All Topics / Help Needed! / QLD mining regions (Bowen & Surat Basins & Gladstone): Willing to help anyone with questions

Viewing 20 posts - 161 through 180 (of 481 total)
  • Profile photo of camjanicecamjanice
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    @camjanice
    Join Date: 2011
    Post Count: 51

    Pinkboy, I would be interested to see what areas of Mackay you recommend, being a local.  I have a friend buying a house and land package in Mirani.  I was thinking it is a bit far out of town but maybe it is closer to the mines?  What are your thoughts?  Cheers, Janice

    Profile photo of coalstarcoalstar
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    @coalstar
    Join Date: 2007
    Post Count: 122

    great blog, things in Mackay look promising indeed, and for me is more a stable city to invest in than Gladstone for the long term

    Profile photo of pinkboypinkboy
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    @pinkboy
    Join Date: 2010
    Post Count: 49
    camjanice wrote:
    Pinkboy, I would be interested to see what areas of Mackay you recommend, being a local.  I have a friend buying a house and land package in Mirani.  I was thinking it is a bit far out of town but maybe it is closer to the mines?  What are your thoughts?  Cheers, Janice

    Hi Janice

    Personally I think Mirani is just a wee bit too far out.  9km closer to Mackay is Marian – this is where all the action is going to start (well it has already).  With the new Development Approval of the Marian Town Centre, coupled with its ease to get to and from the mines makes it very attractive.  I have a Dual Occupancy block (Im building 2x detached 4/2/2) and 2 further blocks in the next stage which will title end of October (also building 4/2/2).  I also just got pre-sale prices from stage 9 of Nabilla Riverlink Estate from the developer (I have already bought 3 blocks here, might as well look into getting the pick of the next stage as well). 

    Marian is the same timeframe to travel to the CBD as Blacks Beach or Shoal Point in the northern beaches area.  It might not have beaches, but it is right on the Pioneer River.  Also the commute is shorter for miners wanting to get home.  The newer estates properties have been getting the mid $400's in rent, with a few properties generating $500+ for 4/2/2 with decent sheds for all the 'boys toys'.

    If you want any other info about Mackay, PM me.  Im no expert, but I do have 28years of local knowledge (ok, so now Ive revealed my age) and some property nouse!

    pinkboy

    Profile photo of camjanicecamjanice
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    @camjanice
    Join Date: 2011
    Post Count: 51

    Thanks Pinkboy.  I bought in Plantation Palms, happy with this purchase too with all the new development – schook, and shops in the vicinity.  Thanks for your info on Mirani and Marian.  Will pass this onto my friend.  (and wish I had more $$ to spend up on investing but have to wait!).

    Profile photo of pinkboypinkboy
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    @pinkboy
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    camjanice wrote:
    Thanks Pinkboy.  I bought in Plantation Palms, happy with this purchase too with all the new development – schook, and shops in the vicinity.  Thanks for your info on Mirani and Marian.  Will pass this onto my friend.  (and wish I had more $$ to spend up on investing but have to wait!).

    I think PP will do quite well in coming years with the whole area going through its major development you mention. 

    pinkboy

    Profile photo of fingerscrossedfingerscrossed
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    @fingerscrossed
    Join Date: 2005
    Post Count: 81

    WOW – thanx Josh for the link to your facebook page.  Very informative indeed and all good news.  Im excited  :-) 

    Profile photo of nathsn8686nathsn8686
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    @nathsn8686
    Join Date: 2011
    Post Count: 2

    hi Josh,

    What are your thoughts on Clermont with the Adani mine being so close.

    Also have you noticed any properties with cracking in the brickwork and gorund slab due to the proximity of blasting from the mines.

    Profile photo of coalstarcoalstar
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    nathsn8686 wrote:
    hi Josh,

    What are your thoughts on Clermont with the Adani mine being so close.

    Also have you noticed any properties with cracking in the brickwork and gorund slab due to the proximity of blasting from the mines.

    carmichael mine will be about 150km north of clermont

    Profile photo of nathsn8686nathsn8686
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    @nathsn8686
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    will this mean that all most the workers will be living out of Clermont, i would like to know what everyones thoughts are of this area as i am thinking of a investment there. It is a rural centre with a few mines close by so seems to be a safe bet? I would think with rents so high in towns like moranbah and dysart they will start to head to places like Clermont?

