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11 Joyal Street Logan Central, QLD

Dear Henk.

Thank you for jumping on board with The Investors Agency, we are thrilled to present you with this 6.4% yielding off market property in Logan central. The property is located within one of the middle ring pockets of Logan central with 18% public housing. The tenants have been in place for 2 years, and just signed a 1 year lease, however are happy to sign another 1 year lease to ensure they are in place for 2 years. The property has been held by the same owner for 12 years, they did try sell it 4 years ago for $399 000 but were not able to sell it, I know the agent quite well and he has said if they can sell it for $380 000 off market then they will do so. I feel $380 000 is priced very well given the current market conditions and the rental return.

It’s with great pleasure to present

Your Focus Market
and property

DISCOVER OUR METHODS

HOW DO WE select OUR MARKETS?

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 in August 2016 for his invention of the Housing Market Prediction Solution, which predicts housing price changes at suburb level up to ten years into the future.

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.

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.

your Hot market

LOGAN CITY

Logan is home to more than 327,000 people from more than 217 different cultures. 

Logan is home to many Aboriginal and Torres Strait Islander communities. Traditional Custodians represent the original Aboriginal inhabitants of the area. There are also Elders and people who have come to live and work in the City.

New estates flourish as the city grows. Residents enjoy a range of housing options, from leafy suburbs to bushland acreage.

Logan is located between Brisbane, Ipswich and the Gold Coast which allows residents easy access to the national highway and rail networks.

Logan has more than 1,100 environmental and recreational parks. Many of the parks feature dog off-leash areas, exercise facilities, play equipment and skate ramps.

LOGAN CENTRAL 4114

Market Conditions

14.5% median value growth in 1 year

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

Decrease of -14.9% over the year DOM displays an increase in buyers sentiment

The fall in days on market (DOM) shows that market conditions are heating up which will result in market growth as demand increases.

-4.35% 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.

The current rental yield in the market is 6.27%

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.

The number of new listings has increased by 8.6% 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 17.1% 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.

Market Performance Over 1 YeaR

Economic Profile

The City of Logan's economic profile presents economic information that enables you to describe the area's role within the broader economy, explore options for economic development and promote the area's strengths.

Economic Development Strategy

The Logan City Council 2016-2021 Economic Development Strategy sets out actions to promote and create opportunities for businesses, encourage investment, increase employment and generate prosperity for the City of Logan.

Economically supporting projects

Logan Motorway upgrade
Value: $512 million

Status:Completed Opened in August 2019

Impact: Jobs: 1,300 Will reduce congestion and will cut 20mins off a trip from Logan’s western suburbs to Brisbane
Coomera Connector
Value: $2 billion Will be jointly funded by the State & Federal Govts

Status:Proposed

Impact: A 6-lane, 42km transport corridor linking Logan and Nerang, as an alternative to the M1
Pacific Mwy and South East busway upgrade
Value: $750 million Govts

Status:Under construction

Impact: Jobs: 720 Improve safety and reduce congestion
Previous
Next
M1 exit upgrades, Yatala South and Pimpama
Value: $96 million Govts

Status:Approved

Impact: Improve safety and reduce congestion
Loganlea Station - relocation & upgrade
Value: $95 million Govts

Status:Proposed Planning is underway
Mt Lindesay Hwy upgrade
Value: $30 million Govts

Status:Under construction Completion is expected in 2021

Impact: Improvements will be carried out between Browns Plains and Jimboomba
Previous
Next
Crestmead Logistics Estate
Value: $1.5 billion

Status:Under construction To be developed overs 5 years

Impact: Jobs: 6,000 Includes warehousing, business, logistics and manufacturing space
Watland Plaza site redevelopment
Value: $160 million

Status:Approved

Impact: Plans include a 4-star hotel, cinema, medical centre, 100 apartments and retail outlets
SouthWest 2 precinct, Browns Plains Rd, Berrinba
Value: TBA Industrial park near SouthWest1 community

Status:Proposed

Impact: Jobs: 1,000
Previous
Next
Flagstone Central shopping centre
Value: $55 million

Status:Completed

Impact: Jobs: 350 during construction; 200 retail
Coles shopping centre, Flagstone
Value:TBA

Status:Completed

Impact: Jobs: 200 during construction; 100 retail
M6 Connect (industrial estate) Meadowbrook
Value:$70 million

Status:Under construction

Impact: Will house 19 warehouses
Previous
Next
New warehouse, Berrinba

McPhee Distribution Services
Value:$40 million

Status:Under construction Completion expected by 2023

Impact: Jobs: 400 during construction; 13 operational
Logan Hyperdome expansion
Value:$60 million

Status:Under construction
Arndale Shopping Centre refurbishment
Value:$15 million

Status:Proposed

Impact: Jobs: 200 during construction
Previous
Next
7-storey commercial building, Beenleigh
Value:$40 million

Status:Under construction

Impact: Jobs: 100
Yarrabilba Priority Development Area
Value:$4 billion Includes 17,000 dwellings for 45,000, 11 schools

Status:Under construction

Impact: Jobs: 15,000 during construction
Greater Flagstone Priority Development Area
Value:TBA

Status:Under construction

Impact: 50,000 dwellings for 120,000 people are planned
Previous
Next
Everleigh, Greenbank

Mirvac
Value:TBA Part of the Greater Flagstone PDA

Status:Under construction A school for 1,000 students is expected to be completed in 2020

Impact: Includes 3,300 homes, a primary school, retail and health facilities
Harvest Rise, Greenbank

Intrapac
Value:TBA Part of the Greater Flagstone PDA

Status:Under construction

Impact: 440 homes are planned
Covella Estate, Greenbank

Villa World
Value:TBA Part of the Greater Flagstone PDA

Status:Under construction

Impact: 1,500 lots initially; will eventually be home to 4,000 people
Previous
Next
Re-development, Jeta Gardens Retirement Village
Value:$600 million

Status:Under construction Completion expected around 2025

Impact: Jobs: 850 Facility will grow from 200 to 1,000 residents
Pebble Creek, South Maclean

Orchard Property Group
Value:$120 million

Status:Proposed

Impact: 650 homes are planned
94-180 Park Ridge Rd, Park Ridge

Golden Gate Property
Value:$135 million

Status:Under construction

Impact: 600 lots are planned
Previous
Next

our suggested Property

11 Joyal Street Logan Central, QLD, 4114

Property details

3

2

3

Asking Price

Market Value

Current Rent

Potential Yield

$380,000

$380,000

$470 p/w

6.43% Gross

Where is this Property

Why is this a good option?

What should i know about this property?

Are there easements on the property?

No, there are no easements.

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?

No, the property is not in 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 correclty zoned?

Land Use 1: Single Unit Dwelling Zoning: RESIDENTIAL 600 (4600)

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 found caveats 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?

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 $3200 per year.

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 $1200 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 is off market

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?

Year of build: 1980

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?

Tenants have been in place for 2 years.
Lease is currently 1 year but would do 2.

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. 

Wheat are the lease rates associated?

Approximately $470/week

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

What to expect

THE BREAKDOWN

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.

all funds associated

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

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