{"id":6612,"date":"2015-12-14T08:00:56","date_gmt":"2015-12-13T21:00:56","guid":{"rendered":"http:\/\/www.realestatetalk.com.au\/?p=6612"},"modified":"2015-12-14T08:00:56","modified_gmt":"2015-12-13T21:00:56","slug":"satellites-we-love-2","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/satellites-we-love-2\/","title":{"rendered":"Satellites we love"},"content":{"rendered":"<p><strong>Satellite centres offer great returns, strong rental demand and comprehensive facilities without the big-city price tag.\u00a0<\/strong>Kieran Clair [@kieranclair]<br \/>\nWhen looking to park hard-earned cash in property, most buyers try to stay as close as possible to a capital city CBD, but this usually involves some of a region\u2019s most expensive real estate. The trade-off comes with distance as investors head to the suburban fringe. Here the homes are cheaper, but the long drive to town can be a bore and<br \/>\nhigh-end services and facilities are thin on the ground. What if there were options close to employment, amenities and a busy urban community without having to front up a nose-bleedingly high, inner-city purchase price?<br \/>\nSatellite centres are the solution. Smaller economic hubs full of employment, transport and community that sit a commutable distance from the capital city\u2019s CBD, they allow residents to enjoy all the services necessary to create and build a population, but are still within cooee of the \u201cbig smoke\u201d.<br \/>\n<b>Satellite centres<\/b><br \/>\nAccording to Ali Hammoud, a director at Planzone Consulting, a satellite centre is a secondary city that supplements its capital and provides similar or specialised services, while still being able to operate independently.<br \/>\nHammoud says satellites form on the notion that jobs will be provided close to where people live, allowing them to work and play close to home.<br \/>\n\u201cIn New South Wales, for example, the Parramatta CBD is a satellite city, which is now commonly referred to as Sydney\u2019s second CBD and supplements the main Sydney CBD.\u201d<br \/>\nHe identifies three key elements in establishing a successful satellite centre.<br \/>\nFirstly, proximity to a capital city feeds demand for the satellite.<br \/>\nOf equal importance is good access to transport \u2013 this includes a variety of transport types as well as frequent and direct service.<br \/>\nThe third important element is an established identity.<br \/>\n\u201cA satellite city that is well known as a major hub or popular destination will have a better chance of success in the short-term than one that\u2019s not well known or known at all.<br \/>\n\u201cA second CBD will fail if its focus is on growing to be larger than the main CBD as opposed to creating its own reputation and success and similarly if no demand exists for a second CBD\/satellite city.\u201d<br \/>\nHammoud says for any buyer wanting to take advantage of growing satellites, keep an eye on state and local government strategic plans and mapping resources. These signpost those regions earmarked for growth and infrastructure. A working knowledge of zonings maps and local area plans will also prove useful to pinpoint where new facilities are likely to be located and where development potential is on the rise.<br \/>\n<b>The good stuff<\/b><br \/>\nSatellite centres offer all the required services and facilities without the big city problem of congestion. This makes them not only appealing to residents, but business as well.<br \/>\nOf course for us real estate types, affordability is key. When comparing similar distances from central business areas, properties in satellites are relatively more price-accessible than the same real estate in capital cites.<br \/>\nSimon Pressley, managing director of Propertyology, argues markets are driven by affordability, because cheaper real estate has a larger buyer pool. On this front, he says, capital cities tend to fail.<br \/>\nPropertyology did a study of property performance over the past 15 years across every local government authority (LGA) in Australia \u2013 all 550 or so. It looked at average annual capital growth plus rental yield for each. While there were years where capital cities excelled, they didn\u2019t perform dramatically better than anywhere else over the long term.<br \/>\n\u201cMelbourne and Sydney \u2013 obviously they\u2019re Australia\u2019s two biggest cities,\u201d Pressley says.<br \/>\n\u201cThey have more LGAs within those two cities than anywhere else\u2026 Almost all of those LGAs appeared in the bottom 40 per cent of the results.<br \/>\n\u201cIt\u2019s a clear demonstration that you don\u2019t need to be in the heart of town to get great gains.\u201d<br \/>\nThere\u2019s also an advantage to satellite centres where a lag in capital growth means well timed purchases can yield great results. Pressley says satellites can see a \u201cbump\u201d in price as frustrated investors look beyond the main city, but warns this shouldn\u2019t be the main reason for buying in a satellite centre.