154 capital city suburbs with a median house value under $300,000

There are plenty of affordable housing options across Australia’s capital cities; in fact there are 154 suburbs where the median value of a house is less than $300,000.   Adelaide suburbs comprise the majority of these ‘uber’ affordable locations, comprising 28% of the list.  Brisbane suburbs rank a close second at 24% of all capital city suburbs with a median value under $300,000, followed by Sydney at 18% then Hobart comprising 16% of all suburbs.

(note we are using median values in this analysis – RP Data values every residential property across the country each week using an automated valuation methodology – the median value provides a better indication than a median price about true value of properties within a suburb rather than simply the median price of any homes that have transacted over the analysis period).

So why aren’t first home buyers and low income families rushing into these markets?

Well these suburbs are generally cheap for a reason and demand to live in these locations can be low.

Often they are plagued with social issues and high crime rates, they are poorly serviced by transport options, the homes are interspersed with industrial land uses or the suburb is simply far removed from any working node, retail amenity or essential infrastructure such as schools and health care.  Sometimes the suburb simply has a bad reputation based on what the suburb used to be like before it gentrified; reputations and stigma can be a hard thing to shake.

The full list of suburbs where the median value is below $300,000 is included at the end of the post.

The typical argument to improve housing affordability revolves around ensuring the Government releases a sufficient supply of strategically located land that is well connected with transport infrastructure and is associated with essential amenities.  While there have been some areas around the country where housing supply has been sufficient, for the most part Australia remains an undersupplied housing market (the National Housing Supply Council report is due for release shortly which will provide a much anticipated update to their housing supply report last released back in April 2010).

Moving away from the supply side debate, perhaps another idea to improve the housing affordability situation in Australia is to focus some efforts on improving the liveability within some of the more strategically located suburbs that currently feature low housing prices.  The Brisbane SCIP (Suburban Centre Improvement Projects) program is a good example of how a Local Government can work with local businesses to improve the streetscape and outlook of a suburb’s commercial and retail heart.  The outcomes from this programme rely on financial commitments from local stakeholders together with Government funding and in most instances the benefits of the investment well and truly outweigh the costs.

Infrastructure spending is another solution.  Opening up affordable suburbs that aren’t currently well serviced by public and private transport infrastructure increases demand for housing in these locations.  New roads, rail and busways are expensive and considering the frugal nature of Federal and State budgets at the moment we can’t expect a great deal of improvement here apart from those projects already underway.  Prospective home buyers seeking an affordable option would be wise to check out local infrastructure plans and projects and examine the housing markets along the path of these projects.

Another course of action is to look at medium and high density housing options.  Clearly more and more buyers are turning to apartments and townhomes as an alternative to detached home for the more competitive price points.  Across the combined capital cities the difference between the median house price and median unit price is a substantial 11% or $50,000.

Finally, if you are using median prices or values as a guide to help your initial property search, don’t forget that medians are simply the middle price or value.  There are equally as many homes with a value lower than the median as there are homes with a value higher median.  Many prospective buyers don’t consider a particular location because the median price is too high, forgetting that there are likely to be homes priced available at prices well below the overall median.  A good idea may be to look at the range of sales over the past 12 months, that way potential purchasers can analyse the whole gamut of properties which have sold over the period.

Housing affordability is a complex issue, and with the Government seemingly reluctant to make any serious commitments to improving housing supply or come up with any new ideas about how to tackle the situation (as Caryn Kakas from the Residential Development Council pointed out in the Financial Review yesterday, the Government has no forward looking housing policy) there needs to be some strategic consideration of other alternatives.

 

Capital city suburbs with a median house value under $300,000

 