    Profile photo of Josh AthertonJosh Atherton
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    @josh-atherton
    Join Date: 2011
    Post Count: 269
    nathsn8686 wrote:
    hi Josh,

    What are your thoughts on Clermont with the Adani mine being so close.

    Also have you noticed any properties with cracking in the brickwork and gorund slab due to the proximity of blasting from the mines.

    Hi,

    the mine could have potential impacts on Clermont, however being 160km north west, i dont think you will see a large population shift to Clermont. In other words, i don’t think clermont will look like moranbah, dysart etc as the mine is to far away to house the workforce directly. Its proximity to the mine is not as good as those around moranbah etc.

    Still awaiting the EIS to be released however i would imagine that Mackay will provide a lot of the infrastructure. Potentially Emerald, and also Clermont.

    Cheers,

    Profile photo of coalstarcoalstar
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    @coalstar
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    there is also talk of a new town been created for this project; there going to need around 4000 workers with export capacity of 60mil tonnes

    Profile photo of KeyStrategiesKeyStrategies
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    @keystrategies
    Join Date: 2011
    Post Count: 155

    Hi everyone

    The media has finally caught up with the new of the mining town boom  check out the link to read the news

    http://www.couriermail.com.au/life/homesproperty/mining-towns-rent-bonanza/story-e6frequ6-1226143039455

    Cheers

    Profile photo of JobaileyJobailey
    Member
    @jobailey
    Join Date: 2011
    Post Count: 1

    Hi everyone
    I am a long time reader and first time poster…. I have been reading all the interesting information about what is happening in GLadstone. Josh, your blogs are especially insightful.
    I am inspired! and have decided to go and take a look around this week – wish I had done it months ago as it looks as though the prices have risen significantly.

    I am looking for my second investment property – I’m from Sydney and a little nervous about buying in an area I don’t know a huge amount about.

    Does anyone think I am too late for Gladstone and ii’m not too late what areas should I go and see for the best CG

    Any advice will be very much appreciated!

    Jo

    Profile photo of gfreergfreer
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    @gfreer
    Join Date: 2011
    Post Count: 19

    Both Mackay and Gladstone will deliver solid rental returns due to the influx of construction and mining workers in these locations. There may be better potential for capital growth in neighbouring towns due to affordability issues (ie. too late to catch the steep growth curve). I have identified affordable opps in Bowen for eg. (20mins south of Abbott Point coal loader being redeveloped)
    All the new Galilee Basin mines will freight coal through Abbot Point for export. Demand will likely be for newbuilt, low maintenance rental accommodation.

    Profile photo of ShazfamilyShazfamily
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    @shazfamily
    Join Date: 2011
    Post Count: 6

    Should i be buying 2 brm apartment as an investment in gladstone or would a 3 bedroom townhouse be a better longterm investment? Any thoughts?

    Profile photo of powderfingerspowderfingers
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    @powderfingers
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    If you’re talking new property Shaz a 3br H & L package would be a better option at about the same price, some available now for around 474k, if old I’d say a 3br townhouse would be a better option long term than 2 br unit but all depends on the right price, rental yield, location etc.

    Profile photo of Josh AthertonJosh Atherton
    Member
    @josh-atherton
    Join Date: 2011
    Post Count: 269

    HI Everyone,

    Nearing the end of the year it would be great to hear everyones experience with regional QLD and how your properties have performed!

    Its great to see the rental yields throughout regional QLD raising, unfortunately there are still areas where the council / developers / banks are not being pro-active enough in working simultaneously to ease the pressure in some towns. Below is what myself and my clients have experienced as well as what I have observed in general.

