Single person looking to buy my first home in/around Brisbane.
Currently searching in Moreton Bay City Council with no luck but open to other areas and my borrowing capacity max is around $650k which leaves me only with townhouses.
So, wanted to get some tips from fellow OzBargainers about their experiences living in townhouses, strata, noise issue with neighbours, suburbs that you don't recommend.
Anything and everything you can share would be much appreciated.
If you are intolerant of others, a townhouse or apartment is not for you. You ARE going to have issues at some point. Your reaction to said situations will make a massive difference to your quality of life.
Not really intolerant
Yeah,,, not right now you’re not maybe… things do change pretty quick.
Though I will say sometimes gated community can be slightly safer than a free standing
What makes you think houses are immune from issues?
Find one with a garage between you two and free standing walls. Look out for second level peeping toms into your courtyard, try and get one without any view.
Northside or southside?
Where do you work?
Do you need good public transport?
How many bedrooms? I suspect a 2-2-1 unit is probably up your alley. Townhouses in decent suburbs can be very expensive.
obviously realestate.com.au, domain.com.au and property.com.au
homely is good for reviews
brisbane crime map
North & South both works
Preferably train station nearby to commute to city for work - 45 mins transit preferably
Min 2 beds
Do you have flood map too?
oh yeah aha
flood map:
https://fam.brisbane.qld.gov.au/?page=Map---Standard
my first thoughts are Shorncliffe line, Cleveland line, can always get busses southside too (think Eight Mile Plains/Mt Gravatt etc)
I feel like you just need to go to a bunch of inspections and get your feet wet
my experience: bought a unit, there's some noise occasionally, some occasional weed smoke from neighbours, but hey, it's secure and better than renting.
This may help you rule some areas out. https://qps-ocm.s3-ap-southeast-2.amazonaws.com/index.html
I can't give you specifics about Qld. Nobody else can give you long-term information. Body Corporates and Strata changes, depending on the people involved. What's bad today may be good tomorrow, and vice versa.
1) SOME strata managers feather their own nests while farming work out to people they know.
2) Individual owners will take their problems to strata without thinking other owners may have similar issues that need fixing. A trade coming in one to fix half a dozen problems is more economical than the trade coming in half a dozen times to fix one problem each time. In other words, owners need to communicate.
3) In the same way Strata will deal with things as they arrive without thinking of the bigger picture.
4) At any time, strata may be taken over by another strata company.
5) Body Corporates contain a range of opinions and can be difficult to deal with. However, you need to be involved in BC to see what's going on with your levies and maintenance. You'll also be able to vote to change Strata Manager if you become suspicious it is being badly (or corruptly) run.
BC depends on which owners become involved. Make sure one of them is you if you want someone focussed on your interests.
West towards Ipswich tends to be best value compared to travel time to the CBD. The disadvantage compared to Moreton Bay or Southside is that you aren't close to any of the beaches. For example, you can get a house in Goodna/Redbank/Collingwood Park area for around $650k. 40 minutes by train or 30 minutes by car (outside peak) to the CBD. Need to check flood maps before purchase but there are plenty of elevated areas that weren't flooded.
Personally, I would not choose to live in Caboolture, but you can get houses there under $650k fairly close the train station: https://www.realestate.com.au/property-house-qld-caboolture-…
https://www.realestate.com.au/property-house-qld-caboolture+…
https://www.realestate.com.au/property-house-qld-caboolture+…
Many more to choose from.
Closer to the nicer areas with beaches and seaside restaurants/cafes, you would have to look at units and townhouses. You get less for your money in terms of floor area, etc., but you are also buying the lifestyle, so it depends what you want. This area is in high demand at the moment, so not really much available in your price bracket that I can see:
https://www.realestate.com.au/property-unit-qld-redcliffe-14…
https://www.realestate.com.au/property-unit-qld-scarborough-…
https://www.realestate.com.au/property-unit-qld-redcliffe-14…
Over in Ipswich you can definitely get houses under $650k, but most of these are older houses, so you'd need a proper building inspection and you'd need to do your research in terms of flooding, crime, and proximity to the train station:
https://www.realestate.com.au/property-house-qld-blackstone-…
If you're looking more at central Brisbane, you are pretty much stuck with units, but there is probably a fair bit to choose from. Only problem is, most of the 2-bedroom units in your budget are a bit daggy/small, while the 1-bedroom units are a fair bit nicer.
https://www.realestate.com.au/property-unit-qld-indooroopill…
https://www.realestate.com.au/property-apartment-qld-west+en…
https://www.realestate.com.au/property-unit-qld-greenslopes-…
Over in Logan/Beenleigh area, there might be a few houses for $650k, but not many:
https://www.realestate.com.au/property-house-qld-eagleby-146…
Personally, I think there is a massive difference between a cheaper house in a cheaper suburb, and an average unit/townhouse in a more central or desirable suburb. So you really have to decide what kind of lifestyle/area you're looking for.
Among this entire lot, I'd probably pick that townhouse at Redcliffe. Can't beat living by the sea, and there are heaps of parks, restaurants and cafes along the water there. My second choice would probably be that 1-bedroom unit at West End. 1-bedroom maybe not a great investment, but the prices for 1-bedroom units have risen massively in recent years, and that is a great location. Third choice, I would probably keep saving for another 12 months until I could afford a decent house at Ipswich.
Caboolture & Logan/Beenleigh would be really far
Redcliffe ones are good, but not keen for apartments.
I would also anytime prefer suburb like Redcliffe over a cheap inner city suburb like valley. I am not keen to have a negative gearing property that keeps burning my cash for years. For few years, it's fine.
Yeah, probably need to save more to be able to afford better.
