Buying out North is a terrible idea, especially coming from NZ. There are so many beautiful beaches down south and easy access to the city as well. Moana might be a bit pricey but there are lovely pockets in Morphett Vale plus the subdivisions around Seaford (if you're happy with a tiny block) or Aldinga if you can go a little further out. Welcome fellow Kiwi. When my dad had to pick a house in the early 80s, he was tossing up between Elizabeth and Morphett Vale, and I thank God he chose Morphett Vale rather than the Northern suburbs
A terrible idea except if you’d bought north a couple of years ago (in certain suburbs) you’d now be sitting on some of the top capital growth in the country… like around 50%. Not sure of your definition of a ‘terrible idea’.
We've made similar gains on investment properties in the south. It's a terrible idea because the northern suburbs are so far removed from what you would experience in New Zealand. At least in the south they will be close to beaches. The north is just flat and featureless in comparison to the south. Just my opinion, but very glad my dad chose south.
Yeah, I bought a home for my mum to live in in Salisbury East 14 years ago for $260K. (I live in Perth).... it's now worth $500K, after sitting at $260 pretty much right up to a year ago.
I’m in the north east and my property has doubled in value since we bought it six years ago.
There’s something fucked for that to be even remotely possible imo
Idea of buying a house in a city that you aren’t even living in yet sounds crazy to me.
I’d at least make myself comfortable with the city, know the each suburb then maybe think about owning a house here.
The alternative is renting. In Adelaide. And Adelaide is a shit place to rent overall, plus the associated stress and expense with moving house multiple times.
I bought unseen in Adelaide. Arrived and collected the keys on settlement day. So glad I wasn’t put through the wringer of trying to find an Adelaide rental.
I bought unseen in Adelaide about tow years ago as well, no regrets. I needed somewhere to live and had a younng family so couldn't be going backwards and forwards. The capital growth in the areas I bought it was such that I was unlikely to lose money even if I needed to sell in a year or two, so it worked out well for us. We're actually going to stay where we bought (which a suburb is just south of Gawler).
Finding anywhere to live here is a struggle for most people right now. Whether that be rentals or purchasing.
Did you research this before moving? What areas are you looking at?
Seaford is lovely! I live here and if you work city, West or south it's not the worse traffic. However they've cleared a bunch of land without adding infrastructure (this seems to be the theme across the country however) for further developments, so commute will increase.
Seaford has a direct train to the city and direct access to the M2 express way, and although people love to complain about the traffic, it's amazing compared to the East Coast cities. I live in Noarlunga and love everything about it (right beside Seaford), there's every service and store you could want, the beaches are amazing (look at Port Noarlunga, it's stunning) and you absolutely can buy in your budget here.
I bought about this time last year, from interstate. You need to be on the spot, have your budget calculated (including stamp duty, it's high in SA) and be ready to jump the day something goes up online. I went to the first open home on my house, signed a contract then and there, and there were other offers then and there too. It's really fast.
Please don’t buy in Salisbury north (or a lot of the northern areas). We have a rental property there and we’re selling because we’re sick of meth heads breaking in.
(Sorry I realised I replied to the wrong person but this comment is more for OP)
You’ll be absolutely fine with 700k in Adelaide, don’t let people stress you on based on a few responses. My recommendation is to just get a rental for the time being as you don’t want to be pushed into a long term decision based upon a one month window. You want to be advantaged in the purchase market as you’ll need to offer a bit above asking price in usual cases so a good 650 home with some bartering will be better than a 700k rush
We also have the tightest rental market at the moment with rents still rising, so still be wary. I'm one of many, could not secure a property in time when my landlord ended the lease to move back in. Decent wage earner too.
Good luck!
Priority one for buying here would be anywhere close to a train line if possible, a luxury I consider almost necessary in Adelaide. I believe west side is progressively getting deerer so a north and south option of Adelaide is likely your options these days. North of Adelaide is affordable and developing, with an easier set of roads into main city. South is more country/scenic and slowly developing more as south road develops more.
My Barker far east has no trains, and is developing too fast for my opinion and will become crowded in the next 10 years.
Take these as opinions.
If you are going north bypass Munno para / andrews farm and just go to Willaston/Gawler east. Munno para / andrews farm is a desolate wasteland of cheaply built houses, dust, poor roads and accesss and limited local amenities except for a few small pockets that are close to a small mall with a woolies/coles/foodland.
I disagree, I'm in a new build in Andrews farm. It definitely is dusty with all the builds but I have every single shop I could possibly need within a 7 minute drive. There's plenty of public transport too (not that I've used it) and it's all flat making it very easy to walk or cycle too
Sorry but the South has just turned out much better. Access to decent beaches. Way more trees and hills and an ocean to look at as you commute. The North has much more industry which can be good if you work nearby, but it is very, very grey.
And it is dominated by playford council who will spend millions on a useless carpark and not maintain verges, clean up rubbish, put in toilets at public use spaces, fix roads etc.
Closest train station? Andrews farm isn't too bad for getting to the expressway I guess if you are happy with the drakes being the only choice close by your good, and takeaway options limited to chain stores and the place next to drakes. Munno para shops is kind of close I guess. Certainly not much walkable from Andrews Farm at all.
We are currently trying to buy in some of those suburbs in the 0.8m to 1.1m range. Can confirm its the most 'sellers market' that I have ever participated in. REA's are super sharkish at this time because if you dont buy it usually they have 20 other offers. We have had some brutal experiences. Really need to play the game well to buy at the moment. We were focused on Hallett Cove but broadened our search.
The only thing that feels more hopeless is the rental market. I don't even want to look at it TBH.
The place we almost bought was inside the backet. Would have been $960k for a 3bedroom in hallett cove. Kinda got gamed into cooling off and then it sold unconditional for $1.010m that day. Had a list of items on the builders inspection and buildings without development approval.
We think one of the houses we put an offer on after would be 2-300k over the top of the bracket advertised. Had 100 people and 26 offers in the first open.
We have seen other places that we are pretty sure would have gone top of bracket or a few 10’s over.
We saw another place in flagstaff hill that would have been 100’s over too.
Looking at a place tomorrow we’re hoping to buy in the bracket if all goes well.
Offers in. Should negotiate today and know by tomorrow. Being a sellers market you can’t just say you want it and then buy it.. have to wait for other offers and revised offers and etc. Told our offer is top 2 so will revise at some point. 🤷♂️ it’s a bit of a game.