    Moranbah is seeing higher rents yet again! where will the ceiling be? with a lot more projects in the pipeline that will directly affect the town in the next 3-4 years, it would appear that not enough housing will be created to supply this demand. It is great to see some much higher density development in order to provide what would be considered as more affordable accommodation…well for Moranbah anyway. Rental yields at capital value are around the 14-15% at least. The ULDA (Urban Land Development Authority) are still in the process of providing more land in the hopefully near future as demand continues to sky rocket for this town of just 9000 people. The median sales price has nearly doubled in the last twelve months, however this is partly due to the median sales price in the September and October being $850,000, up from $630,000 in August. So before you go counting your capital gains by doubling it, make sure you have the facts first! nonetheless, great capital gains have been had here this year.

    Mackay seems to be going up well, however with a lot more development to the west. New estates are becoming increasingly more popular in Walkerston, Mirani and Marian. Rental yields still come in around 6%+ at capital value. Land seems to be coming available on par with demand (relatively compared to other areas). Mackay really suffered during the GFC so it seems the abundance of land could have been soaked up this year. Now the land is coming into much smaller supply you should start to see some capital gains synonymous with other well performing mining towns.

    Dysart has performed well, with capital gains of anywhere between 10-20% in reality and strong rental yields. There has been a lot of mining activity in the northern part of the Bowen Basin this year which has helped rental yields grow exponentially. Judging by realestate.com.au there are actually a few properties offering first weeks rent free, this is a little bit disturbing. To me this means either one of two things. 1. Rental demand has softened and investors don’t want a reduced yield in the long run. 2. Investors are trying to push rental yields a bit higher in preparation of selling within their next lease to make there property more attractive. I could be completely wrong here however I do get concerned when people are offering rental offers especially in such a buoyant area like regional QLD.

    In Gladstone, the hub of the hype, the median land sales price has gone from $200,000 at the end of last year to $250,000 today. I like to use the land sales price for Gladstone as many of the sales there has been house and land packages. This seems to be synonymous with the end sales price as building costs have not risen a lot this year. This in turn equates to a 10%+ growth in the region. Rental yields unfurnished are sitting a little low at the moment for my liking. The 738 properties listed on realestate.com.au is a little bit high, however 200 of these are listed as under contract. Many for sale are off the plan units and house and land packages also.

    Emerald has experienced capital growth of 10%+ whilst rental yields have increased from 7% at capital values to at least 8%. Furnished accommodation is achieving rental yields up to 10%. There are 20 properties available for rent currently, whilst 5 of them are asking at least 20% above market value, this creates 15 properties available for rent in a town of 17000 people. of those for rent, only 6 are available in the next 10 days. The mines in southern Galilee Basin have not even began construction so there is a lot more pressure to come to the Emerald Market. The new woolworths complex is well under way and will be completed in April. 200 new people are expected to be employed there alone and will require housing. The CHR Council are working as hard as they can to provide land releases, however the land coming available in the next 2 years will not fill the demand that is and will be present.

    Apologies for the areas I have missed, I am looking forward to hearing other peoples experiences so far this year! Exciting times lay ahead for regional QLD property investors, the years to come are to be awaited with excitement of what i consider a once in a lifetime opportunity. I read an interesting article showing India’s population increase will go from 240 million people to 590 million people in the next twenty years. So if you are asking how this mining boom is different than anything in history, that’s just one reason!

    Happy Investing everyone!

    mattnz
    Participant
    @mattnz
    Join Date: 2007
    Post Count: 574

    Hi Josh,

    Past 18 months my Gladstone property has increased in rent from $360/week to $560/week (probably still slightly under rented).

    Vacancies have actually increased in the past 4-5 months from around 60 on realestate.com.au to around 220, but discussions with other seasoned investors in the area indicates that by mid 2012 we should be at 0 vacancy rate.

    I now have 2 development sites in Gladstone and am looking for more.

    I was originally slightly concerned about the 2265 person Calliope workers camp which came online in September, but was recently advised that they are charging $1300 a week per person (includes food). If I could get just $500/week per person for my new developments and sell on a 10% yield, I would be ecstatic.

    Profile photo of coalstarcoalstar
    Participant
    @coalstar
    Join Date: 2007
    Post Count: 122
    Portfolio PI wrote:
    HI Everyone,

    Nearing the end of the year it would be great to hear everyones experience with regional QLD and how your properties have performed!

    Its great to see the rental yields throughout regional QLD raising, unfortunately there are still areas where the council / developers / banks are not being pro-active enough in working simultaneously to ease the pressure in some towns. Below is what myself and my clients have experienced as well as what I have observed in general.

