), Strathpine (Moreton Bay) and Springwood (Logan).<\/p>\n

Greater Perth\u2019s population planning includes major activity centres in suburbs such as Stirling, Morley, Cannington and Fremantle.<\/p>\n

\"\"<\/p>\n

Should you invest in satellite cities?<\/em><\/strong><\/p>\n

As you probably know by now, Propertyology believes that affordability will continue to be one of the driving forces for property markets around the country for as long as the grass grows green.<\/p>\n

Too many property investors confuse status and desire with \u2018demand\u2019. The fewer people who can afford a commodity the lower the demand, especially in times when consumer confidence is less buoyant \u2013 here\u2019s a big bunch of proof<\/a>!<\/p>\n

One of the legacies of being raised in a military family is that I\u2019ve personally lived in various parts of this incredibly diverse country. In my role as a full-time property market analyst, I\u2019ve spent time in 8 out of 8 capital cities and more than a dozen non-capital city locations. And, as someone who\u2019s determined not to end up reliant on a taxpayer-funded handout<\/a> later in life, I\u2019ve personally invested in all corners of Australia.<\/p>\n

But ask yourself this: \u2018Why is the city that currently has Australia\u2019s lowest unemployment rate (Sydney) losing 20,000 people to internal migration each and every year?\u2019<\/em><\/p>\n

On the other hand, locations with essential infrastructure, a stable economy, and a lifestyle component (coastal, rural, regional etc), will have genuine demand if their housing is affordable.<\/p>\n

To be completely frank, I\u2019ve grown increasingly frustrated by the persistent ill-informed remarks about locations outside of Australia\u2019s four biggest cities. Comments such as \u201c\u2026there\u2019s no jobs there\u2026 population doesn\u2019t grow\u2026 and property prices don\u2019t grow\u2026\u201d<\/em> are not only completely wrong but it\u2019s down-right ignorant to refuse to review the evidence. Other comments such as \u201c\u2026it\u2019s too hot \/ cold\u2026 too small\u2026 I wouldn\u2019t want to live there\u2026\u201d<\/em> are as subject as t-bone, trout and tofu!<\/strong><\/p>\n

In my professional opinion, there\u2019s absolutely no doubt that satellite cities will continue to go from strength to strength. This month I spent an entire week on a research field trip in one such (regional) satellite city and can\u2019t wait to start investing there.<\/p>\n

Existing transport infrastructure already makes many of these satellite cities accessible within one or two hours. More and more government strategies will involve decentralisation techniques. Even more so than the last 100 years, world demand for Australia\u2019s rocks and crops will continue for the next 100 years. And tourists (domestic and international) are frequenting our regional wonders more and more<\/a>.<\/p>\n

Whether within a capital city or regional city, satellite cities are a less mature version of main CBDs so it\u2019s important to understand zoning changes.<\/p>\n

Certain pockets can be converted to mixed use \u2013 such as combining apartment living with retail and office space. Land can be released on the urban fringe for future housing supply but, they can just as easily increase density by building through the stratosphere in a sardine city.<\/p>\n

When it comes down to whether you should invest in satellite cities, it\u2019s vital that you consider more than just the fact that property is more affordable than those within the concrete jungle.<\/p>\n

Remember, \u2018capital city\u2019 is just a term \u2013 there can only be ONE in each state and territory. Historical evidence has taught those who have studied it thoroughly that \u2018big city\u2019 does not mean \u2018bigger price growth\u2019. Property prices in 3 out of Australia\u2019s 4 biggest cities are currently declining, while our third biggest city has been stuck in first gear for a decade.<\/p>\n

Insert video here (Sky News interview, Sept 2016)<\/p>\n

Remove the blinkers; block out the noise<\/a>. It\u2019s not at all like that all over Australia!<\/p>\n

All good property investment decisions require a thorough analysis of localised fundamentals. One needs to totally understand the individual industry sectors that are most important to that city\u2019s economy.<\/p>\n

Personally, I place most emphasis on understanding the outlook for each of the key industry sectors and investigating the plans and proposals of industry groups and major employers. An increase in jobs and improved local confidence increases demand for housing. Just look at what happened in Hobart<\/a>!<\/p>\n

It\u2019s also vital for an investor to understand where that city sits in the property cycle. If it\u2019s recently had a period of strong growth that almost always means that the next growth cycle is several years away.<\/p>\n

Finally, have a close look at localised housing supply (current and in the pipeline).<\/p>\n

It\u2019s in every investor\u2019s best interests to have a completely objective view of every location in Australia.<\/p>\n

Propertyology<\/a><\/strong> is a multi-award-winning buyers agency and (national) property market research firm. To find out how we can help you buy the right property, in the right location, at the right price contact us on 1300 65 40 70 or <\/strong>email here<\/a><\/strong>.<\/strong><\/p>\n

\"\"<\/p>\n","protected":false},"excerpt":{"rendered":"

By Simon Pressley, Propertyology Head of Research   In the grand scheme of things, it wasn\u2019t that long ago that more Australians lived in the country than the city. 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