{"id":5600,"date":"2015-08-25T11:06:00","date_gmt":"2015-08-25T01:06:00","guid":{"rendered":"http:\/\/realestatetalk.com.au\/?p=5600"},"modified":"2015-08-25T11:06:00","modified_gmt":"2015-08-25T01:06:00","slug":"pump-up-the-volume","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/pump-up-the-volume\/","title":{"rendered":"Pump up the volume"},"content":{"rendered":"

If increasing sales volumes means a rising property market then pump them up we say! We reveal the suburbs where sales are soaring so you can rock the house, too.
\nDinah Lewis Boucher <\/b>[@DinahBoucher]<\/b>
\nIn this data feature we\u2019re armed with the biggest increases in sales volumes for each capital city market, courtesy of Australian Property Monitors. A recovering market has, among other factors, improving sales volumes so tracking this can often be a great indicator of a rising market. But, as with all things in the property research process, sales volumes must be looked at in conjunction with a range of other data and factors \u2013 but don\u2019t let that ruin the party.
\nAccording to property lecturer and author Peter Koulizos, if sales numbers are up, prices are increasing, time on market is decreasing and vendor discounting is decreasing, these are signs the property market is improving. But beware it can go the other way, too.
\n\u201cIf the sales volumes trend is up, but prices are decreasing, time on market is increasing and vendor discounting is increasing, these are signs that the property market is in decline.\u201d
\nDamian Collins, director of Momentum Wealth, says sales volumes on a citywide basis are a good indicator of where prices are likely to be heading. Strip that down to suburb level and you\u2019ve really got to drill down into the due diligence process to see what\u2019s going on.
\n\u201cBecause what you could find is there\u2019s been a lot of new development happening in the area, particularly in new suburbs on the outskirts and brand new estates,\u201d Collins says.<\/p>\n

NEW SOUTH WALES <\/strong><\/h2>\n

\n\u00a0\"nsw\"<\/a><\/b>
\nRich Harvey, managing director of propertybuyer.com.au, says land supply is a crucial element in the increase of sales volumes of the areas that make NSW\u2019s top 10 list.
\n\u201cWith a range of new land estates offering a variety of new home packages and vacant land under $650,000,\u201d he says, \u201caffordability is a driving factor in all these areas as the median house price in Sydney moves towards
\n$1 million.
\n\u201cContinued low interest rates are driving demand in these areas of higher affordability.\u201d
\nHarvey says Minto is an area of residential revitalisation.
\n\u201cIt\u2019s experienced significant growth due to the emergence of newer housing developments,\u201d he says.
\nLocated roughly 48 kilometres from Sydney\u2019s CBD, APM has Minto\u2019s median house price at $445,000 and median unit price at $290,000.
\n\u201cThere\u2019s also been an increase in the number of \u2018flat building\u2019 developments closer to the railway station and transport links,\u201d Harvey says.
\nNarellan and Elderslie have always been sought-after areas in the Camden region however historically land supply has been limited.
\n\u201cThis has changed over the past couple of years where again new housing estates have led to renewed buyer activity,\u201d he says.
\nAPM has Narellan\u2019s median house price at $491,000 with 12-month (to February 2015) capital growth at
\n16.8 per cent and five-year capital growth at seven per cent.
\nMeanwhile, Oran Park is the hub of residential development in the southwest sector according to Harvey.
\n\u201cThis is the premier master-planned community. Oran Park offers a combination of civil works, road and transport infrastructure as well as education, community and shopping amenities,\u201d he says.
\nAPM has its median house price at $609,000, and the median asking yield at five per cent.
\n\u201cLand prices a year ago were around the $350,000 mark, today the same land is $400,000-plus, and this is only going to go up,\u201d Harvey says.
\n\u201cEach time a new stage land release is announced, developers generally drip-feed allocations and price control these releases to market. So, new stages are typically priced $5,000 to $20,000 higher than the last stage.\u201d
\n\u201cIn general these suburbs all fall within the \u2018southwest growth precinct\u2019 and due to the historical forces of supply, demand and price it will remain an area of high sales activity.\u201d\n<\/p>\n

