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When it comes to real estate in Beenleigh and Eagleby, there’s one name you need to know: Benjamin Waite. As a trusted expert with deep local knowledge, proven results, and a passion for helping clients succeed, Benjamin is the go-to agent for sellers, buyers, and investors in the region. Worth the Waite is more than just a podcast—it’s your insider guide to Beenleigh's property markey, offering valuable insights and strategies designed to position you for success in the property market.
From understanding local trends to maximising your property’s value, each episode equips you with the tools and knowledge you need to make confident Real Estate decisions. With a friendly yet professional approach, Benjamin shares real-world advice, stories, and tips, making complex real estate topics accessible and actionable. Whether you’re planning your next move or simply want to stay informed, tune in weekly and discover why working with Benjamin is always Worth the Waite!
Looking to stay ahead in the Beenleigh Eagleby property market. Want to get local insights from someone who knows this community inside and out? Then you've come to the right place. I'm Benjamin wait, and welcome to Worth the Wait Beenleigh and Eagle Bee's Local property podcast where we'll be diving into everything you need to know about real estate right here in our beautiful region.
Welcome back to Worth the Wait where we dive into the local real estate insights that actually matter. I'm joined as always by Beenleigh and Eagles Be's trusted expert Benjamin Wait principle at LJ Hooker Beenleigh. Now, we've all heard it before when it comes to real estate. Location, but what does that actually mean when it comes to buying, selling, and investing in property?
Today we're unpacking why location plays such a huge role in long-term value, what to look for and traps to avoid. Ben, welcome to the podcast. Thank you. Good afternoon. Fantastic. Okay, so let's start with the classic. We've all heard it. Yeah, we hear it all the time. It's on TV shows location.
But what does that actually really mean in your world?
It is where your asset is situated. If, and the drivers, more importantly, the drivers that will support, hopefully growth. Those drivers typically their supply and demand and. Where, what drives supply or what drives demand, sorry, will be, which are the buyers, of course will be amenities, population, and employment for the most part.
So when they're referring to location, they wanna make sure that you're buying in a good area that is gonna have sustainable demand, which will support growth in the long term.
Perfect. Because often, probably not often, I would say almost always location is more of a driver than the features of the property itself.
Yes, definitely. You where if I was to give you an example, if you'd like to live in a very illustrious, sought after suburb and have a really, a really crummy four bedroom home, or you could have a mansion in probably the roughest. Dingier suburb. Where would you rather be? Mo I think most times people would pick the illustrious suburb in a, a dismal house.
Yep.
And I think there's a lot, there's a lot of pieces around that. Some people, it might be safety, some people might be convenient, some people might be lifestyle. But that's the location. I think ultimately where price growth, where capital growth comes from. It's driven by it's the dirt.
Yep. The house itself is a depreciating asset. That is, it's depreciating. It's there's gonna be maintenance. It's gonna cost you money, things are gonna wear down. You're gonna have to replace things. Ultimately, at the end of the day, after, 40, 50, a hundred years, you're gonna have to replace that asset.
But the dirt is there forever.
That's, so what you're saying there is the bricks and mortar that you buy today are going to be worth less? Yeah. In 50 years time, yes. Rega, but. The property itself on the dirt's gonna be worth more. Yeah. 'cause you would, can't make any more dirt. No. And and of course all those factors that you mentioned around where that dirt is situated.
Yeah. Now this podcast is called Worth the Weight Beenleigh and Eagleby. Yes. Local Property podcast. Tell us about location when it comes to your specific area.
Yeah. So well location, the main drivers for us it's price. It is an affordable area, affordable location. That is really well connected to both Brisbane and the Gold Coast and very close to the M1, which is the main arterial that's kinda supplies everything.
Yep. And it's on the border of the Gold Coast, which is a very sought after, council or sought after region. When you kinda say location and why location is important or popular, they're typically the main drivers.
Yep, absolutely. And for the little, I know too, the perfect spot obviously to be able to get to Brisbane and to the Gold Coast, and that price point is right in the middle of those two very thriving markets as well.
So more affordable. More affordable. And you've also got employment. Yep. There's a large employment district for the blue collar area in kind of the Yala North Gold Coast area. There's also in Beenleigh. And then you've got plenty of white collar work in Gold Coast Service, paradise Area, Brisbane and Brisbane.
The outer rings of Brisbane. So there's lots and lots of employment depending on, what your industry is in.
Sure. Now this is a question where I could be getting it totally right or totally wrong, but I'm gonna have a guess and assume that within this area. On the whole, you're probably more likely to get bigger block sizes.