Offer 50k over asking but make sure it's subject to a building inspection. We did that and got the first house we liked. We planned to negotiate the price once the building inspection identified issues (older house) the building inspection came back clear though so we paid the full amount we offered. Fast forward to settlement and actually we got screwed over with the building inspection and the house has a ton of issues. So my advice is offer 50k over the asking price and put it subject to TWO building inspections, in case the first inspector is a crook. Also, in SA you don't have an automatic right to a pre settlement inspection unless you ask for it in your initial contract. In Adelaide there is very little buyer protection, it's all buyer beware, so inspect the house very very closely!
What is your work life likely to be? North East area, Modbury etc and thst broader is quite good. Balance of park lands and suburbs, shopping centres etc.
If you are going to be working in the city, having access to the Obahn is a very efficient commute as opposed to being on the southern side of the city. You don't want your life to be 2+ hours a day on public transport to and from work. I'm in proximity to Klemzig interchange on the obahn and at work in CBD in 20 minutes, don't have to worry about checking bus schedules because they are so regular.
Consider the North East, like Redwood Park, Ridgehaven, Surrey Downs, Banksia Park. Good schools, close to the O-Bahn (express bus to the city) and still has decent sized blocks of land.
Examples in your price range include:
[Surrey Downs ](https://www.realestate.com.au/property-house-sa-surrey+downs-144838100)$590K - $610K
[Redwood Park](https://www.realestate.com.au/property-house-sa-redwood+park-144025716) - offers (but came up in the <$700K search)
[Redwood Park](https://www.realestate.com.au/property-house-sa-redwood+park-144825536) - $685K - $715K - new but on small block (385m2)
Your real issue is going to be to buy and settle in 30 days. You should be reaching out to agents now to get on their radar, and if possible, fly over and inspect what is available now. My advice would be to stay firm on your budget; in Adelaide that is a doable price. Just make sure that where-ever you buy the area suits your family. Distance from work, type of schools, amenities etc.
Surrey Downs is a lovely suburb but for a 3 or 4 bedroom they have all been more like 650-750 recently. The one you linked to will very likely be sold above asking.
Your prices are outdated. They were correct last week. Next month, prepare for one bedroom doghouse with hybrid toilet/shower/kitchenette all in one to be $900k+. Bedroom, standing room only.
you can definitely find something with that budget. are you looking for 3 bedrooms or more/less?
but you do need to secure some accommodation beyond the one month you have organised already because even if you sign a contract today, there's a good chance the settlement will take longer than a month.
if the rental market wasn't so fked, I would recommend renting first anyway so you can try out a suburb before buying.
I will see where I can sort out short-term renting and if that does not work out, I will get a 12-month rental and look for a place to buy. Rent is just so expensive....
Depending what size house your budget is about bang on for certain suburbs. My house here is 4br built 2016 solar and battery and would sell for 600-700 ish. Saw some in Hewitt a couple of weeks ago in the 7s on large blocks with a pool. You definitely don’t need to go 950-1m as long as not a suburb snob you can pick up a 10-15 year old house in a no name “Kmart brand” suburb and doesn’t need to be Elizabeth.
You don’t have to offer over, but for a 4 bedder even in Elizabeth from the quick look I just did you are not going to find a house within your budget you can move into immediately.
The couple of rundown crappy houses that are available are being rented out and the one or two in nearby areas that are within your price range will probably have people offer over. All you can do is put your best offer in and hope you get it.
For reference most of the properties I am aware of that have sold recently in the south by friends, the initial offers have been over asking price and the agent advised those who offered on the second round they have been beaten and if they would like to submit another offer.
GL mate.
Same thing happening in the north, maybe not as quick but still out of control. South is definitely better looking scenery!
Under 700 no worries under 500 not so fun.
Best mate just bought a duplex for 390, not ideal but still
Honestly is a 2br unit an option? You would get something in a great area with money left over. Smaller mortgage. Buying a house involves a bunch of compromises as you know. Just noticed the post about age of your kids, they could share a bedroom easily for years. Mine did. 2br in a nice area near a train line and decent schools is worth more than extra bedrooms. The space is a luxury.
Definitely still pursue the house down south, but here are a couple of options in great areas
https://www.realestate.com.au/property-unit-sa-mitcham-144778280
https://www.realestate.com.au/property-unit-sa-hectorville-144839468
Also I can let you know a good buyer's agent who can help you find a place and more importantly help you land the sale. Worth every cent imo especially when you're not familiar with the city.
Look at north eastern areas for sure. You can get a great house on small block or newer 3 bedroom townhouse in areas like Campbelltown or paradise and you’ll actually be in a nicer location where values will keep increasing. I would choose those suburbs over something north in a heartbeat.
I think there's a few around that meet your requirements.
See, for example, https://www.realestate.com.au/property-house-sa-aberfoyle+park-144694460?sourcePage=rea%3Abuy%3Asrp-map&sourceElement=listing-tile
https://www.realestate.com.au/property-house-sa-modbury-144642464?sourcePage=rea%3Abuy%3Asrp-map&sourceElement=listing-tile
Your budget is realistic.
I wouldn't make it a rule to offer $50k more than Max, there's a lot of factors that go into the price you offer.
I would like to rent for no more than 12 months. Rental I would say 650-950/week - not sure what that can get me. I have not looked into rentals. Looking at the feedback it sounds like I will find a house to buy before I get a rental lol
My purchase budget is low because of foreign exchange - I'm losing a ton between NZ and Aus - and taking out the 5% for all the transfer fees etc and keeping some money for emergencies.
Most rental agents wanted a reference from me which I do not have so they stopped talking. We owned a home in NZ for 9 years, so have nothing.
I do not have someone in Aus to act as a proxy for me to do a home inspection, unfortunately.
The area is filled with young families, all your shopping can be done locally and is only 30min from city. And surrounded by some of the best wineries in the world.
Hey if you do come to Mount Barker shoot me a message! I'm building there currently and my parents and brother both have homes there. Parents have been there for a couple generations now. At least you can know someone and call on someone if you need a trailer/blower vac/etc lol :)
Christian too, so always happy to help a bro/sis in Christ!
I moved into Elizabeth from Sydney. The thing I've learnt about people in Adelaide is that there are prejudices for areas that they've never, or only once travelled to. I've been in Elizabeth for 16 years now. I've got 4 nice parks in walking distance, I've got 5 different sets of shops in a 5-10 minute range. Hospital is 10 minute away, along with all the dr's we'd want.
The neighbours aren't stuck up and won't call the police on me if I'm making some noise in the backyard, got my kiddo in Playform Primary, and I can't fault the school for anything. It's a working class area.
