14 Garigal Street North Lakes

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Your Focus Market and Property

and this is why...

Dear Mark and Marion, please see the following property presentation. They are asking for offers $525 000, I suspect it will be $535 000 - $550 000 purchase. But we would obviously go in with a $526 000 or so unless we are in a multiple offer scenario. This property is in a different market, close to Brisbane CBD which certainly ticks all your boxes and has all the fundamentals.



Targeting locations which will grow in value by understanding what these push and pull factors are, when they will occur and how long they are due to last is what allows us to make assumptions for strong market growth.

Our methodology aligns with a number of different driving factors. Some of these include government funding, economic uplifting projects, infrastructure introduction, flanking market affects and more. However, the underlying factors comes down to a couple of basic principals, supply and demand from population movement and demographic demand.

In proud partnership with Australia's top property economists. We formulate specific data reports based on our client's requirements and the markets we shop in. Our partners have been awarded the Innovation Patent Housing Market Prediction Solution, which predicts housing price changes at suburb level up to ten years into the future.

your Hot market


The Moreton Bay Region is a diverse area, spanning more than 2,037 square kilometres and boasting everything from rural townships and urban centres to coastal villages and thriving business precincts.

Located between Brisbane City and the Sunshine Coast, Moreton Bay is one of Australia’s fastest growing urban regions with its population forecast to grow by over 40 percent to more than 645,000 by 2036.

Moreton Bay has a strong and connected community that enjoys the benefits of close proximity to the Brisbane CBD and a lifestyle that’s second to none.

The region offers some of South East Queensland’s premier waterfront locations, pristine environmental areas, vibrant entertainment options and thriving cultural and community hubs. Residents enjoy access to award-winning medical, commercial, leisure, entertainment and residential precincts.

Market Performance Over 1 Year

Economic Development Action Plan

Moreton Bay Region's Economic Development Action Plan 2017-2022 provides a much-needed platform and consolidated strategy to bring together existing and planned activities that support council's economic development focus.

Regional Economic Development Strategy

The Regional Economic Development Strategy 2020-2041 (REDS) provides the blueprint for Council, industry and the business community to collaboratively build a $40 billion economy by attracting and generating 100,000 new jobs for the Moreton Bay region by 2041.

Economic Forecast

Significant property development and land release will continue to create demand for businesses wanting to establish a base to service local, state, national and international markets.

The region is home to leading manufacturers in construction, machinery, agribusiness and beyond. Moreton Bay currently provides access to local jobs for 66% of working residents.

North Lakes 4509

Market Conditions

39.4% median market growth in 1 year

The markets movement over the past year, paired with supportive driving data shows us there is good growth to come. 

The current rental yield in the market is 4.75%

As we are looking for a positively geared property, yielding will need to be considered. We can expect this to rise due to the supporting data.

-2.86% vendor discounting shows us an understanding of the market's performance

As properties begin to grow in value, vendors are realising the interest in the market and discounting less and negotiations begin to tighten up.

Days on market have reduced since August 2020 by -72.4% to 17 days.

A reduction in days on markets indicates that pent up demand is causing property in the areas to sell at vendors expectations, which empowers the local property economy.

The number of new listings has decreased by -18.3% in the last year

The reduction of new listings tells us that vendors are realising the values of thier properties, and are therefore holding their assets.

Stock on market has decreased by -28.0% over the last year

As vendors begin to realise the markets potential, savvy owners are holding their properties to gain the value in the markets current and forthcoming growth.

Economically influencing projects

Caboolture Hospital Redevelopment

$395 million

Construction to be finished by 2023

Jobs: 600

New Medical Hub Next to Caboolture Hospital

$10 million

Approved Construction is expected to begin in 2021

Jobs: 75

The Mill at Moreton Bay University Precinct, Petrie

$200 million Will cater for 10,000 students by 2030

Under construction Began taking students in Feb 2020

Jobs: 100 per year during construction; 6,000 in operations by 2036

Bruce Hwy Upgrade, Caboolture

$662 million 11km is being upgraded to 6 lanes

Approved Construction is expected to begin in late 2020

Needed to service strong population rises in the northern growth corridor

Morayfield Train Station Upgrade

TBA Part of a $300mil State Govt package

Under construction The old station is being replaced in full, completion expected in 2020