I am not keen to have a negative gearing property that keeps burning my cash for years.
I thought you were looking for a place to live.
I would also anytime prefer suburb like Redcliffe over a cheap inner city suburb like valley.
Yes, I can definitely recommend Redcliffe area (Redcliffe, Scarborough, Woody Point, Margate). It's one of my favorite places in Greater Brisbane. The sheer quantity of things to do and see there would definitely make it worthwhile. Also Sandgate/Shorncliffe just across the bridge from Redcliffe Peninsula are great too, although they are very expensive, and they don't have any beaches.
Strata is EVIL.
Yeah it's a great townhouse.
Sorry, my brain was scrambled late at night and $860 is well above budget, but I know someone who just purchased in Moorooka for $650K
In regard to strata/body corporate, in my experience it's not a problem in smaller complexes, as you have more control/input. In larger complexes/high rise apartments, they just treat you like a number and you have zero say in what happens. If you are after a townhouse, the smaller townhouse complexes are generally nicer and more popular. In the huge townhouse complexes with 30+ units, it might almost feel like you're renting.
In regard to noise issues, it really depends on the building/complex, the area, and the people. In more luxurious apartments with wealthy retirees you will get less noise/people issues. In budget buildings/complexes with heaps of young people/bogans you might get all kinds of issues. I lived in a nice, solid 1980s apartment building for 10 years without a single problem. In fact it was probably the happiest time of my life.
A few fairly central townhouses in your budget:
This one in Everton Park one looks OK, although not amazing.
Nundah is considered an OK suburb, although I'd say it's overrated.
Durack is underrated in my opinion, although this townhouse, while cheap, doesn't look too good
Oxley is a better suburb than Durack.
This one in Hawthorne is listed as a townhouse, but I'm not sure it is as it's extremely small and only one storey. Hawthorne is a very popular suburb as it's on the ferry line, which would explain the price.
Honestly, none of these townhouses in your budget look very desirable. I would either keep saving until you can stretch to $700-$750k, or buy an apartment. Or look further out if you want a house.
Yeah the townhouses are quite avg for the price, I will save more and see if I can stretch a bit.
What Fork said about being a number if you're in a large complex.
Zillmere apartment close to train station, not too far out.
Fortitude valley, better location but no balcony.
Spring Hill this looks decent, especially the location and the price. This would probably be my pick. Tiny, but the price reflects that. Or This in the same complex.
For a bit more you could get this in Fortitude Valley, which does look better.
Aren't apartments only good for rents? They don't seem to gain equity
It depends on the timing. Brisbane apartments didn't gain much in price between 2007 and 2020. Then since 2021, the prices have shot up about 50-100%.
All things considered, I would recommend a house over an apartment. But that is contingent on a whole range of factors, including the location, the price, building quality, nearby facilities/amenities.
I have my eye on a new apartment construction starting soon in Lutwyche, is 700-750k too much for 3 bed 2 bath?
@doodlejones: I can't recommend buying an apartment that hasn't been constructed. Too risky and I've heard too many stories of things going wrong, including the price valuation at completion being lower than the price paid.
In shared spaces, bins are almost ALWAYS an issue. There will be people who dump, or don't bag or do something wrong, all the time. The bigger the townhouse/apartment numbers, the bigger the problem. I lived, a year ago, among 320 townhouses. The rubbish situation got so bad, they had to get private skips, twice a week. People from outside drove in, dumped and left.
Your strata costs will only go up up up and up.
Better if you can buy land+home. The land value will appreciate, you're your own boss, no permission needed from anyone. Also, you can make as much noise as you want (reasonably) and not worry. Plus, parking, you don't have to fight with people for parking. Solar is nice, so ensure your roof doesn't have too much shade. Also, check insulation in homes and budget some $$ for insulation upgrades.
Oh and central aircon is a lifesaver, really.
A single unit is about 2.5kWh.
The entire home unit is 3.5 kWh.
For buying Land+Home, I will have to wait 1-2 years to save more and being able to afford, by that time 750k house would be a lot more
Watch out if the complex has a lot of renters and airbnb. Avoid if so
Try searching as if you are a renters and holidaymakers.
Also make sure you research the strata minutes. Good if it has a big pool of reserve money. Be careful if it is always same person elected as the chairman of owner committee
Visit the area at different times especially weekend nights to get a feeling of the noise levels and safety-ness.
I bought a townhouse at Richlands, no regrets. Close enough to the train station, although I never leave the house :-D. Neighbours are good. Either side of me both own, and they're fairly quiet. About 160 townhouses in the complex.
Strata fees are… annoying. Think they're up to $1100 a quarter now. Need to consider that this also includes building insurance, which you'd otherwise be paying on your own. There's a pool and the complex is well maintained, so it's not all bad. I had solar installed which wasn't too difficult, even with the embedded electricity network.
Plenty of crime in Forest Lake, but I feel safe tucked away in the depths of my townhouse complex maze.
Thanks all for the comments. Really appreciate.
Dropped my plan to buy for now. I feel like mortgage stress from an avg townhouse property in a townhouse influxed area is not worth the lifestyle changes at this stage. I will constantly be worried about capital growth and investing game long term while making significant sacrifices spending 60% of income and then wouldn't be able to travel overseas comfortably with just 40% income left. I also want to continue to live closer to the city for now so my travel stays minimal for work.
I still feel tho, housing market here is overly inflated esp after covid and will continue to do so because of Olympics. So many people are trying to enter housing market because of "Olympics boom", not gonna lie, I felt the same until I did the maths and realised I can't do it all alone. Also, so many properties are going to auction to make that extra cash while ruining budgets of first home buyer.
I will look at it again when I will buy with a partner.