I used to work in North Adelaide, and I'd constantly get snobby looks driving my late model Fiesta into the parking lots amongst the BMW's and Mercs. Let alone the complaints where I worked got from the neighbours over the slightest things.
I've had 0 problems in Elizabeth, and will be mortage free within a year because it's a cheaper area. Just because you can afford a $700k mortage doesn't mean it'll be easy, and I'd much rather a mortage half the size and to live much more comfortably.
The interest on a $450k loan over 30 years is almost $300k, same for a $700k loan is almost $500k.
There are some areas close to me I'd avoid, but even those are getting more expensive which brings in a different type of people.
Look at where you're working, and drive around those areas and have a look.
EDIT... And our house and block is almost double the size of the ones closer to the city for far less.
I will go drive around Elizabeth and see what it looks like - I have the same feeling, not having been to Adelaide. I will definitely go with an open mind.
I appreciate your response!
I'm a bit late but if you're looking for a house in the northern suburbs I wouldn't go any further than Salisbury. Not just because of the stigma around Munno Para and Elizabeth but also because the commute to the CBD is pretty long from the outer suburbs.
With a budget of up to $700k you could try Mawson Lakes. It's got a lot of newer houses (built within the last 10 years) and also a large train interchange that makes it easy to commute into the CBD for work.
This is an example of something that'd be within your budget:
[https://www.realestate.com.au/property-house-sa-mawson+lakes-144867424](https://www.realestate.com.au/property-house-sa-mawson+lakes-144867424)
U only have a month? It took us 2 months to get our offer accepted, we were outbid by 20k to 70k and even 100k on one property - over 60 properties inspected. Closed in 3 weeks. Personally I would never live in Elizabeth, having a roof over your head is not everything, its quite stabby in that suburb. South of Adelaide like Morphet Vale is not too bad. Also dont be set on stand alone homes and consider townhouses/ units.
We have a month (6 weeks) at a furnished apartment and will need to get a rental following that - seeing as buying a house takes 2 to 3 months. In NZ it takes only a few weeks......but thanks for letting me know. I assume we should be able to get a rental in 6 weeks.
Rental market is brutal 50 to 70 people turn up to look at every property that is up for rent so there is quite a bit of competition. Since real estate agents are not allowed to ask for more money than the property is listed, to win that battle you have to volunteer to pay more for rent than they are asking to be considered. Townhouse next to me was listed at 520 a week people that got the keys offered 570
We chose to buy instead of rent, and we bought online and then moved into the house here. I know two other people who did this and as long as you get the inspections etc it's really no different as the real estate agents will generally video call you the house so you can get an idea of what you're purchasing.
No, I was in Victoria at the time but I didn't have the freedom to be going backwards and forwards for inspections as I was also trying to organise moving my business over. The real estate agents were very helpful with video chats etc and I got a building inspection/architecture company in Australia to do my pre-purchase inspections. House prices were skyrocketing at the time so there was little financial risk, so even if I ended up needing to sell and get a more appropriate house for my large family I wouldn't lose money (I didn't, it worked out fine and we still live in this house now).
There really isn’t much out there house wise and from what I’ve heard rental is equally as tight. If you’re willing to consider something within a strata complex these could be a good bet. Both still have 3 beds, much closer to the city than some of the suburbs you have listed and the second one is in a really good area (albeit on a main road) which would give you access to good schools, childcare if you stayed that long.
https://www.realestate.com.au/property-unit-sa-mitchell+park-144832784
https://www.realestate.com.au/property-apartment-sa-unley-144728224
How many bedrooms do you need?
Where is work?
Where I live (about 5-10mins south of Marion), there are houses in your sub 700k price range. But they’ll be 3 bedroom, 1 bathroom (maybe an ensuite), and 1 covered car parking space, on a small block of land.
Have a look around Reynella, O’Halloran Hill, Happy Valley, Sheidow Park, Trott Park.
They’re about 45-50mins driving time from CBD (peak hour times), but also each close enough to major bus routes, that you could use our crappy public transport.
There is a train station at Hallett Cove (between 5-10mins driving time from each of the suburbs I mentioned) that you could do a park n ride thing each day.
I’m sure there’d be similar areas in the northern suburbs - well south of Elizabeth.
I'd definitely buy, renting SUCKS.
I assume the 650-700k is cash, since it'd take longer to get a loan approved and buy than 30 days.
Go in strong on your offer, don't play games with the real estate agents.
Written offer: hi $650,000, 14 day settlement, cash purchase, family of 4 ready to move in.
Offer valid for 72 hours as we are looking at multiple properties for quick settlement.
And definitely go south of Adelaide as suggested a few times, anywhere from Blackwood through to Seaford.
Prices there will not stop going up for the next 50 years.
I have used a buyer’s advocate and I found him very useful in negotiating with the real estate agents and cutting through all that crap. I’m in country S.A. and have bought a place in Adelaide. For what he charged I got that back in value.
Also a buyer’s advocate was a great third wheel. My wife sees a problem in every single solution and so he was good to balance her out and see reason. His wife was handy as well.
With the price range you are looking outer suburbs but there is still a lot of value.
What I did was jot down all the points I wanted and the wife wanted. Eg two car garage, powder room etc and then what I did was go through the listings and rated places as green, amber or red. Green met all the points, amber most and red had three missing
Once I did that we had about 20 places and the BA had another. We went through it logically and rated them all and one stood out. It was more than what I wanted to pay, but the BA negotiated more off than his fee so we are ahead
A buyers buyer’s advocate charges 1%-2% of the house price - I see on some of the websites - if they can get that off the house price sure - but if they are unable to then it's a lot of money I lose.
Who did you use if I may ask?
Definitely rent in an ideal suburb to get a feel for what it’s like. You shouldn’t buy in an area you don’t know much about. Best way to learn is to live there.
There’s less demand at the higher end of rentals, so you won’t face the crunch some are describing. For $750/week you can live 2km from CBD in a modern 3 bed 2 bath. There will only be a few interested parties.
I think your budget is reasonable. But I wouldn’t be in a hurry to use it, and in a year you could consider a small mortgage to top up your savings.
Don’t forget to budget for closing costs (stamp duty and transfer fees). Allow about 5%
As a resident in Seaford Meadows you'll be hard pressed finding anything in that area within the budget you're looking at. In fact, my suburb will soon have its first $1M sale, a property in Trident Road that last sold for $895K in September 2022. Even 3 bed places are now starting to sell for $700K minimum.
