Doolandella is a suburb that is relatively close to the Brisbane CBD with a low price tag. There are very few suburbs left where you can buy a property on a good sized block of land this close to the city for under $650K.
Access to Brisbane is relatively simple with access to Ipswich Road, which then leads directoly into the city. The suburb is postioned well to access all parts of Brisbane and the South East Queensland Region with access to the Logan Motorway taking you to the Airport, the Sunshine Coast and the Gold Coast with relative ease and speed.
This is a suburb that is going to increase in value over the next 5 years as land gets harder to source this close to Brisbane. New developments affecting this subrub are in Palara and Richlands where block sizes are getting down to 300 m2.
Doolandella has long been one of our favorite locations in Brisbane due to it’s relatively cheap land prices, distance to Brisbane and the higher median house prices of adjoining suburbs like Oxley.
Located just 15 kilometres South of Brisbane it is one of the few locations where you can buy a good sized property this close to Brisbane for under $650K.
The neighbouring suburb of Oxley has a median house price of $680,000 for a 4 bedroom house where as the median house price for the same property in Doolandella is $580,000. But what is going to really drive this market is the new estates coming online right now with much smaller land sizes.
There is only one pocket of Doolandella that we purchase in. There are a number of newer estates located on the Northern side of Blunder Road that contain many newer housing estates that are less than 10 years old. Properties here are typically 4 bedroom 2 bathroom brick and tile homes on block sizes averaging 500 m2. The Southern side of Blunder road contains many older homes that at this stage we do not purchase. This side of the road contains cheaper older homes which at this stage we can purchase the same type of property in the suburb of Durack, slightly closer to Brisbane.
This area is going to be in high demand in the next 5 years. It’s a suburb where you can still purchase a very big home relatively close to the city for under $650,000 and receive strong returns.
It’s not about how it looks now, it’s all about how it will look in the future and this is one of the few suburbs that is affordable with good sized blocks of land.
There are 6 major new estates either selling now or under construction. These new estates are being based on smaller lot sizes of around 300 m2 of land at a higher price than you can pay for larger blocks of land only 500 meters away from one estate.
Remember it’s the land that is the highest value part of a property.
Not Every Part of Doolandella is right for investment. There is a little pocket of newer homes that were built by Ausbuild less than 10 years ago. These are the homes we want for clients with a budget under $500k. Those with a lower budget of around $400K go onto a completely different strategy that will also benefit from the new estates.
Land size is going to be critical in the future, all new estates in the near by suburbs are being build on 300 m2 and smaller blocks of land. Land in the Doolandella area are larger blocks on average around 500 m2.
Distance to the city is an important factor in measuring perfoqmce of a property. Doolandella remains one of the lowest price suburbs this close to Brisbane and will grow substantialy in the future as demand increases.
The neighboring suburb of Oxley has a median house price of $680,000 indicating a good amount of growth potential for Doolandella.
The type of house we recommend in Doolandella is a 4 bedroom 2 bathroom property on aproxomtely 500 m2 of land. This will give you a return in the high 4% range and should be cash flow positive.
Doolandella is a 5 year plus buy and hold investment strategy. As land sizes decrease and prices increase, a larger property over 400 m2 land size will appreciate well in this area.
Property should be less than 12 months old and of brick and tile construction.
Property should only be purchased on the northern side of Blunder Road. If purchasing on the southern side of Bluner road then change suburbs to Durack for a location that is closer to the Brisbane CBD at a relatvely low price.
Purchase 4 bedroom 2 bathroom home with a suitable double lock up garage which will rent well and be in high deomand in the future.
The type of property we target is a 4 bedroom 2 bathroom brick and tile home on land over 400m2, That’s the basic formula but we go even deeper to target one particular street where the majority of the homes were built by Ausbuild between 10 and 12 years ago.
These properties are of a very high quality and most have been very well kept. The property below is a real example of the typical investment property we target.
Below is a Virtual Tour of the above property so you can ask through the home and see it for yourself.
Other suburbs to consider in this area are Durack where the location is slightly closer tp the Brisbane CBD however the quality of house is much older and lower. This is offset by the lower property prices.
Durack is a very good suburb for purchasing cheaper properties on large blocks of land for a low price.
Pallara is a newer suburb close to Doolandella, however all new land releases are on small blocks, less than 300 m2 and the suburb is not the easiest to drive too. It is accessed through back roads where as Doolandella has easy main road access.
Of the remaining local suburds in close proximity to Dollandella is Durack and this is really the only other option. It is closer to Brisbane with properties on good sized blocks of land with brick and tile home of around 40 years of age. This is a verygood option for those with a lower budget where we still want to be as close to Brisbane as possible.