Every day I search the Brisbane property market for good investment properties for my clients. Every Monday I send one out for free to give you an insight into how an investor finds and assesses properties. Sign up to the club to get the full report each week.
Property of the Week #44 – 9th May, 2016
Address: 13 Piccabeen Court, Narangba, QLD 4504
Area: Moreton Bay Region
Property Type: 3 Bedroom, 2 Bathroom, 3 Car House
Land Size: 800sqm
Estimated Market Value: $405,000 (sign up below to get the full valuation report)
Listed Price: $350,000
Rental Return: $370 to $390 per week (5.5% yield)
Affordability: Negative cash-flow of $2/wk (calculated for an investor with an income of $50k/yr).
I would recommend this property for investors with a subdivision and/or small development strategy in mind. It’s a “Triple-Whammy” – which is a property that represents high capital growth potential AND a discount below market value to create instant equity AND future development potential to add value and manufacture your own capital growth down the track.
High capital growth potential
Here’s what Terry Ryder (Australia’s leading property researcher and Director of Hotspotting.com.au) has to say – “This region has been identified by the State Government as a Principal Regional Activity Centre for major growth in the Brisbane area.
The appeal of this precinct is affordability – houses at prices below $350,000 are readily available across six suburbs. Vacancy rates throughout this precinct are low. Rental yields are generally in the 5.2% to 6.1% range. This presents an attractive package for investors: affordable prices, low vacancies and high rental yields.”
For suburb analysis I turn to successful property investor and self-confessed “property data nutcase” Jeremy Shepherd. Jeremy has pioneered the use of the Demand to Supply Ratio Score (DSR). This score allows an investor to measure the supply vs demand of houses or units in a suburb.
This week’s suburb (Narangba) has a DSR Score of 57 – This means demand only just outweighs supply in this market. This is a healthy market for investors wanting to apply some value adding strategy. Buyers are sometimes able to get away with low-ball offers. Sellers are getting the prices they ask for more often than not. Expect growth to marginally exceed the national average.
This property has been listed at $350,000. The estimated market value of the property is $405,000 (sign up below to get the full valuation report) which potentially puts you $55,000 in front from day 1.
With a rental yield of around 5.5% this property provides a good return. Our cash-flow analysis estimates that this will be a slightly negatively geared property, costing just $2 per week to own..
Future Development Potential
This is a good investment property “as-is” and can be rented out immediately. But it also provides potential to add value and manufacture your own growth in the future because it is situated on a large block that has the potential to be subdivided or developed (subject to Council approval of course).
Get the full details, analysis, and research
Join the Property of the Week Club to get the full report on this property. It includes:
- The valuation report.
- The rental appraisal.
- Cost calculations for an investor earning $50k p.a.
- Profile of the Moreton Bay Region as a growth area.
- Links to the resources we’ve used for our research.