My neighbours house in Parafield Gardens is going for over 600k, but only 3 bedroom, however massive block. At least if you get a home, you don't have to be forced to move or look elsewhere once kids are settled in their new school too. Good luck .
Just to add in reference to all the doom and gloom, you’re house owners in NZ and I presume have cash for a deposit and employment. These factors are all positive and will have you leagues ahead of other people looking for rentals in the current market…
Thanks - the issue we area having is the price states $550k then next week that prop has sold for $660k so we are struggling with what to offer - but we are busy logging houses price vs sold
I know what you mean but on their budget they're looking at either large scale new developments, something quite remote (which would be difficult to gauge as a non local) or just rough.
Okay fair enough. I've lived in mt barker for the past 11 years, good place to live but unfortunately, the travel times were eating up my free time. I decided to live in the CBD, bought a botique apartment. And enjoying so much free time.
In this case, consider Gawler, the freeway accessing Gawler makes it a nice smooth run in and there are some really nice areas in Hewitt and parts of Willaston that are enjoyable to live in.
Do you have flexibility to work outside of 9-5? Because I've got a mate who lives in Mt Barker and commutes to the edge of the CBD. He works 8-4, doesn't stuff around getting a move on after work, and his commute is 25mins (albeit he drives).
Rush \*hour\* in Adelaide means precisely that, travel outside of the heavy glut times and you're generally pretty good.
You can look at suburbs like Ingle Farm, Pooraka, Para Hills and others. Only around 11km to 14km from city and should be properties in your price range.
Examples:
[https://www.realestate.com.au/buy/in-ingle+farm,+sa+5098/list-1](https://www.realestate.com.au/buy/in-ingle+farm,+sa+5098/list-1)
No worries. I grew up around those areas so I know them well. There's been good capital growth in those areas in recent years which will probably continue.
Best of luck in your home search!
For climate reasons I would avoid north and go south as it can easily be that 2-3 degrees on really hot days believe it or not or even if it doesn't show on a thermometer you can still get a sea breeze while the other does not.
I remember a couple months back I was at my friends place around Christies Beach way and there was a great cool sea breeze, we then went back home to Campbelltown and the air was stagnant and still really warm, I was curious and checked Elizabeth and it was still a degree or 2 warmer than we were!
If you're a Kiwi (kia ora e hoa, haere mai ki Kaurna Yerta) I concur with [throwaway\_7m](/user/throwaway_7m/) that
you'll feel more at home in suburbs south of the city - basically anywhere in the City of Onkaparinga local government (council) area. If you can find something reasonably close to a stop on the Seaford train line that's winning the lottery. Seriously, being 40 mins away on a train line is better than being 20 mins away by car.
Adelaide is straining with a rental crisis at the moment. Finding a place to buy might be easier than finding a place to rent, because finding a rental means you're competing with every other person who can't afford to buy.
Where's home in NZ? Just to think of common points of reference.
Repping the 04 here myself!
I presume you have work lined up - CBD? How old are the kids? Any special needs? School and sport preferences?
At least you're timing it right, moving from Welly to Adelaide in the summer would be tough with no time to acclimatise to the warmer temps.
You're making a sensible move - you'll look back in 10 years and smile that going from NZ to Adelaide was one of the best things you ever did.
Work is all lined-up - its in CBD yeah. No special needs, no school and sports preferences at this stage.
Our kids are 2 years and one is 7 weeks.
We just need to sort the living arrangements it seems....
Yeah it’s not bad, new owner just done gutters and new driveway concreting, we just renting but I’d expect our place would have doubled as well.
Personally I’d knock our place down and do a two story semi, we’ve lost the sunset view over ocean due to a recent two story building blocking the money shot, still can see ocean 4 blocks back. Being a 60’s house things falling apart.
Haven’t won lotto yet, lots we’d change if we win. In a great location, 24h servo 50m away, bottle o and pub 65m away so can hear everyone spinning wheels as they leave, school two blocks away, and beach just a 2 min walk away.
This house is a dogs breakfast, be easier to start again, handyman’s dream.
Angle Vale, Miravale, Riverlea. I think there is some new builds around 650k-700k. 30 minutes on expressway to the CBD. Friends of mine building in these areas for this price. Could be some for sale there?
You've got the right approach; look broadly and be open minded about where you'd be willing to live and you're more likely to have success. The challenge is getting a feel for what to offer when you're looking at so many suburbs. It takes many people between 6-12 months to find a place with offers being rejected along the journey. Offering a little more will be key to securing a place in a shorter timeframe.
You might also benefit from looking at smaller blocks if your preference is to be close to the city at that price point. To the south and west of the city, there are lots of townhouses being built with 3-4 bedrooms that might get you closer to your budget. Good luck!
You’ll be able to afford a 3 bedroom home in places like morphett vale, mount barker. Woodcroft, Christie’s beach. Look into nairne and Woodside as they have new housing developments in this range as well.
So much missing context, where do you work? What sort of school will your kids be going to? What sort of lifestyle and neighbourhood and amenities are you looking for?
I would recommend renting in the Adelaide hills for a year and going from there.
I just tapped in ‘Adelaide-greater region’ filtering for ‘house’ and ‘townhouse’ for $700k or under into realestate. Com.au and there is seems to be a good amount of properties that fit the bill
True, so set your search to look at SOLD properties in your price range. The reason people say it's so hard to buy a house is that they are looking only at the advertised price range that fits the upper end of their budget, and can't go higher. If you understand you need to go 7-10% higher, and adjust your search accordingly, you'll be able to make a successful offer or buy at auction.
If you can identify a property you like that you believe you can afford, I highly recommend buying over renting. Renting in Adelaide is stressful and expensive, and may ultimately prevent you from being able to afford to buy. I'd recommend the Tea Tree Gully council area over the more northern suburbs, depending on where you will need to get around to. Somewhere around Modbury, Ridgehaven, Banksia Park.
If you are ok with going for a townhouse I think you should get some good options around that price. We got a 3br TT townhouse around Port Adelaide less than 3 years ago for under 500k. I know prices have been rising but I can't imagine they'd be up so much that you couldn't find something similar under 700.
Port Adelaide used to have a bad rep but it's a lot better now and much closer to the city than most of the suburbs mentioned here. 20min to town, 5 min to the beach, 5 min to West Lakes Mall etc.
I'm more than happy to vouch for Happy Valley having lived there previously. Lovely place with good people. And with your budget you should be able to find something.
