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4 Merion Crescent North Lakes

It's with great pleasure to present

Your Focus Market and Property

and this is why...

Hi Nick. Please see the below property presentation. This low-maintenance property has come to us pre-sale. The estimated rent for this property is $670 - $700 per week, and I feel a solid offer would be approx. $750,000. This property sits in a high growth area and would suit your portfolio goals. Offers will be reviewed after the 2nd October, so we can discuss this in more detail and submit an offer.

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

MORETON BAY REGION

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

16.7% 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 September 2020 by -39.3% 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 increased by 14.3% 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 increased by 13.1% over the last year

As vendors begin to realise the markets potential, savvy owners are putting their properties on the market to get in on the action. This is expected to turn in the next 4 to 6 month as values rise.

Economically influencing projects

Caboolture Hospital Redevelopment

Value:
$395 million

Status:
Construction to be finished by 2023

Impact:
Jobs: 600

New Medical Hub Next to Caboolture Hospital

Value:
$10 million

Status:
Approved Construction is expected to begin in 2021

Impact:
Jobs: 75

The Mill at Moreton Bay University Precinct, Petrie

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

Status:
Under construction Began taking students in Feb 2020

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

Bruce Hwy Upgrade, Caboolture

Value:
$662 million 11km is being upgraded to 6 lanes

Status:
Approved Construction is expected to begin in late 2020

Impact:
Needed to service strong population rises in the northern growth corridor

Morayfield Train Station Upgrade

Value:
TBA Part of a $300mil State Govt package

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

Impact:
Jobs: 250

Gateway Motorway Upgrade, Brackenridge to Bruce Hwy

Value:
$200 million

Status:
Approved

Impact:
Jobs: 250

Gympie Arterial Rd and Strathpine Rd Interchange Upgrade

Value:
$30 million

Status:
Approved

North East Business Park, Caboolture

Value:
$2 billion

Status:
Proposed Has EIS approval with Conditions

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

Corporate Park East

Value:
$90 million

Status:
Under construction Stage 1 of 5 stages is Completed

Impact:
Jobs: 650

Laguna North Lakes, George Group JV with Pointcorp

Value:
$250 million

Status:
Under construction Completion expected around 2023

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

Newport Shopping Centre, Stockland

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

Status:
Approved

Impact:
Jobs: 467 construction; 150 operational

New Office Complex, Strathpine, Super Retail Group

Value:
$75 million

Status:
Under construction Completion expected in 2020

Impact:
Jobs: 470 operational

The Big Fish Travel Centre, Caboolture, Eildon Funds Management

Value:
$100 million

Status:
Under construction

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

Narangba Heights Shopping Centre, Oxmar Properties

Value:
TBA

Status:
Approved

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

Murrumba Village, Kallangur, Property Solutions

Value:
$45 million

Status:
Approved Construction is expected to begin in late 2020

Impact:
Includes supermarket, service station, retail and medical centre

New Data Centre Next to the Mill University Precinct

Value:
$25 million

Status:
Proposed

Woolworths Dakabin

Value:
$20 million

Status:
Opened

Impact:
Jobs: 200

OUR SUGGESTED PROPERTY

4 Merion Crescent North Lakes QLD 4509

Property details

4

2

2

Asking Price

Target Price

Potential Rent

Potential Yield

$750,000

$750,000

$670 – $700 p/w

4.85% Gross

Where is this Property?

Comparitive properties

$ 915,000
2 Aug 2021
$ 767,000
16 Aug 2021
$ 747,500
3 Aug 2021

What should i know about this property?

Are there easements on the property?

there are no easements on the property

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.

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: General 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 BUT THERE AREN'T A LOT OF INFORMATION ONLINE AT THE MOMENT SINCE THE PROPERTY IS OFF MARKET.

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 $1,884 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 is off market

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 2010.

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 $670 - $700 pw

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

Why is this a good option?

What to expect

All cost associated to the purchase, management and upkeep of the property are considered 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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