    Moranbah is seeing higher rents yet again! where will the ceiling be? with a lot more projects in the pipeline that will directly affect the town in the next 3-4 years, it would appear that not enough housing will be created to supply this demand. It is great to see some much higher density development in order to provide what would be considered as more affordable accommodation…well for Moranbah anyway. Rental yields at capital value are around the 14-15% at least. The ULDA (Urban Land Development Authority) are still in the process of providing more land in the hopefully near future as demand continues to sky rocket for this town of just 9000 people. The median sales price has nearly doubled in the last twelve months, however this is partly due to the median sales price in the September and October being $850,000, up from $630,000 in August. So before you go counting your capital gains by doubling it, make sure you have the facts first! nonetheless, great capital gains have been had here this year.

    Mackay seems to be going up well, however with a lot more development to the west. New estates are becoming increasingly more popular in Walkerston, Mirani and Marian. Rental yields still come in around 6%+ at capital value. Land seems to be coming available on par with demand (relatively compared to other areas). Mackay really suffered during the GFC so it seems the abundance of land could have been soaked up this year. Now the land is coming into much smaller supply you should start to see some capital gains synonymous with other well performing mining towns.

    Dysart has performed well, with capital gains of anywhere between 10-20% in reality and strong rental yields. There has been a lot of mining activity in the northern part of the Bowen Basin this year which has helped rental yields grow exponentially. Judging by realestate.com.au there are actually a few properties offering first weeks rent free, this is a little bit disturbing. To me this means either one of two things. 1. Rental demand has softened and investors don’t want a reduced yield in the long run. 2. Investors are trying to push rental yields a bit higher in preparation of selling within their next lease to make there property more attractive. I could be completely wrong here however I do get concerned when people are offering rental offers especially in such a buoyant area like regional QLD.

    In Gladstone, the hub of the hype, the median land sales price has gone from $200,000 at the end of last year to $250,000 today. I like to use the land sales price for Gladstone as many of the sales there has been house and land packages. This seems to be synonymous with the end sales price as building costs have not risen a lot this year. This in turn equates to a 10%+ growth in the region. Rental yields unfurnished are sitting a little low at the moment for my liking. The 738 properties listed on realestate.com.au is a little bit high, however 200 of these are listed as under contract. Many for sale are off the plan units and house and land packages also.

    Emerald has experienced capital growth of 10%+ whilst rental yields have increased from 7% at capital values to at least 8%. Furnished accommodation is achieving rental yields up to 10%. There are 20 properties available for rent currently, whilst 5 of them are asking at least 20% above market value, this creates 15 properties available for rent in a town of 17000 people. of those for rent, only 6 are available in the next 10 days. The mines in southern Galilee Basin have not even began construction so there is a lot more pressure to come to the Emerald Market. The new woolworths complex is well under way and will be completed in April. 200 new people are expected to be employed there alone and will require housing. The CHR Council are working as hard as they can to provide land releases, however the land coming available in the next 2 years will not fill the demand that is and will be present.

    Apologies for the areas I have missed, I am looking forward to hearing other peoples experiences so far this year! Exciting times lay ahead for regional QLD property investors, the years to come are to be awaited with excitement of what i consider a once in a lifetime opportunity. I read an interesting article showing India’s population increase will go from 240 million people to 590 million people in the next twenty years. So if you are asking how this mining boom is different than anything in history, that’s just one reason!

    Happy Investing everyone!

    thanks for the info, very interesting.
    What are your thoughts on Moura, Blackwater and Wandoan??

    Can Blackwater be the next Moranbah and Wandoan the next Blackwater??

    Profile photo of AmnesiaAmnesia
    Participant
    @amnesia
    Join Date: 2011
    Post Count: 7

    Just seen this story which might help. http://tinyurl.com/7z5lc9o   Also, having just purchased a 5x2x2 house in Clinton, the letting agents are saying the letting market has slowed and letting values have slightly come back, saying ours has a value of about $650pw. In October they were suggesting $700-730pw.  This maybe because we are nearing the end of the year with more pressure coming next year.

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