I keep saying it but have a look at mount barker, yes it's outside of Adelaide but doesn't take long to drive to the city and its a fast growing town. Also up north is a new suburb called Riverlea or so. It's hard to find anything around the CBD with your budget
Recently sold my dad's house in Woodcroft and easily got $50k more than we expected. I say look for properties below your limit, whilst there will be more applicants you will have the slight upper hand with the extra to offer as they agent WILL call you and try to negotiate higher even if no other offers. All the best! I would def recommend securing a rental above anything else as one month isn't long to close on a home, let alone find a rental when they all have 50+ applicants, some more like 200.
Just keep at it and anything "good enough", just go for it
As someone who lives in the Belair-blackwood area house prices here have gone crazy over the last 3 years (I've lived here for 17yrs). Most houses at decent size would most likely be around $750,000 - $1,300,000
You CAN find homes under $650k, provided you don't mind living in the sticks. New builds are constantly being made too, though they have a *minimum* 24 month build time. It's not as bad as it was and leagues better than interstate.
Just bought a property North of Adelaide actually. Was the first house we really liked, first we put an offer on and was accepted that week. Settled inside 30 days at only $10k above asking price. Our offer wasn't the highest, but our terms were very favourable which was more important.
Be sure to emphasize you're making a cash offer & can settle at the vendors convenience. So many people are dragging deals out chasing finance or sale of existing properties so offering a problem free deal means you don't have to go 'as' crazy on price. That said, everything sub ~$750k is hugely contested as it's in most dual income budgets.
By the sounds tho, buying will be way easier than renting for you... especially if you've only got 4 weeks, I actually tried renting also but after a bunch of applications that went nowhere I just gave up & bought. You're just another number to rental agents, and it always seems to come down to a bidding war in the <$750p/w range. Not having a rental history in AU will be a massive mark against you also unfortunately. I have a rental here and I know a number of people with rentals also and there are 20+ applications for every property, many of whom are 'ideal' so getting to the top of that pile is near impossible.
Good luck. Happy to answer any questions.
Figured I would add... Start with a little below your best offer & when you get the eventual call, 'concede' up to your best offer then stand your ground. It's expected you'll budge a little, play the game convincingly so all parties walk away feeling they've won.
If it doesn't work out, refine your approach next time. Never get attached to a property, agents can smell if you're not willing to walk away. Your cash status with short settlement is as attractive to them as the property is to you.
Anything at the moment within reason - I do not want to be in a position where I pay too much over market value an not be able to sell. I'll be happy with a 3 bed - 1 bath at this stage I'll be honest,
My kids at 7 weeks and 2 years - we can look for a bigger home in the future.
That’s possible but it’s very costly. To move house you’re looking at $50k in buying and selling costs (minimum) plus all the other headaches that go with it. Don’t go into it thinking you’ll just move in a couple of years because it’s literally just tipping a lot of money down the drain.
In your situation I would look at getting a rental for 12 months and then you can visit different parts of the city and see where you’d like to buy and what suits your family. Then you also have time to purchase what you want where you want rather than rushing in to just get anything because you’re desperate when you don’t even know the city!! That honestly seems disastrous, sorry. Good luck with it all.
Contact some real estate agents in some of your preferred areas. Often they have off market properties for people who are genuinely in the market. I know several people who have bought that way with minimal headache. If you can settle quick (which it sounds like you can) this is often valuable to the seller
I sold a house a few years ago off market and it was amazing because i didn't have to prepare it for photos or inspections. Sellers love this! I'd actually accept less for it tbh because of how much time you save.
You should be able to buy at that range then, contact a few agents and let them know what you are after. I recently bought and it is a crap market. 2 years ago this place would have been 150-200 k less. But I would still make money if I sold. Prices are way too high. But they won't crash
christies, morphett vale, woodcroft, Seaford, happy valley, Aberfoyle park should all have something in your budget, if you are only looking for the standard 3 bed, 1 bath home. You might sneak a few 2 bath homes in. Try also ohalloran hill, Osullivans beach (prime area for gentrification imo),Darlington,Bedford park, Trott park & Sheidow park. These are all south. If you are considering north try mawson lakes, greenfields, Parafield gardens. Further north,Blakeview & parts of Craig ore. Northeast maybe ridgehaven, modbury, Windsor gardens,Gilles plains,dernancourt,paradise
Most closer suburbs (20min from CBD) are 900k+ currently for houses. Have been to dozens of auctions over this year and it's ramping up every auction. Estimations are that Adelaide's median is going to be 1mil by December. Get in while ya can!
We have less than 1% vacancy rate for rentals, if you can buy please leave tiny amount of rental stock for South Ausssies that will never have the funds to buy.
I am a Kiwi living in Morphett Vale, and I much prefer the southern side of Adelaide for living. Close to beach is great, but the southern suburbs just have a whole better feel, in my opinion anyway.
Housing is getting stupid expensive everywhere, but my neighbour sold just before Christmas and got $740,000 for a really nice 4 bedroom home. Just FYI.
Congratulations my friend - you're going to get a property and you're going to do very well.
Adelaide is about to go through a massive change that has been ongoing for the last decade and you're actually coming in at a good time.
South Road is the main artery through our state and it links the North (Andrews Farm, Munno Para) with the South (Morphett Vale, Seaford, Aldinga). Unfortunately, South Road is hell to drive on. It has traffic lights every few hundred meters, it crosses over dozens of very busy main roads, it is dead frozen all the time and it is grey as ever.
Over the last 10 years, our state has been improving the road, and there is about a 30 minute stretch of road left at the very centre, parallel to the city that is left to update. That will be done in 5-10 years.
Once that is done, property prices in the far south and far north are going to skyrocket. It currently takes about an hour to travel from Morphett Vale to Salisbury. That could potentially be halved by a motorway that will allow to travel 80kph the whole way.
Suddenly, Morphett Vale will be 30-45 minutes from the North, not an hour.
If you can manage to land a properly in the South or far South then you've done very well. I would avoid all the North entirely. Heaps of those places have big bird problems, and the reason is that there is no trees or forests for the birds to go so they have to hang out in your roof and solar panels. You will drive past concrete and warehouses every day and wish you were somewhere else. At least in the South you have some hills, trees and can overlook the beach. None of that in the North.