VICTORIA<\/strong><\/h2>\n

\"vic\"<\/a>
\nA quick glance at Victoria\u2019s sales volumes reveals that all 10 suburbs are located in Melbourne\u2019s west and Paul Osborne, founder of Secret Agent, believes this is due to one reason.
\n\u201cThese suburbs are your real affordability belt and that affordability is what\u2019s been driving those volumes,\u201d he says.
\n\u201cThese areas are very much your first homebuyers market and there\u2019s probably a lot of investors there, too.\u201d
\nSo, if you\u2019re looking for blue-chip then these suburbs may not be the ones for you.
\nOsborne says he\u2019s purchased for his clients in some of these areas, but they aren\u2019t his first preference to buy in, simply because they\u2019re suburbs that are sensitive to changes in interest rates.
\n\u201cThe most interesting out of them are going to be Sunshine, Laverton and Niddrie. These three have slightly better tenant prospects than the other ones,\u201d Osborne says.
\nSunshine is located 14 kilometres from Melbourne\u2019s CBD. It has a median house price of $480,000 and 10-year capital growth at 7.2 per cent. The suburb is considered one of Melbourne\u2019s most culturally diverse, with nearly 50\u00a0per cent of residents born overseas.
\n\u201cIt\u2019s got a shopping centre, facilities, train line and there\u2019re jobs in this centre. There are good housing styles that can be picked up,\u201d Osborne says.
\nNiddrie is 15 kilometres from the CBD and has some expensive neighbours according to Osborne, which can only be a good thing for this bridesmaid suburb.
\nLaverton has a median house price of $367,000 and is located roughly
\n20 kilometres from Melbourne\u2019s CBD. Most of its housing stock is freestanding houses in the architectural styles of the 1950s through to the 1980s.
\nOsborne says Laverton is quite a small area and may not be as good an opportunity as Niddrie and Sunshine.
\n\u201cAlthough\u2026 Laverton does have a lot of potential. There\u2019s a lot of industry that\u2019s being cleaned up there. I\u2019d view Laverton as a bit more risky, but there\u2019s probably some good potential at the same time,\u201d he says.
\n\u201cTurnover is a good sign these markets are going to kick on for a bit and continue to grow. Sometimes they can work the other way when people are discounting heavily to get out of the area, but in these cases I think they\u2019re all for the right reasons.\u201d<\/p>\n

WESTERN AUSTRALIA<\/strong><\/h2>\n

\"WA\"<\/a>
\nThere are a number of good areas on the list that make the cut for Damian Collins of Momentum Wealth, but are there suburbs that stand out from the crowd?
\n\u201cI\u2019d certainly be sticking with Coolbellup, Coogee and South Fremantle from an investor\u2019s point of view. They\u2019re the top three spots to be looking at,\u201d he says.
\n\u201cThe ones that we don\u2019t like are the outer suburban areas, which include the likes of Golden Bay, Madora Bay and Greenfields. They\u2019re located on the outskirts and could be featuring on the list due to relatively new estates and so forth.\u201d
\nCoolbellup is an established area that\u2019s going through a bit of rejuvenation at the moment.
\n\u201cIt\u2019s had a big number of apartment projects in the past year, which could be why it\u2019s popped up on these findings, too,\u201d Collins says.
\nWith a median house price of $515,000, Coolbellup has 12-month growth of 14.4 per cent.
\n\u201cHistorically it\u2019s been home to a lot of state housing, but ultimately it\u2019s an area we think will improve over time. It still has a bit of a stigma to it but we think that will change.\u201d
\nCoogee is a well-located spot on the coast of Fremantle, according to Collins.
\n\u201cThey\u2019ve done a lot of redevelopment there, including a port and a marina. So, it\u2019s certainly a good suburb long-term. While it\u2019s a bit far out from the CBD, it has good access to Fremantle, which is the second city or centre in Perth.\u201d
\nSouth Fremantle was quite a working class hub, according to Collins, but the whole area has benefited from the rejuvenation of Fremantle itself. Its current median house price sits around the $920,000 mark.
\n\u201cSouth Fremantle has been partially renewed and it will continue. We certainly think this is a good spot for long-term investment.\u201d
\nWhile Mount Pleasant and Alfred Cove are premium suburbs, their relative premium price tags may price out a lot of investors.
\n\u201cJandakot is near Perth\u2019s smaller airport. It\u2019s not far from the city. It\u2019s still a newer suburb, so we don\u2019t do much work out there, but it does have some longer term potential.\u201d<\/p>\n