Would that be a fair assumption or not? Yeah. Overall, when you look at what's happening in the cities in, on the Gold Coast, yes. Yeah, definitely. I think so. Back in the day, a hundred years ago, 50 years ago, a small block was a quarter acre. That was a small block. You'd have a small workman's cottage on a quarter acre.
And that would be in New Farm or that would be in West End or, so obviously as population grows, we need to create more properties so those quarter acres get cut up and so on. But the older and more mature a suburb, typically the larger the blocks are.
Right.
So Eagleby Beenleigh, and other areas they were for the most part.
Well, Beenleigh's been around for a long time. There's properties that have a hundred years old sugar cane that, workman's cottages that would've supported the sugarcane cane industry back in the day. But for the most part, a lot of it was really developed on a kind of a mass scale, would've been in the sixties, seventies, eighties.
So they were still, a thousand square meter blocks. 600 square meter blocks was pretty much the smallest you would do. Yep. So you're right. The vast majority of blocks in that area are 600 and up. Where we had a trend of development in the early two thousands. That's when the 400 blocks cut started to come in.
400, a 400 square meter block is still a fantastic, proposition for a first time buyer when they're looking at a unit or a townhouse for probably more money in a Brisbane or a Gold Coast market.
Absolutely. Tell me what parts of Benley and eagleby are showing strong potential because of the location benefits.
The suburbs themselves are as a whole in totality. Yeah. They're. I think we can look at macro or micro here, can't we? Yeah. Yeah, we can. So if we're looking at. I think if we're gonna maybe separate bean leader, Eagleby, I sell a lot in Eagleby, so I've got a little bit of a bias to eagleby.
But if I'm just gonna look at it from an a, an objective lens, everything on the water side or the east side of the freeway is typically more sought after. Than the west.
Right.
And that sort of goes the whole way on the coast. The whole way doesn't the coast, right up to Sunshine Coast, typically you'll find everything on that east side of the highway is more sought after.
More, more expensive than what the west is. Yep. It's irrational.
It is for there because you're not really getting access to water. No, you're not close. I understand it down here where I live on the Gold Coast and you've got your Gold Coast highway because you can have waterfront. Yeah.
And or even just be two blocks from the water. Yeah. Once you cross that Gold Coast Highway, there's a definite price. But up there we're
rational. We're human beings. Yeah. So I think where the opportunity lies there is that you can understand that. We are irrational and take advantage of that situation.
So Eagleby, it's the neighboring suburbs are still quite a bit more expensive than what Eagleby is, and I think that because Eagleby is the last affordable pocket on that east side of the highway, I think. Overall long term it will probably have the location of that being on the right side of the highway.
The desirable side of the highway will have a higher growth than what the West side does. So that's probably, in point with your location. Yep. But then if we wanted to bring that down to streets. Maybe even sides of streets. So if you're on the high side of a street, you might have a little bit more view than on the low side of the street.
So you can look over the houses Yep. That are in front of you. So there's merit to that. Yep. I think some streets are nicer than others. Yep. Some streets have got. Larger blocks than others. You've got
proximity to shops and schools to throw into that as well, don't you? Yeah.
So there is suburbs, over suburbs.
There are streets, over streets and there are, sides of streets. Over sides of streets. Wow. Yeah.
Then you, and then you've even got which way houses are facing and so forth. So much goes into, it doesn't,
it depends. Like on, we get that a little bit with. Different cultures. So I think a bit of the Asian culture really like specific facing houses, so then there's nuances around that too.
Okay. Should investors think about location differently to owner occupiers? And if so, how? No. You.
So ultimately an investor is there to make money.
Yep.
They want an asset that is desirable. Yep. And they're gonna make a premium on the rent and they want to have capital growth working in the background. So the property you're gonna buy should be desirable for everybody and that should be in, you should have strong owner occupy repeal.
Would both look for, let's use that very age old saying, would both be happy looking for the worst house in the best street,
worst house in the best street's. Always a great way to go. But
does that change for investor versus owner occupier?
No I don't think it should. I think, look, there's a couple of different things around that, but the worst house, in the best street, you are buying the best bit of dirt you can.
Yep.
And you are probably buying it under market value or undervalue compared to the neighbors because you've gotta, because of the bricks of water that's sitting on, but you need to spend money on that. Yeah. But that area is going to have stronger owner occupier repeal and owner occupiers are emotional about their purchase, which means they're prepared to pay more.
So capital growth will be higher. Typically, that's why you wanna buy in that street. Makes sense more. And also, there's gonna be more owner occupiers in that street, which means they're gonna have more house pride. Property's gonna look nicer, so you can leverage and piggyback off of that.