<br \/>\n\u201cIf an investor\u2019s focus had been on Sydney, then they might look at Newcastle or Wollongong, or in Brisbane it might be Ipswich or Logan. There\u2019s that knock-on effect.\u201d<br \/>\n\u201c[But] the investor needs to focus their research on where are the jobs and invest in close proximity to those jobs. We compromise investment performance if we end up in the middle of \u2018something\u2019. As an example, a lot of people have been talking up areas like Coomera and Logan, and trying to justify that as a great investment decision because, \u2018Oh, look, you\u2019re halfway between Brisbane and Gold Coast.\u2019 I say you\u2019re in the middle of nowhere.\u201d<br \/>\n<div id=\"attachment_6617\" style=\"width: 713px\" class=\"wp-caption aligncenter\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-6617\" class=\"size-full wp-image-6617\" alt=\"feature_satelites_goldcoast_beach\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au.s3.amazonaws.com\/wp-content\/uploads\/2015\/12\/feature_satelites_goldcoast_beach.jpg?resize=703%2C483\" width=\"703\" height=\"483\" \/><p id=\"caption-attachment-6617\" class=\"wp-caption-text\">The Gold Coast<\/p><\/div><br \/>\n<b>Satellites circling the nation<\/b><br \/>\nWe\u2019ve asked experts from our biggest capital cities to identify satellite centres that provide investment options.<br \/>\n<b>\u00a0<\/b><b>Sydney<\/b><br \/>\nJosh Masters, founder of buyers\u2019 agency Buyside, says Newcastle, Woollongong, Parramatta, Liverpool and Campbelltown are Sydney\u2019s most recognisable satellites. The appeal is obviously affordability given the runaway property prices in the heart of Sydney.<br \/>\nOf those centres, Masters sees some potential in Campbelltown.<br \/>\n\u201cCampbelltown is set to take advantage of the few remaining land releases around Sydney\u2019s outskirts, with new rail connections and subdivisions opening up such as Oran Park, complete with superior planning and community centres. It\u2019s also poised to take advantage of the second airport at Badgerys Creek.\u201d<br \/>\nMasters\u2019 top pick, however, is one that\u2019s cropped up a lot this year.<br \/>\n\u201cIt\u2019s difficult to go past the Parramatta region. Caution prevails in the short- to medium-term as rezoning laws mean more and more units are being built up on top of an already-heated market, however as far as community planning, business development and infrastructure goes, Parramatta is well ahead of the curve.<br \/>\n\u201cWell-located, boutique unit blocks close to transport and amenities will do well. Price points for quality strata purchases will be around $550,000<br \/>\nto $650,000.\u201d<br \/>\nDespite this, Masters is concerned the overall hot run in Sydney\u2019s market means buying for short-term gains in any of these satellites is risky.<br \/>\n\u201cThe Sydney region as a whole has had a stellar run for three years now and no area has been left untouched. Investing in any area where prices are near their peak, supply continues to increase and lenders begin to tighten borrowing criteria, means treading very carefully in my books.\u201d<br \/>\n<b>\u00a0<\/b><b>Melbourne<\/b><br \/>\nSam Lally, a buyers\u2019 advocate at Buyers Advocate Australia, says Ballarat, Geelong, Doreen, Sunbury and Daylesford fill out his list of Melbourne satellites. Lally says that while a country lifestyle is part of the appeal, there are more analytical reasons for investing.<br \/>\n\u201cThere\u2019s cheaper house prices with larger land plots, better rental returns for cash flow purposes and a sense of community.\u201d<br \/>\n\u201cBallarat and Geelong have always been good for investors, offering a great mix of growth and rental return.<br \/>\n\u201cNewer estates like Doreen or Mernda are now becoming a lot more popular for investors due to proximity to the CBD without the price tag. So long as the infrastructure in the area can keep up with the demand that\u2019s currently going through the area, returns should last\u2026 Once train lines and stations go in, if they do as promised, Doreen should reap the rewards further.<br \/>\n\u201cHomes in the area also currently offer a great return \u2013 including yield along with depreciation benefits \u2013 because they\u2019re newer style homes.\u201d<br \/>\nLally suggests investors should stick with detached housing. Given houses come with land attached, they appeal more to family buyers, so demand remains consistent and solid.<br \/>\nLally does note that while new housing estates are solid, they won\u2019t suit speculative investors, particularly in relation to new builds.<br \/>\n\u201cJust stay well away from them and buy established. At least you know what you\u2019re buying. With claims from developers of big stamp duty savings and the like for off-the-plan sales, these are an illusion, with asking prices often above the market rate anyway.