QUEENSLAND<\/strong><\/h2>\n

\u00a0\"Qld\"<\/a><\/b>
\nThe general type of property available within these suburbs is what Meighan Hetherington, director of Property Pursuit Buyers\u2019 Agents, finds most interesting.
\n\u201cI\u2019m not surprised these areas came up as top suburbs on this list primarily due to the style of housing available,\u201d she says.
\n\u201cThe thing that strikes me as a general overview of those suburbs, they\u2019re the type of housing stock favoured by interstate investors.\u201d
\nHetherington says out-of-town buyers often prefer brick and tile homes on a concrete slab and there\u2019s not a lot of this stock in supply within the 15-kilometre CBD radius where Hetherington prefers to buy.
\nThe predominant areas on this list are affordable ones, she says.
\n\u201c[They] have more supply that can come on and be released over time,\u201d she says.
\n\u201cWhat we find performs the best is the character Queenslander-style housing. What we generally recommend is timber and tin built between the 1900s and 1940s or low brick and tile but in those inner areas where density is limited and supply can\u2019t be increased.\u201d
\nFor example, Upper Kedron takes the number one spot, located roughly
\n12 kilometres northwest of Brisbane\u2019s CBD, but Hetherington says a huge amount of stock can become available there at any time.
\n\u201cA large development was recently approved, although government has called in this approval and is reviewing it,\u201d she says.
\nThe 200-hectare master-planned community was proposed near Upper Kedron and The Gap.
\n\u201cFrom that long-term investment point of view, the ability to put more of a similar thing into an area isn\u2019t good for long-term rental income growth and capital growth,\u201d she says.
\nNewport is located north of the Redcliffe peninsula, approximately 38\u00a0kilometres from Brisbane\u2019s CBD, and is home to the new Isles of Newport estate.
\n\u201cThere have been units released up around that area which may have spurred on this suburb,\u201d Hetherington says.
\nAustralia\u2019s largest property group Stockland has plans to urbanise north Brisbane\u2019s bayside with a predicted total value of $590 million in development. Further development of the bayside community is planned to begin in 2016.
\n\u201cThe interesting thing about the Redcliffe and Scarborough area is a lot of southern investors are attracted to it,\u201d Hetherington says.
\n\u201cThey\u2019re coastal or bayside areas, only 40 minutes from the CBD, and if it\u2019s not right on the water they\u2019re still affordable.
\n\u201cDaisy Hill is an area I know a lot of owner-occupiers like to buy in. That\u2019s an affordable entry-level area. Housing stock is very basic brick and tile.\u201d<\/p>\n

SOUTH AUSTRALIA<\/strong><\/h2>\n

\u00a0\"SA\"<\/a><\/b>
\nToorak Gardens takes out the number one spot for biggest change in sales volumes year-on-year for Adelaide, but given this suburb is blue-chip it may price many an investor out of its market, Koulizos says.
\n\u201cThis is a prime eastern suburbs location, so investing here is a no-brainer,\u201d he says. The same can be said for Brighton, a prime seaside suburb.
\n\u201cThis isn\u2019t really first-time investor territory,\u201d Koulizos says.
\nSeacliff makes an appearance on the list and its location next-door to more expensive Brighton could mean there\u2019s good potential for capital growth.
\nBrompton is an inner northern suburb of Adelaide, located a very walkable six kilometres from the CBD. APM has the median house price at $465,000 and median unit price at $385,000. Koulizos says stick to the old character period housing in this area rather than the new townhouses that developers are building.
\nLargs North is another bridesmaid suburb with future potential. Median house prices here are $418,000, while the median unit price is $275,000 according to APM data.
\n\u201cLargs North is actually one of my top 20 suburbs to invest into in Adelaide,\u201d Koulizos says.
\n\u201cIt\u2019s on the coast and is next door to the more expensive suburbs of Largs Bay and Semaphore.\u201d
\n<\/b>
\n*Check out our API newsletter
\nfor the ACT, Northern Territory and Tasmania\u2019s results.<\/i>
\n\u00a0<\/i><\/p>\n","protected":false},"excerpt":{"rendered":"

If increasing sales volumes means a rising property market then pump them up we say! We reveal the suburbs where sales are soaring so you can rock the house, too.<\/p>\n","protected":false},"author":176692471,"featured_media":5602,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[25],"tags":[70,130],"class_list":["post-5600","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-sponsored-channels","tag-featured","tag-video-2"],"yoast_head":"\nPump up the volume - 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\/pump-up-the-volume\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Pump up the volume - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"If increasing sales volumes means a rising property market then pump them up we say! 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