Seeking Input on Suburbs/Area in Qld or Vic for Investment Property

ShazOz on 21/06/2025 - 11:33
Last edited 21/06/2025 - 16:23 by 1 other user

I am looking to purchase an investment property and budget is $650k. It would be long term investment for the kids (probably 10 to 15 years) but looking to have something which will provide good rental yield and capital growth.

I am in Sydney but looking to invest either in QLD or VIC and here are shortlist suburbs so far. Preference is to get house but don’t mind townhouse as long as the body corporate is not a rip off. I’m not in favour of unit. Preference is to have at least 3Bed, 2 Bath and 1 garage property.

QLD
Redcliffe Plain, Caboolture, Browns Plains, Marsden, Kirwan, Kingston
Note: I am reading mixed feedback on public forums – some people suggest Brisbane has already peaked while others are suggesting that it has still lot of potential due to 2032 Olympics.

VIC
Wollert, Doreen, Craigieburn, Mernda, Fraser Rise

Note: I am once again reading mixed feedback on public forums – some people suggest there is high holding cost due to low threshold for land tax ($50k) and low rental yield, while others are suggesting that it hasn’t seen boom since COVID and next in line for growth. The prices have not increased but it won’t stay longer due to immigration influx and Melbourne being 2nd largest city. Considering the prices are lower, it’s a good opportunity to buy now before the price starts increasing.

As I am not local, I would appreciate feedback from the local community and other investors for these areas. Suggest any other suburb which is worth having a look.

Home & Garden Investment

Comments

  • Downvoter on 21/06/2025 - 11:54

    Ipswich in QLD

  • AndyC1 on 21/06/2025 - 12:37
    +1

    Looks like op needs to do way more research as in the past you cannot get good rental yield and capital growth at the same time.

    • Dr Phil on 23/06/2025 - 17:21

      This is very true

      In areas areas with good capital growth the rental return cant keep up so rental yield is lower
      eg In Sydney the Eastern Suburbs and Lower North Shore

      Alternatively….

      Where there is good rental return its because people cant afford to buy so are renting instead.
      Eg Western suburbs of Sydney such as Guildford, Campbelltown and Minto where rental demand is good because people cannot afford to buy, so capital growth is weak for the same reason.
      Such areas benefit greatly from low interest rates so timing is important if you want to capture capital growth.
      These areas though are not good long term purchases because in the end you want good capital growth

      Sometimes there are suburbs where you can get booth.
      These are suburbs with affordable rent AND affordable purchase prices.
      Areas in Sydney's far West where new housing is going up have benefited from both strong capital growth and good rental demand.
      Leppinton is a classic example. New houses purchased in 2021 have doubled in price but now rents are not keeping up with capital growth (again)

  • ForkSnorter on 21/06/2025 - 12:51
    +2

    I know some, but not all of these suburbs well, but I asked chatgpt for its opinion, and to get some more information, and it mostly coincided with my opinion. This is based not only on potential growth, but also lifestyle and livability. My knowledge of QLD is more up to date as I live here now.

    QLD

    Redcliffe Plain. - Do you mean Redcliffe Peninsula, or Redbank Plains?
    If you mean Redcliffe Peninsula, then hell yes. Affordable houses less than 5 mins walk from the beach, sea-side cafe/restaurant culture, train station, no traffic, fishing jetties with amazing views, comprehensive amenities . There is even a major public hospital. I’d say this place hasn't peaked at all.

    If you meant Redbank Plains: Maybe ok as a financial investment, but nothing exciting as a place to live. It's side-of-the-highway suburban nowhere, 40 mins drive from anything interesting. In fact, if I was looking in Ipswich region, I'd prefer to be closer to central Ipswich, which is a short drive to some nice country areas.

    Caboolture: No, this is bogan central, and it's a traffic nightmare to get out.

    Browns Plains: Maybe, but I’d shift slightly higher on the map to Calamvale, which shares proximity to Sunnybank, or Runcorn, which has a train station.

    Marsden: No, bottom of the list. Nothing interesting here, and it will continue to share the historically bad Logan reputation for a few more years.

    Kingston: No, same as Marsden.

    Kirwan=no, too much of an unknown. Prime cyclone territory too.