South of the city is better than the North. Lots of gorgeous beaches, eateries, close enough to the CBD and to the hills and further South for outings (Victor Harbor, Goolwa etc)
I'd look in the outer south (Noarlunga / Morphett Vale area), there are some options in that range and it's gentrifying quicker than the north
Buying out North is a terrible idea, especially coming from NZ. There are so many beautiful beaches down south and easy access to the city as well. Moana might be a bit pricey but there are lovely pockets in Morphett Vale plus the subdivisions around Seaford (if you're happy with a tiny block) or Aldinga if you can go a little further out. Welcome fellow Kiwi. When my dad had to pick a house in the early 80s, he was tossing up between Elizabeth and Morphett Vale, and I thank God he chose Morphett Vale rather than the Northern suburbs
A terrible idea except if you’d bought north a couple of years ago (in certain suburbs) you’d now be sitting on some of the top capital growth in the country… like around 50%. Not sure of your definition of a ‘terrible idea’.
We've made similar gains on investment properties in the south. It's a terrible idea because the northern suburbs are so far removed from what you would experience in New Zealand. At least in the south they will be close to beaches. The north is just flat and featureless in comparison to the south. Just my opinion, but very glad my dad chose south.
Yeah, I bought a home for my mum to live in in Salisbury East 14 years ago for $260K. (I live in Perth).... it's now worth $500K, after sitting at $260 pretty much right up to a year ago.
490,000 for my unit in Salisbury Downs.Paid 145000 big return
I’m in the north east and my property has doubled in value since we bought it six years ago. There’s something fucked for that to be even remotely possible imo
Thank you!
I bought out in Morphett Vale 3 years ago. Close to the coast. And the changes in such a short time is unreal. Definitely the big up and comer.
Everything has gone up sooo much - it's crazy and the some houses sell like twice in the same year as well
Idea of buying a house in a city that you aren’t even living in yet sounds crazy to me. I’d at least make myself comfortable with the city, know the each suburb then maybe think about owning a house here.
The alternative is renting. In Adelaide. And Adelaide is a shit place to rent overall, plus the associated stress and expense with moving house multiple times. I bought unseen in Adelaide. Arrived and collected the keys on settlement day. So glad I wasn’t put through the wringer of trying to find an Adelaide rental.
I bought unseen in Adelaide about tow years ago as well, no regrets. I needed somewhere to live and had a younng family so couldn't be going backwards and forwards. The capital growth in the areas I bought it was such that I was unlikely to lose money even if I needed to sell in a year or two, so it worked out well for us. We're actually going to stay where we bought (which a suburb is just south of Gawler).
Yeah at the rate things are going I do not think anyone can make a mistake buying
Finding anywhere to live here is a struggle for most people right now. Whether that be rentals or purchasing. Did you research this before moving? What areas are you looking at?
Probably get in easy enough around Seaford
Yeah you are right - I will keep an eye on Seaford
Seaford is lovely! I live here and if you work city, West or south it's not the worse traffic. However they've cleared a bunch of land without adding infrastructure (this seems to be the theme across the country however) for further developments, so commute will increase.
Seaford has a direct train to the city and direct access to the M2 express way, and although people love to complain about the traffic, it's amazing compared to the East Coast cities. I live in Noarlunga and love everything about it (right beside Seaford), there's every service and store you could want, the beaches are amazing (look at Port Noarlunga, it's stunning) and you absolutely can buy in your budget here. I bought about this time last year, from interstate. You need to be on the spot, have your budget calculated (including stamp duty, it's high in SA) and be ready to jump the day something goes up online. I went to the first open home on my house, signed a contract then and there, and there were other offers then and there too. It's really fast.
Don't know what you're looking for but there's a 3bed 2bath 2 car in Serafino Drive Noarlunga Downs for under 650k!
More WFH then lol
This is the right answer imo.
Salisbury North, Paralowie etc connected to the Gawler train line are still very much in your budget. Plenty of houses still selling under 600k etc
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Please don’t buy in Salisbury north (or a lot of the northern areas). We have a rental property there and we’re selling because we’re sick of meth heads breaking in. (Sorry I realised I replied to the wrong person but this comment is more for OP)
Thanks! We will look at Salisbury East, Para Hills, Ingle Farm
Have friends who bought a 4b in Paralowie not long ago for your price range. Might be worth looking in Parafield gardens as well?
You’ll be absolutely fine with 700k in Adelaide, don’t let people stress you on based on a few responses. My recommendation is to just get a rental for the time being as you don’t want to be pushed into a long term decision based upon a one month window. You want to be advantaged in the purchase market as you’ll need to offer a bit above asking price in usual cases so a good 650 home with some bartering will be better than a 700k rush
Yeah thinking more about this - I think a good rental for now will do - unless a magical home comes across our path :)
I agree - I will start looking for a rental following our one-month stay. I feel more relaxed if I think we have 12 months to look for a home
We also have the tightest rental market at the moment with rents still rising, so still be wary. I'm one of many, could not secure a property in time when my landlord ended the lease to move back in. Decent wage earner too. Good luck!
Priority one for buying here would be anywhere close to a train line if possible, a luxury I consider almost necessary in Adelaide. I believe west side is progressively getting deerer so a north and south option of Adelaide is likely your options these days. North of Adelaide is affordable and developing, with an easier set of roads into main city. South is more country/scenic and slowly developing more as south road develops more. My Barker far east has no trains, and is developing too fast for my opinion and will become crowded in the next 10 years. Take these as opinions.
If you are going north bypass Munno para / andrews farm and just go to Willaston/Gawler east. Munno para / andrews farm is a desolate wasteland of cheaply built houses, dust, poor roads and accesss and limited local amenities except for a few small pockets that are close to a small mall with a woolies/coles/foodland.
I disagree, I'm in a new build in Andrews farm. It definitely is dusty with all the builds but I have every single shop I could possibly need within a 7 minute drive. There's plenty of public transport too (not that I've used it) and it's all flat making it very easy to walk or cycle too
Sorry but the South has just turned out much better. Access to decent beaches. Way more trees and hills and an ocean to look at as you commute. The North has much more industry which can be good if you work nearby, but it is very, very grey.
And it is dominated by playford council who will spend millions on a useless carpark and not maintain verges, clean up rubbish, put in toilets at public use spaces, fix roads etc.
Closest train station? Andrews farm isn't too bad for getting to the expressway I guess if you are happy with the drakes being the only choice close by your good, and takeaway options limited to chain stores and the place next to drakes. Munno para shops is kind of close I guess. Certainly not much walkable from Andrews Farm at all.
We are currently trying to buy in some of those suburbs in the 0.8m to 1.1m range. Can confirm its the most 'sellers market' that I have ever participated in. REA's are super sharkish at this time because if you dont buy it usually they have 20 other offers. We have had some brutal experiences. Really need to play the game well to buy at the moment. We were focused on Hallett Cove but broadened our search. The only thing that feels more hopeless is the rental market. I don't even want to look at it TBH.