Suburb City

Median Value

Avg distance to GPO

1

GAGEBROOK Greater Hobart

$140,382

16.km

2

HERDSMANS COVE Greater Hobart

$145,846

15.5km

3

CLARENDON VALE Greater Hobart

$169,487

9.4km

4

ELIZABETH NORTH Adelaide

$172,044

26.km

5

BRIDGEWATER Greater Hobart

$177,684

17.4km

6

ELIZABETH GROVE Adelaide

$184,414

22.2km

7

DAVOREN PARK Adelaide

$185,576

27.km

8

RISDON VALE Greater Hobart

$187,829

8.1km

9

SMITHFIELD PLAINS Adelaide

$193,682

28.7km

10

PRIMROSE SANDS Greater Hobart

$197,200

27.6km

11

ELIZABETH DOWNS Adelaide

$201,884

26.7km

12

ELIZABETH PARK Adelaide

$208,486

25.1km

13

NEW NORFOLK Greater Hobart

$213,719

25.1km

14

ELIZABETH Adelaide

$215,514

23.7km

15

ELIZABETH SOUTH Adelaide

$215,947

22.1km

16

CHIGWELL Greater Hobart

$216,455

10.6km

17

ELIZABETH VALE Adelaide

$221,744

20.8km

18

MUNNO PARA Adelaide

$222,095

29.9km

19

ELIZABETH EAST Adelaide

$223,373

23.5km

20

GOODWOOD Greater Hobart

$223,952

6.8km

21

GAWLER WEST Adelaide

$226,525

37.9km

22

ROKEBY Greater Hobart

$229,308

8.7km

23

WILLMOT Sydney

$230,879

41.6km

24

JOHNSTON Darwin

$231,591

17.9km

25

CARLTON Greater Hobart

$233,142

25.2km

26

TREGEAR Sydney

$233,974

40.7km

27

WARRANE Greater Hobart

$235,328

5.3km

28

HACKHAM WEST Adelaide

$236,868

25.1km

29

LETHBRIDGE PARK Sydney

$237,408

40.5km

30

RUSSELL ISLAND Brisbane

$237,604

41.2km

31

SALISBURY NORTH Adelaide

$237,869

20.3km

32

RIVERVIEW Brisbane

$239,591

23.1km

33

WOLLERT Melbourne

$240,202

22.3km

34

SMITHFIELD Adelaide

$240,779

28.1km

35

LEICHHARDT Brisbane

$240,930

33.7km

36

GAILES Brisbane

$241,201

19.4km

37

BASIN POCKET Brisbane

$241,743

29.5km

38

CLAREMONT Greater Hobart

$243,433

12.3km

39

ONE MILE Brisbane

$243,518

33.8km

40

MILLGROVE Melbourne

$244,994

61.2km

41

BLACKETT Sydney

$245,169

39.1km

42

LAMB ISLAND Brisbane

$246,361

38.8km

43

WHALAN Sydney

$249,067

39.1km

44

MELTON SOUTH Melbourne

$250,386

36.5km

45

EMERTON Sydney

$250,708

39.7km

46

CAROLE PARK Brisbane

$251,797

18.4km

47

BERRIEDALE Greater Hobart

$254,438

10.5km

48

O’SULLIVAN BEACH Adelaide

$254,974

24.1km

49

GLENORCHY Greater Hobart

$255,488

7.km

50

HUNTFIELD HEIGHTS Adelaide

$256,225

26.3km

51

CHRISTIE DOWNS Adelaide

$257,171

24.3km

52

MELTON Melbourne

$257,523

36.9km

53

HACKHAM Adelaide

$257,859

24.8km

54

EVANSTON GARDENS Adelaide

$258,392

35.7km

55

SALISBURY DOWNS Adelaide

$258,884

17.4km

56

SILKSTONE Brisbane

$259,808

29.1km

57

BRAHMA LODGE Adelaide

$260,273

17.5km

58

MORNINGTON Greater Hobart

$260,628

5.6km

59

ANDREWS FARM Adelaide

$260,643

28.4km

60

NORTH BOOVAL Brisbane

$261,602

27.8km

61

GOROKAN Sydney

$262,023

73.4km

62

BURTON Adelaide

$262,083

20.4km

63

BUNDAMBA Brisbane

$262,361

26.4km

64

PARA HILLS WEST Adelaide

$263,230

14.4km

65

TIVOLI Brisbane

$263,432

28.9km

66

LANG LANG Melbourne

$263,562

72.8km

67

NOARLUNGA DOWNS Adelaide

$263,816

26.9km

68

SHALVEY Sydney

$264,293

40.km

69

SAN REMO Sydney

$265,491

78.1km

70

BIDWILL Sydney

$265,727

39.km

71

WOODRIDGE Brisbane

$266,206

19.3km

72

EVANSTON Adelaide

$266,857

36.4km

73

DERWENT PARK Greater Hobart

$267,033

6.km

74

PARALOWIE Adelaide

$267,310

18.9km

75

DIGGERS REST Melbourne

$268,271

30.5km

76

BLACKSTONE Brisbane

$268,921

28.1km

77

MANNERING PARK Sydney

$269,032

85.1km

78

CHURCHILL Brisbane

$269,664

33.5km

79

CHARMHAVEN Sydney

$269,689

75.6km