\u201d<br \/>\n<div id=\"attachment_6618\" style=\"width: 713px\" class=\"wp-caption aligncenter\"><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" aria-describedby=\"caption-attachment-6618\" class=\"size-full wp-image-6618\" alt=\"feature_satelites_sunbury\" src=\"https:\/\/i0.wp.com\/realestatetalk.com.au.s3.amazonaws.com\/wp-content\/uploads\/2015\/12\/feature_satelites_sunbury.jpg?resize=703%2C483\" width=\"703\" height=\"483\" \/><p id=\"caption-attachment-6618\" class=\"wp-caption-text\">Sunbury<\/p><\/div><br \/>\n<b>\u00a0<\/b><b>Queensland<\/b><br \/>\nThe names of Brisbane satellites are on the lips of most local buyers, according to Karen Young, founder of buyers\u2019 agency Property Zest.<br \/>\n\u201cLogan, Gold Coast, Sunshine Coast and Ipswich,\u201d she says.<br \/>\nShe believes lifestyle, less congestion and more affordability are the biggest drivers for these markets, and there are opportunities to profit.<br \/>\n\u201cWe\u2019re spending a lot of time in Logan and on the Sunshine Coast particularly. These areas are seeing large amounts of spending on infrastructure and housing development.<br \/>\n\u201cFor example, the Sunshine Coast medical precinct with the new Sunshine Coast University Hospital is attracting a lot of interest in this area as an investment location.\u201d<br \/>\nYoung says housing should be your property type of choice as opposed to units.<br \/>\n\u201cIn Logan, property under $400,000 on large blocks of land greater than<br \/>\n600 square metres is a good option,\u201d she says.<br \/>\n\u201cWith recent changes to the city planning regulations in the Logan City Council area, there are some interesting development options available in terms of secondary dwellings, so larger blocks are popular.\u201d<br \/>\nAround the Sunshine Coast, Young says newer style executive houses close to the hospital precinct rent well for investors.<br \/>\n\u201cFor those looking to maximise capital gains, there are some good opportunities to add value to older style properties in the area.\u201d<br \/>\nYoung says depending on your risk profile and available funds, certain satellites will appeal to certain investors. Low buy-in, high-yield investors might consider Logan or Ipswich, while higher-price buyers can purchase close to new infrastructure on the Sunshine Coast.<br \/>\n<b>\u00a0<\/b><b>Perth<\/b><br \/>\nGavin Hegney, founding director of advisory firm LMW Hegney, says nothing drives a satellite more than an increasing number of buyers who have high wage growth.<br \/>\n\u201cWe have witnessed this first-hand in Western Australia, especially from FIFO workers.\u201d<br \/>\nHegney says Perth is a relatively young city so affordable investment options close to town still exist.<br \/>\n\u201cWhile not a satellite city, the Perth Hills to the east of the city offer a quiet hillside setting only 15 minutes from the hub of Midland.<br \/>\n\u201cLocations such as Darlington, Parkerville, Mundaring and Kalamunda all have unique features that attract buyers.\u201d<br \/>\nHegney says east of Perth, the two satellite cities of Northam and York are historical settlements that service local residents and the farming community. \u201cHomes here are in the $250,000 to $600,000 price range\u2026 Yields are around four per cent to six per cent gross, but the dynamic of scarcity and development make an interesting mix.\u201d<br \/>\nSouth of Perth is the coastal locality of Mandurah, and the attraction of water drives its market.<br \/>\n\u201cThe best opportunity is for beachside property around the Halls Head to Dawesville stretch of coast \u2013 surfing, boating and fishing are features of this area,\u201d Hegney says.<br \/>\n\u201cBeachfront lots can be bought for around $400,00 to $600,000 and there are a variety of homes, including cheap beach shacks for not much more. The commute to Perth can be via the train.<br \/>\n\u201cNorth of the capital sit the satellite towns of Guilderton, Seabird, Ledge Point and Lancelin. Each has been established around the crayfishing industry originally, yet being affordable and close to Perth, demand from commuters and holidaymakers has tended to take over.\u201d\u00a0<b><br \/>\n<\/b><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Satellite centres offer great returns, strong rental demand and comprehensive facilities without the big-city price tag. <\/p>\n","protected":false},"author":176692471,"featured_media":6616,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[32,13,17,25],"tags":[],"class_list":["post-6612","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-a-property-topic","category-latest-story","category-property-investment","category-sponsored-channels"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Satellites we love - 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