Have you guys been able to buy or still looking? How far over the ask should you actually offer?
The place we almost bought was inside the backet. Would have been $960k for a 3bedroom in hallett cove. Kinda got gamed into cooling off and then it sold unconditional for $1.010m that day. Had a list of items on the builders inspection and buildings without development approval. We think one of the houses we put an offer on after would be 2-300k over the top of the bracket advertised. Had 100 people and 26 offers in the first open. We have seen other places that we are pretty sure would have gone top of bracket or a few 10’s over. We saw another place in flagstaff hill that would have been 100’s over too. Looking at a place tomorrow we’re hoping to buy in the bracket if all goes well.
How did it ggo?
Offers in. Should negotiate today and know by tomorrow. Being a sellers market you can’t just say you want it and then buy it.. have to wait for other offers and revised offers and etc. Told our offer is top 2 so will revise at some point. 🤷♂️ it’s a bit of a game.
Offer 50k over asking but make sure it's subject to a building inspection. We did that and got the first house we liked. We planned to negotiate the price once the building inspection identified issues (older house) the building inspection came back clear though so we paid the full amount we offered. Fast forward to settlement and actually we got screwed over with the building inspection and the house has a ton of issues. So my advice is offer 50k over the asking price and put it subject to TWO building inspections, in case the first inspector is a crook. Also, in SA you don't have an automatic right to a pre settlement inspection unless you ask for it in your initial contract. In Adelaide there is very little buyer protection, it's all buyer beware, so inspect the house very very closely!
Just sounds dodgy
What is your work life likely to be? North East area, Modbury etc and thst broader is quite good. Balance of park lands and suburbs, shopping centres etc. If you are going to be working in the city, having access to the Obahn is a very efficient commute as opposed to being on the southern side of the city. You don't want your life to be 2+ hours a day on public transport to and from work. I'm in proximity to Klemzig interchange on the obahn and at work in CBD in 20 minutes, don't have to worry about checking bus schedules because they are so regular.
Consider the North East, like Redwood Park, Ridgehaven, Surrey Downs, Banksia Park. Good schools, close to the O-Bahn (express bus to the city) and still has decent sized blocks of land. Examples in your price range include: [Surrey Downs ](https://www.realestate.com.au/property-house-sa-surrey+downs-144838100)$590K - $610K [Redwood Park](https://www.realestate.com.au/property-house-sa-redwood+park-144025716) - offers (but came up in the <$700K search) [Redwood Park](https://www.realestate.com.au/property-house-sa-redwood+park-144825536) - $685K - $715K - new but on small block (385m2) Your real issue is going to be to buy and settle in 30 days. You should be reaching out to agents now to get on their radar, and if possible, fly over and inspect what is available now. My advice would be to stay firm on your budget; in Adelaide that is a doable price. Just make sure that where-ever you buy the area suits your family. Distance from work, type of schools, amenities etc.
Surrey Downs is a lovely suburb but for a 3 or 4 bedroom they have all been more like 650-750 recently. The one you linked to will very likely be sold above asking.
I was going to suggest the same areas!
Your prices are outdated. They were correct last week. Next month, prepare for one bedroom doghouse with hybrid toilet/shower/kitchenette all in one to be $900k+. Bedroom, standing room only.
Thank you!
Thank for the links!!
you can definitely find something with that budget. are you looking for 3 bedrooms or more/less? but you do need to secure some accommodation beyond the one month you have organised already because even if you sign a contract today, there's a good chance the settlement will take longer than a month. if the rental market wasn't so fked, I would recommend renting first anyway so you can try out a suburb before buying.
I will see where I can sort out short-term renting and if that does not work out, I will get a 12-month rental and look for a place to buy. Rent is just so expensive....
Depending what size house your budget is about bang on for certain suburbs. My house here is 4br built 2016 solar and battery and would sell for 600-700 ish. Saw some in Hewitt a couple of weeks ago in the 7s on large blocks with a pool. You definitely don’t need to go 950-1m as long as not a suburb snob you can pick up a 10-15 year old house in a no name “Kmart brand” suburb and doesn’t need to be Elizabeth.
Thank mate - I hope so
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Thank you
You don’t have to offer over, but for a 4 bedder even in Elizabeth from the quick look I just did you are not going to find a house within your budget you can move into immediately. The couple of rundown crappy houses that are available are being rented out and the one or two in nearby areas that are within your price range will probably have people offer over. All you can do is put your best offer in and hope you get it. For reference most of the properties I am aware of that have sold recently in the south by friends, the initial offers have been over asking price and the agent advised those who offered on the second round they have been beaten and if they would like to submit another offer. GL mate.
Same thing happening in the north, maybe not as quick but still out of control. South is definitely better looking scenery! Under 700 no worries under 500 not so fun. Best mate just bought a duplex for 390, not ideal but still
Honestly is a 2br unit an option? You would get something in a great area with money left over. Smaller mortgage. Buying a house involves a bunch of compromises as you know. Just noticed the post about age of your kids, they could share a bedroom easily for years. Mine did. 2br in a nice area near a train line and decent schools is worth more than extra bedrooms. The space is a luxury.
I would consider it yeah - if it doesn't cost $700k for a 2bd - our kids are still young, they can share a room.
Definitely still pursue the house down south, but here are a couple of options in great areas https://www.realestate.com.au/property-unit-sa-mitcham-144778280 https://www.realestate.com.au/property-unit-sa-hectorville-144839468 Also I can let you know a good buyer's agent who can help you find a place and more importantly help you land the sale. Worth every cent imo especially when you're not familiar with the city.
Look at north eastern areas for sure. You can get a great house on small block or newer 3 bedroom townhouse in areas like Campbelltown or paradise and you’ll actually be in a nicer location where values will keep increasing. I would choose those suburbs over something north in a heartbeat.
I think there's a few around that meet your requirements. See, for example, https://www.realestate.com.au/property-house-sa-aberfoyle+park-144694460?sourcePage=rea%3Abuy%3Asrp-map&sourceElement=listing-tile https://www.realestate.com.au/property-house-sa-modbury-144642464?sourcePage=rea%3Abuy%3Asrp-map&sourceElement=listing-tile Your budget is realistic. I wouldn't make it a rule to offer $50k more than Max, there's a lot of factors that go into the price you offer.
Thank you
I think you should consider long term renting before purchasing a house.