80

MACLEAY ISLAND Brisbane

$270,353

36.1km

81

SALISBURY PARK Adelaide

$270,500

19.5km

82

GAWLER SOUTH Adelaide

$270,802

37.7km

83

LOGAN CENTRAL Brisbane

$271,597

21.1km

84

DODGES FERRY Greater Hobart

$271,673

23.7km

85

SALISBURY EAST Adelaide

$271,930

17.km

86

GOODNA Brisbane

$272,134

21.1km

87

WARRAGAMBA Sydney

$273,132

55.7km

88

EAST IPSWICH Brisbane

$273,206

29.2km

89

KINGSTON Brisbane

$273,521

22.3km

90

CANTON BEACH Sydney

$273,917

73.2km

91

SALISBURY Adelaide

$274,416

18.4km

92

BOOVAL Brisbane

$274,547

28.4km

93

ROSEWOOD Brisbane

$274,567

46.9km

94

REYNELLA Adelaide

$275,183

20.km

95

EAGLEBY Brisbane

$275,337

31.6km

96

REDBANK PLAINS Brisbane

$277,599

25.8km

97

BADGER CREEK Melbourne

$277,752

52.7km

98

EASTERN HEIGHTS Brisbane

$278,033

30.7km

99

MEDINA Perth

$278,109

31.6km

100

PARAFIELD GARDENS Adelaide

$278,793

16.1km

101

CRAIGMORE Adelaide

$278,921

27.3km

102

SALISBURY PLAIN Adelaide

$280,272

18.7km

103

SELLICKS BEACH Adelaide

$280,353

46.7km

104

BLAKEVIEW Adelaide

$280,670

28.6km

105

MORPHETT VALE Adelaide

$281,426

22.6km

106

ARMADALE Perth

$281,473

25.7km

107

BETHANIA Brisbane

$282,272

27.3km

108

SORELL Greater Hobart

$284,243

21.8km

109

WATANOBBI Sydney

$284,679

69.6km

110

ORELIA Perth

$285,480

31.3km

111

FRANKSTON NORTH Melbourne

$285,720

38.1km

112

CABOOLTURE SOUTH Brisbane

$285,897

42.3km

113

HILLMAN Perth

$285,915

37.7km

114

NORTH ST MARYS Sydney

$286,158

41.2km

115

CAMILLO Perth

$286,481

22.4km

116

SUMMERLAND POINT Sydney

$286,635

87.4km

117

TOUKLEY Sydney

$287,482

73.9km

118

NORTH IPSWICH Brisbane

$287,632

29.8km

119

PARA HILLS Adelaide

$287,918

13.8km

120

DHARRUK Sydney

$288,113

38.6km

121

HEBERSHAM Sydney

$288,123

38.1km

122

KURUNJANG Melbourne

$288,765

36.9km

123

LUTANA Greater Hobart

$288,974

5.km

124

GWANDALAN Sydney

$289,486

88.km

125

PARMELIA Perth

$289,666

32.8km

126

REDBANK Brisbane

$290,403

22.2km

127

SLACKS CREEK Brisbane

$290,488

21.8km

128

KANWAL Sydney

$290,857

72.1km

129

INGLE FARM Adelaide

$290,937

11.8km

130

CRESTMEAD Brisbane

$291,832

25.4km

131

DECEPTION BAY Brisbane

$292,701

30.7km

132

COOLOONGUP Perth

$292,849

39.3km

133

ORAN PARK Sydney

$293,019

45.8km

134

WULKURAKA Brisbane

$293,219

33.1km

135

CAMPBELLTOWN Sydney

$293,749

42.2km

136

WYONGAH Sydney

$293,991

71.3km

137

MIDWAY POINT Greater Hobart

$294,249

18.9km

138

KOO WEE RUP Melbourne

$294,369

63.1km

139

CALISTA Perth

$294,451

33.km

140

BROOKDALE Perth

$295,396

27.4km

141

BUDGEWOI Sydney

$295,925

77.4km

142

WYNDHAM VALE Melbourne

$296,332

31.8km

143

MOONAH Greater Hobart

$296,671

5.2km

144

MUNNO PARA WEST Adelaide

$296,769

30.1km

145

MONTROSE Greater Hobart

$296,810

8.2km

146

CABOOLTURE Brisbane

$297,354

44.5km

147

MAGRA Greater Hobart

$297,916

26.7km

148

INALA Brisbane

$298,157

15.2km

149

WILLASTON Adelaide

$298,696

40.1km

150

LOGANLEA Brisbane

$299,237

25.5km

151

CHAIN VALLEY BAY Sydney

$299,774

83.7km

152

MACQUARIE FIELDS Sydney

$299,787

32.4km

153

MELTON WEST Melbourne

$299,849

39.1km

154

RACEVIEW Brisbane

$299,887

31.1km

Source:  rpdata.com   Note median values are based on the RP Data automated valuations methodology rather than median prices which provides a more accurate assessment of true housing value across the suburb rather than the median price for only those homes that have recently sold.