Gotcha. Alright.
What about future growth? Are there any planned developments or infrastructure coming in Beam Lee or Eagleby or surrounding areas that people should be paying a attention to?
Yeah, there are the TMR, so transport department has reclaimed a lot of land for the M1 widening. Yep. They're also reclaimed a lot of land.
They've spent a ton of money acquiring houses, resuming houses that for the. Train the train line. Widening and straightening. 'cause they've gotta to widen it, they've gotta straighten a little bit. The trains can't get around some of the turns. So they've spent a ton of money. So that's really important.
So that infrastructure's being improved and upgraded. And also a really big one at the moment, which is from Logan home and then south is the URA connector, which is essentially, it'll. It'll run parallel to the M1 and it'll take the de by design. It's to take the weight off of the M1 and have anybody who wants to go from that north Gold Coast area north, they can take this road rather than the M1 and they can shoot out to Cleveland, Redland Bay area.
So I think. Ultimately that road, which will be probably, five, 10 years they've started building it, but it'll be probably finished in five or 10 years. I dunno exactly when. That will just even better connect or centralize Eagleby and Beenleigh. Sure, because you will, it's already central to Gold Coast in Brisbane, but then you'll be even more central and better connected to that Redland area, which I think you're gonna have that kind of trickle, that trickle effect, where you're trickling out from Brisbane, you're trickling up from the Gold Coast, and then the more affluent area of the Redland, Cleveland Victoria Point is gonna trickle down and they're gonna meet an eagleby.
So another reason why I'm quite bullish on Eagleby, but also Beenleigh is having. A lot of government and council expenditure on it to bring it into today. There's, they've redone all of the street furniture. They've really got a really strong push for a couple of key industries. They wanna bring.
They wanna bring a PM or a nighttime economy, like you wanna have some. Some restaurants, some bars and so on. Yep. I think also some more medical they wanna bring in that too, and they also want some more hospitality in the Logan area as well.
Fantastic.
Yeah.
Alright. Final piece of advice for somebody who's looking around, they've found their property, but really want to ask themselves the, those key questions about, how am I doing with location here?
Yeah. What should they be looking at?
I think that they should be looking at their neighbors. How does the street look? How do the neighbors look? I think it's always it's not a bad idea to just maybe park yourself in the street overnight or late at night and just kinda see the comings and going of the street, right?
That's not a bad way, again. There are good streets and there are not so good streets. So if you could get one of the better streets, that's always good. But if you are a not so good street, that's next to a good street. I think you can piggyback off that.
Yep. Anyone wanting any advice in your, your hood being Leon e will be you happy for them to give you a absolutely a yell?
Absolutely. Yeah, absolutely. I can point them in the right direction. There's no bad, there's no bad areas anymore, so yeah. I think that you can't really go wrong for a huge amount. I think the suburb for the most part is very strong in our area, the whole area. So I think where you can kinda maybe get caught out, the dirt's always great where you can kinda lose or cost yourself some money is on the house itself.
So I think we've spoken about a previous podcast or a couple of podcasts on building and pest reports and how and buying
Yep.
And how to save yourself some money on buying. I think that have a listen to those 'cause they're really good. 'cause that's where you probably could lose a little bit of money.
Excellent. Look, that's a brilliant breakdown, Ben. It's so easy to fall in love with a kitchen or a fresh coat of paint, but at the end of the day, you can renovate a house. You can't move it if you're buying or investing in Beenleigh at eagerly or surrounding areas. Ben's got the experience and the on the ground knowledge to help you choose a property with long term upside.
Get in touch via Benjamin Waite dot. Com au or just reach out to him at LJ Hooker Beenleigh and look, please don't forget to subscribe and pass on this podcast to anybody who's looking to buy or sell in the region. We have episodes on everything, open Homes, curb appeal, everything you need. Know we've a, we've done a
few, we've done quite a few.
I think a lot of the stuff we've be, we've spoken about is probably, pretty generic in the fact that even if you're not buying in the Eagleby and Beenleigh area. You can, there's still, it's still good advice. There's still pearls in there. Absolutely.
So now jump on, have a look, subscribe, please share, give us a comment.
And if there's anything you want us to do an episode on please do put that in there. But until next time, be kind. Until next time. Thank you very much.
Thank you, Adam. See ya.
Thanks for tuning in to Worth the wait. If you enjoyed the podcast, please be sure to share with a friend and don't forget to hit that subscribe so you won't miss an episode and all my local property tips, updates, and insights. Until next time, I'm here when you need.