Three kinds of market

Moreton Bay runs north from Brisbane’s boundary toward the Sunshine Coast and takes in three distinct kinds of market. The Redcliffe peninsula is established bayside housing with a large share of units, and Bribie Island adds canal homes on the Pumicestone Passage. The corridor through Strathpine, North Lakes, Narangba, Morayfield and Caboolture is newer housing on smaller lots, with growth continuing in master-planned estates to the west and north. Behind them sit acreage and rural residential land around Samford, Dayboro, Wamuran and Woodford.

What shapes a Moreton Bay valuation

In a new estate the evidence is plentiful but uniform, and the differences that matter are lot size, orientation, builder, inclusions and finish. Where a home was bought as a house and land package, the valuation tests the combined price against resales of finished homes in the same estate.

Secondary dwellings and dual occupancy are common across the region. A second dwelling adds value to the extent buyers pay for it, which depends on its approval, its separation from the main house and the rent it can earn. Granny flats and unapproved structures are each treated on their own evidence.

Flood mapping follows the Pine, Caboolture and Burpengary waterways and the low-lying bay frontage, and is checked on every affected address. On acreage, sales thin out quickly, so the search widens across council boundaries and each sale is reasoned against the subject property for land, water, access and improvements.

Valuations in Moreton Bay

Covers
City of Moreton Bay
Practice
Level 1, 47 Brookes Street, Bowen Hills QLD 4006
Signed by
Sebastian Fox, Registered Valuer
Fee
Fixed fee, quoted free before any work starts