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235 Main Street, Redland Bay

It's with great pleasure to present

Your Focus Market and Property

and this is why...

Hi Thea, please see the following property presentation. At the bottom of the presentation, you will see a video of me talking through the presentation, please go through it in detail and come back to us today if you can. This property will generate you a strong yield in a high growth market. We are going to try secure it around the $580 000 mark. This property would be tenanted for between $520 - $550 per week, please also note, we have not inspected the property yet so would need to give you more information after inspection.

DISCOVER OUR METHODS

HOW DO WE SELECT OUR MARKETS?

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

REDLAND CITY

Redland City, better known as the Redlands and formerly known as Redland Shire, is a local government area and a part of the Brisbane metropolitan area in South East Queensland. With a population of 156,863 in June 2018, the City is spread along the southern coast of Moreton Bay, covering 537.2 square kilometres (207.4 sq mi). Its mainland borders the City of Brisbane to the west and north-west, and Logan City to the south-west and south, while its islands are situated north of the City of Gold Coast.

Redland attained city status on 15 March 2008, having been a shire since 1949, when it was created by the merger of the former Tingalpa and Cleveland Shires. Despite this status, the City consists of largely suburban and coastal communities, featuring a somewhat disjointed urbanisation around major suburbs interspersed with bushland; there is no clear city centre.

Large mainland suburbs include Capalaba, Cleveland, Victoria Point, and Redland Bay. The latter is the City’s namesake, due to the colour of its fertile soil. North Stradbroke Island and smaller nearby islands, most notably those of Southern Moreton Bay, comprise the eastern portion of the Redlands.

Market Performance Over 1 Year

Redland City Plan

Redland City Plan is an important document that guides growth, land use and development in the city. Council is committed to ensuring Redland City Plan remains consistent and relevant in response to changing legislation and community needs.

Redland City Plan Amendments

Maintaining the currency and relevance of Redland City Plan is achieved through an ongoing program of feedback, review and amendments as regulated by the Planning Act 2016.

Click on the button below to see the list of amendments to City Plan that are currently being drafted, amendments that are open for public comment, amendments that are being finalised and amendments that have been adopted and have commenced.

REDLAND BAY 4165

Market Conditions

19.5% 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 4.58%

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.

-2.55% 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 Octember 2020 by -60.4% to 19 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 increased by 5.4% in the last year

The increase of new listings coming onto onto the market shows that vendors are wanting a piece of the action and are willing to gauge the market.

Stock on market has decreased by -1.1% 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

Weinam Creek PDA Redevelopment

Key features of the redevelopment include:
• Increased parking
• Less traffic congestion
• Rejuvenated parks and pathways
• Activated foreshore with family friendly areas
• New boating facilities
• Restaurant, grocery, retail and medical precinct
• More employment opportunities
• Water play area

Capalaba Town Centre Revitalisation Project

This landmark renewal project is set to activate components of the Capalaba Masterplan 2010, benefiting and meeting the needs of the Capalaba and Redlands Coast community.

RIC in partnership with the Redland City Council Is planning to deliver an exciting, innovative and landmark development to support the revitalisation of Capalaba.

Toondah Harbour Priority Development Area

The Toondah Harbour project is now moving into the formal environmental assessment phase. A community engagement program will be rolled out by partnering developer Walker Group and will include community newsletters, listening posts, shop displays, feedback hotline and website updates.

521 Old Cleveland Road East in Birkdale

RICs development application for townhouse project Edge 521 is now approved. The planned boutique project will consist of 13 high-quality, two-storey townhouses set across 3,559sq m, and backing onto 16,650sq m of conservation area.

The development will comprise of five, four-bedroom and eight, three-bedroom townhouses, each with double lock-up garages and featuring sleek, modern lines and elegant architectural points.

Doig Street, Cleveland

Plans for the mixed-used development comprise of aged care accommodation, commercial, retail and community facilities. The proposed development is expected to provide five levels of aged care accommodation for the Redlands ageing population, as well as 186 basement and ground-level car parks, 2,933sq m ground floor retail, medical and lifestyle amenities.

The development aims to meet the needs of the local community and is also expected to provide employment for around 110 aged care professionals and 50 retail staff.

Wellington Street / Panorama Drive Road Upgrade Program

The Wellington Street / Panorama Drive road upgrade program is a road duplication project servicing a key Council controlled north-south arterial link in the centre north of Redland City. This will bring numerous benefits including improved journey to work times, decreased peak hour congestion, and increased vehicle, cyclist and pedestrian safety. The project is also expected to create nearly 70 jobs Redlands Coast residents and another 70 for other Queenslanders.

Cleveland Aquatic Centre Update

The Cleveland Aquatic Centre began re-opening to the public from 14 October 2020 with the 25-metre outdoor pool, indoor pool and children's play pool open for use while work continued on the centre's 50-metre pool.

Work has continued on the 50-metre pool surrounds with further painting, jointing and tiling repairs while Council and the community waited on the delivery of four 50-metre pool filters.

OUR SUGGESTED PROPERTY

235 Main Street Redland Bay QLD 4165

Property details

3

1

2

Asking Price

Target Price

Potential Rent

Potential Yield

Sub $600,000

$580,000

$550 p/w

4.93% Gross

Where is this Property?

ComparAtive properties

$ 549,000
28 May 2021
$ 545,000
19 Aug 2021
$ 550,000
7 Jun 2021

What should i know about this property?

Are there easements on the property?

pLEASE SEE THE MAP TO VIEW EASEMENT

EASEMENT MAP
Easements are areas which need to be accessible by council or anyone with a right to access a portion or part of land. An easement could be related to sewage piping, gas lines or electrical works.

Is the property located in a flood zone?
The property does not fall within flood lines.

FLOODZONE MAP
Flood zones can be determined from river flood lines. In areas where the terrain is fairly flat and river banks overflow, properties which fall within these catchments may warrant higher insurance costs.

Is the property correctly zoned?
Development Zone: Urban Residential

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.

Is the property in adequate condition?
YES, please see photos in the listing

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 $3,200 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 is the cost for building insurance?
Approximately $1,400 per year

In most states, building and landlord insurance is required to by the buyer one the property’s contract has been signed and exchanged. The fee above is an average for the building insurance only.

How many days has this property been on market?
This property was just listed (12/10/21)

There are 3 types of listing stages:

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

When was the property Built?
The property was built in 1986

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 depreciating asset.

Is the property leased, if so until when?
the property is occupied by the owner

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

What are the lease rates associated?
CAN BE RENTED FOR $520 - $550 per week

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

Why is this a good option?

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

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