    VIC

    Wollert= no, young and ugly
    Doreen=maybe, quiet and green, but more expensive and no train line
    Craigieburn=Hell yes, decent infrastructure, well-located, train line
    Mernda=hell yes, cheap, good infrastructure, train station
    Fraser Rise=hell no, nothing there

  • Megatron on 21/06/2025 - 13:01
    +5

    For Victoria, from what I have heard, the rental laws are pretty crap in addition to higher land tax and lower tax returns.. if you get stuck with a bad tenant, then kicking them out is nothing short of a battle.. also there are additional laws requiring annual compliance checks and all appliances to be compliant with current energy ratings.. all of these things mean the net yield on an Investment there is pretty low and the reason why investors walked away from it in the first place

  • brendanm on 21/06/2025 - 14:23
    +6

    Go for Marsden, you could get a lovely family of 12 on benefits who could live in it. Probably only trash it every second week.

    • brendanm on 21/06/2025 - 15:54

      West side of yawalpah road is where it's at.

      • LFO on 22/06/2025 - 14:21

        Doesn't Yawalpah Rd run basically East-West??

        • brendanm on 22/06/2025 - 14:34

          I dunno, whatever side isn't Gainsborough greens is the side I'm referencing.

  • MrThing on 21/06/2025 - 15:28
    +2

    defs buy a house in logan in QLD, great returns

    • 30year old Camry on 21/06/2025 - 15:39
      +3

      defs buy a house in logan in QLD, great returns

      1̶ ̶K̶i̶l̶o̶ I mean $1000 per week

  • 30year old Camry on 21/06/2025 - 15:59
    +5

    Next post will be, "How do I evict tenants and remove drug lab from my investment property?"

  • [Deactivated] on 21/06/2025 - 16:10
    -6

    Put that amount of money into your super and you would get 10 X (property value + rental income of 10-15 years) when you reach preservation age, probably 10-15 years later as you say 10-15 years.

    • tenpercent on 21/06/2025 - 21:05
      +1

      What?

    • SlickMick on 22/06/2025 - 09:17

      Dunno about the figures, but def something OP should consider. There are far better investment options than what OP is considering.

      • LFO on 22/06/2025 - 14:13

        There are far better investment options

        And far more realistic.

        Something for the kids 10 to 15 years ahead?
        For their portfolio or to move in?
        Will they want that?

        Future is unknown.
        A booming place today could be a nightmare when that bright future arrives.
        In particular when it is your expectations and not theirs.

  • WoodYouLikeSomeCash on 21/06/2025 - 20:34
    -1

    Avoid VIC, Labor's Dan Andrews sent us broke and now Jacinta is trying to tax her way out of this hole.

  • Aust on 22/06/2025 - 11:59

    Go West young man, Perth

  • mhz on 22/06/2025 - 13:01

    I have a house in City of Logan in QLD which since it was built in 2020 has almost doubled in value.
    My wife and I are now in the process of building another house in Caboolture through a company called Wealthology who have told us this estate (Pebble Creek) is set to boom. Big investment from state gov and a lot of infrastucture being built around it.

    • LFO on 22/06/2025 - 14:18
      +1

      I have a house in City of Logan in QLD

      As everybody will say: but it is still Logan

      Labrador in Gold Coast is unable to clean its motto of Lock your doors Labrador regardless of its booming housing and almost total redevelopment.

      But works for you and that is really perfect and commendable.

    • SlickMick on 22/06/2025 - 15:19

      lol Logan & Caboolture. You should look at Inala next.

      make sure you get a really good agent who screens tenants well.

      • mhz on 22/06/2025 - 18:15
        -1

        I'm the one making the equity, what are you doing?

        • SlickMick on 22/06/2025 - 21:37

          Equity can disappear fast if you don't heed that warning.

          • mhz on 22/06/2025 - 22:20
            -1

            @SlickMick: You clearly have no investment properties yourself or any idea what you are talking about. Run along.

  • SlickMick on 22/06/2025 - 15:28

    I considered buying gold bullion or coins for a relative born earlier this year. Turns out it would have been up 20% already, but I decided the best thing I could do for their future is build my own wealth. My super is definitely not up 20%, but I reckon in 20 years it will have returned more after tax.

    Unless you're maxed super and PPOR, the only reason to buy investment property in own name is if you need the negative gearing. But decent properties soon become positively geared, so I'm not sure that it's a good strategy. (I will have to do the maths on that one day.)

  • tabitha731 on 22/06/2025 - 18:08
    +1

    Do not invest in the poorer states… the returns won’t be as good as you hope.. just invest in housing in NSW. I personally wouldn’t buy any investment properties, as it’s most likely to cost more in the long run to maintain and manage.

  • Euphemistic on 23/06/2025 - 12:15

    IMO dont buy a property in an area you dont know. In addition to that, dont buy a property you wouldnt live in.

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