Jobs: 250

Gateway Motorway Upgrade, Brackenridge to Bruce Hwy

$200 million


Jobs: 250

Gympie Arterial Rd and Strathpine Rd Interchange Upgrade

$30 million


North East Business Park, Caboolture

$2 billion

Proposed Has EIS approval with Conditions

Includes a commercial precinct, 350-berth marina and 1,600 homes

Corporate Park East

$90 million

Under construction Stage 1 of 5 stages is Completed

Jobs: 650

Laguna North Lakes, George Group JV with Pointcorp

$250 million

Under construction Completion expected around 2023

Jobs: 300 Retail, dining, office space, 140-room hotel and function centre

Newport Shopping Centre, Stockland

TBA Includes restaurants, health services, indoor sports facility, offices


Jobs: 467 construction; 150 operational

New Office Complex, Strathpine, Super Retail Group

$75 million

Under construction Completion expected in 2020

Jobs: 470 operational

The Big Fish Travel Centre, Caboolture, Eildon Funds Management

$100 million

Under construction

Includes supermarket, retail and recreation facilities, medical centre and accommodation

Narangba Heights Shopping Centre, Oxmar Properties



Jobs: 100 Includes a supermarket, fast food, service station, cafes and retail

Murrumba Village, Kallangur, Property Solutions

$45 million

Approved Construction is expected to begin in late 2020

Includes supermarket, service station, retail and medical centre

New Data Centre Next to the Mill University Precinct

$25 million


Woolworths Dakabin

$20 million


Jobs: 200


14 Garigal Street, North Lakes, Qld 4509

Property details




Asking Price

Target Price

Potential Rent

Potential Yield

Offers over $525,000


$450 to $490 p/w

4.81% Gross

Where is this Property?

What should i know about this property?

Are there easements on the property?


Easements are areas which need to be accessible by council or other similar authority figures. An easement could be related to sewage piping, gas lines or electrical works.

Does the property fall in flood lines?
The property does not fall within flood lines.

Flood zones are caused by obvious causes. In areas where the terrain is fairly flat and river banks overflow, properties which fall within these catchments warrant higher insurance costs. 

Is the property correctly zoned?
Development Zone: Mixed Use

Building and council regulation states that the dwelling on top of the land needs to be classified correctly for the type of structure that it is.

Are there any caveats on the property?
There are no caveats found on the property.

A caveat is a ruling or law attached to the property, usually with a contract attached to it. If this is the case, the caveat needs to be understood as to what it is, who it benefits and when or if it expires. 

Are we satisfied with the property's title?
Yes, initial legal searches are disconcerting.

The initial property title search shows a number of legal details, namely the lender, registered owner, administrative advice and more.

Are all council costs paid to date?
There are no records of outstanding council cost.

Outstanding council costs can come form CDC or DA work that has been put in action on the property. It could also come from maintenance charges and similar services.

Is the property in adequate condition?
Yes, the listing agent feels the photos represent and display failry.

In communications with the listing agent, he/she has confirmed the condition of the property is as the listing shows. This will be verified by our team in the steps moving forward.  

What are the council rates for the property?
Approximately $1,800 yearly

Council rates are paid by the owners and fund council work and operations. Generally, the smaller the population and larger the council, the higher the fee is.

What are the landlord insurance cost?
Approximately $1,200 per year

Landlord insurance is an compulsory free for the possession of a tenanted investment property. 

How many days has this property been on market?
This property has been listed since 23 Aug 2021.

There are 3 types of listing stages:

1. On-market, this is found on major portals
2. Off-market, this is for sale, but with the listing agent only
3. Pre-market, this has been presented to us outside of the public

None of these types of listing types define the quality of the property.

When was the property Built?
The property was built in 2011.

The build year should be considered when purchasing properties of different structure types. The price of the property can be reflective of the build year vs the structure type. Some structure types age better than others. At a certain price point, it is worth remembering that land is the appreciating asset, while the dwelling is the depresiationg asset and can be reflective in the age of the property. 

When are the lease renewal dates?
leased since July 2018.
leased until aug (will have to confirm)

Tenure renewals dates need to be considered in rising markets. If the market is rising, your ability to increase rental rates will on be possible at the time the tenants lease period has come to an end. 

What are the lease rates associated?
appraised at $450 - $490 p/w

Lease renewal rates cannot be changed inside of lease periods, for the benefit of the tenant. 

What to expect

All cost associated to the purchase, management and upkeep of the property are taken into account and shown here, along with the rental returns based on today's conditions. Net results are based on 1 year results and consider all costs including interest only rates but exclude personal tax rates. The data available to us gives us an understanding of how market conditions are affected. We can make assumptions for the property to grow in value for the remaining growth cycle period.

Please make sure to go though all the details and get back to us as soon as possible

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