About Tim Lawless

Tim heads up the RP Data research and analytics team, analysing real estate markets, demographics and economic trends across Australia

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8 Responses to 154 capital city suburbs with a median house value under $300,000

  1. Jason December 5, 2011 at 3:09 pm #

    Tim,

    I’d recommend you consider thinking about the focus of what you are writing.
    This story is titled “154 capital city suburbs with a median house value under $300,000”

    Yet, you include many suburbs that are nowhere near Australian capital cities.
    For example, Gorokan, Mannering Park and Wyongah are a part of the Central Coast.

    Mannering Park is a small township located on an isolated peninsular on the southern shores of Australia’s largest and most picturesque salt water lake, Lake Macquarie.
    Mannering Park is in the northern area of Wyong Shire but being on Lake Macquarie it is bounded by the Lake Macquarie City Council . (Mannering Park Community Website, http://manneringpark.nsw.au/)

    I haven’t bothered to look into some of the other suburbs which appear on your list (over 50km from the GPO of their respective capital cities) as I’m sure they would be a similar situation.

    I did appreciate paragraphs 3 & 4 which discussed the reasons why these suburbs are under $300k, but found your full list of suburbs uneccessarily padded out.

    Cheers,

    Jason

    • Tim Lawless December 5, 2011 at 4:13 pm #

      Thanks Jason, we always stick to standardised boundaries for our analysis and reporting. The suburbs are all within capital city Statistical Divisions. The statistical division is widely regarded as the accepted ‘norm’ for a capital city boundary description. You can view the Australian Standard Geographical Classifications at the ABS web site for more detail.

      • N.C. January 11, 2012 at 1:13 pm #

        This just goes to show why you can’t always trust the ‘data’.

        Anyone looking to buy in Sydney would do well to avoid Mannering Park – about a two hour train ride away, and nowhere near the train line.

        You’d do better to look there if you’re working in Newcastle – it’s only about a half-hours drive.

  2. Philip Ragan December 12, 2011 at 12:49 pm #

    Nice article Tim, always interesting to see such analysis, which act as food for thought, though I doubt many of us are prepared to move to Adelaide fringes just to get a cheap home!

    • Tim Lawless December 12, 2011 at 3:15 pm #

      Thanks Philip – very true there needs to be a few reasons to buy rather than just being cheap!

  3. Philip Ragan December 12, 2011 at 3:17 pm #

    I’ve added a link to your article on my Propell blog. Cheers Phil

  4. narelle routley February 23, 2012 at 11:38 pm #

    Hi i am from hillman and we are on the lower end of the market . I ask the question Why? We are close to all facilities the rail station, the shopping centre, tafe and murdoch, doctors, kwinana freeway, hospital, beaches, every facility is within distance of the residents. We have our own primary school, homes are established on larger blocks of land, and some homes may be older but they are built to last. Although we are in the vincinity of businesses on dixon road this is a plus as far as having access to business and trade when needed. We have parklands and are close to the natural reserve for walks of coolongup lake. We have lots of open spaces and greenery and we also have laneways where you can access other areas of hillman by walking. Our crime rate is very low and we are like a village where our suburb is seperate from others, we have a majority of people and neighbours who are responsible and respectful of each other. The truth is that hillman does not get the recognition it deserves . Hillman had a stigma in the very early days when it was first populated this is not the hillman of today so who determines a area particularly when it seems to me that the information that is either told by word or advertising is not correct and it continues to hold back a good area to reside in and also lowers the value of that area.

    • Tim Lawless February 24, 2012 at 9:01 am #

      It’s an interesting question Narelle, and I agree with your assessment of Hillman. In fact I think most of the suburbs around Rockingham provide a decent value propostion for prospective buyers seeking an affordable detached home within commuting distance to Perth and close to the coast. There are other local suburbs of Rockingham with similarly affordable prices (Cooloongup for example also shows a median house price under $300k). It takes some time for outlying suburbs to gather momentum, however affordability and accessibility are going to remain high on the agenda of prospective home buyers for the foreseeable future – I wouldn’t be surprised to see areas like Hillman benefit from that demand over time.

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