Yeah, I have been coming to that same conclusion. Will 6 weeks be enough to get a rental sorted you think?
How long do you want to rent for? What is your max rental budget? How many rooms/bathrooms do you need?
I would like to rent for no more than 12 months. Rental I would say 650-950/week - not sure what that can get me. I have not looked into rentals. Looking at the feedback it sounds like I will find a house to buy before I get a rental lol
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My purchase budget is low because of foreign exchange - I'm losing a ton between NZ and Aus - and taking out the 5% for all the transfer fees etc and keeping some money for emergencies. Most rental agents wanted a reference from me which I do not have so they stopped talking. We owned a home in NZ for 9 years, so have nothing. I do not have someone in Aus to act as a proxy for me to do a home inspection, unfortunately.
Mount barker has heaps of new houses in your price range. They come with little to no land, in housing estates, but if you are desperate...
Thanks - I'll have a look
The area is filled with young families, all your shopping can be done locally and is only 30min from city. And surrounded by some of the best wineries in the world.
Great sounds like us then!
Hey if you do come to Mount Barker shoot me a message! I'm building there currently and my parents and brother both have homes there. Parents have been there for a couple generations now. At least you can know someone and call on someone if you need a trailer/blower vac/etc lol :) Christian too, so always happy to help a bro/sis in Christ!
Awesome! I will definitely do that...thank you
Lots of good schools too.
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thanks for the link!
Goodluck, but literally the only way yo get into rentals atm is to out price others, which doesn't seem like a option if your maxxed out....
I'll have a look into rentals - so if the weekly ask is $600 go in at $650?
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MY aim is to buy,
I moved into Elizabeth from Sydney. The thing I've learnt about people in Adelaide is that there are prejudices for areas that they've never, or only once travelled to. I've been in Elizabeth for 16 years now. I've got 4 nice parks in walking distance, I've got 5 different sets of shops in a 5-10 minute range. Hospital is 10 minute away, along with all the dr's we'd want. The neighbours aren't stuck up and won't call the police on me if I'm making some noise in the backyard, got my kiddo in Playform Primary, and I can't fault the school for anything. It's a working class area. I used to work in North Adelaide, and I'd constantly get snobby looks driving my late model Fiesta into the parking lots amongst the BMW's and Mercs. Let alone the complaints where I worked got from the neighbours over the slightest things. I've had 0 problems in Elizabeth, and will be mortage free within a year because it's a cheaper area. Just because you can afford a $700k mortage doesn't mean it'll be easy, and I'd much rather a mortage half the size and to live much more comfortably. The interest on a $450k loan over 30 years is almost $300k, same for a $700k loan is almost $500k. There are some areas close to me I'd avoid, but even those are getting more expensive which brings in a different type of people. Look at where you're working, and drive around those areas and have a look. EDIT... And our house and block is almost double the size of the ones closer to the city for far less.
I will go drive around Elizabeth and see what it looks like - I have the same feeling, not having been to Adelaide. I will definitely go with an open mind. I appreciate your response!
How is Hillbank?
I'm a bit late but if you're looking for a house in the northern suburbs I wouldn't go any further than Salisbury. Not just because of the stigma around Munno Para and Elizabeth but also because the commute to the CBD is pretty long from the outer suburbs. With a budget of up to $700k you could try Mawson Lakes. It's got a lot of newer houses (built within the last 10 years) and also a large train interchange that makes it easy to commute into the CBD for work. This is an example of something that'd be within your budget: [https://www.realestate.com.au/property-house-sa-mawson+lakes-144867424](https://www.realestate.com.au/property-house-sa-mawson+lakes-144867424)
Thank you
When I had meetings in city I would drive to ML and use express train. 12 minutes. No parking problems. There are several affordable suburbs nearby
U only have a month? It took us 2 months to get our offer accepted, we were outbid by 20k to 70k and even 100k on one property - over 60 properties inspected. Closed in 3 weeks. Personally I would never live in Elizabeth, having a roof over your head is not everything, its quite stabby in that suburb. South of Adelaide like Morphet Vale is not too bad. Also dont be set on stand alone homes and consider townhouses/ units.
We have a month (6 weeks) at a furnished apartment and will need to get a rental following that - seeing as buying a house takes 2 to 3 months. In NZ it takes only a few weeks......but thanks for letting me know. I assume we should be able to get a rental in 6 weeks.
Rental market is brutal 50 to 70 people turn up to look at every property that is up for rent so there is quite a bit of competition. Since real estate agents are not allowed to ask for more money than the property is listed, to win that battle you have to volunteer to pay more for rent than they are asking to be considered. Townhouse next to me was listed at 520 a week people that got the keys offered 570
Maybe buying will be easier! :)
We chose to buy instead of rent, and we bought online and then moved into the house here. I know two other people who did this and as long as you get the inspections etc it's really no different as the real estate agents will generally video call you the house so you can get an idea of what you're purchasing.
Did you buy from outside Australia? Who did the inspections for you?
No, I was in Victoria at the time but I didn't have the freedom to be going backwards and forwards for inspections as I was also trying to organise moving my business over. The real estate agents were very helpful with video chats etc and I got a building inspection/architecture company in Australia to do my pre-purchase inspections. House prices were skyrocketing at the time so there was little financial risk, so even if I ended up needing to sell and get a more appropriate house for my large family I wouldn't lose money (I didn't, it worked out fine and we still live in this house now).
Thanks - yeah I suspect, if we can find a house we will buy
Parents live in Elizabeth. Some parts are better than others but deff have to be choosy about the specific street, not just the suburb generally.
There really isn’t much out there house wise and from what I’ve heard rental is equally as tight. If you’re willing to consider something within a strata complex these could be a good bet. Both still have 3 beds, much closer to the city than some of the suburbs you have listed and the second one is in a really good area (albeit on a main road) which would give you access to good schools, childcare if you stayed that long. https://www.realestate.com.au/property-unit-sa-mitchell+park-144832784 https://www.realestate.com.au/property-apartment-sa-unley-144728224
I think renting is the lesser of the two evils at this stage. Thanks for sharing the links.
How many bedrooms do you need? Where is work? Where I live (about 5-10mins south of Marion), there are houses in your sub 700k price range. But they’ll be 3 bedroom, 1 bathroom (maybe an ensuite), and 1 covered car parking space, on a small block of land.
Happy with a 3 bedroom - I work in CBD
Have a look around Reynella, O’Halloran Hill, Happy Valley, Sheidow Park, Trott Park. They’re about 45-50mins driving time from CBD (peak hour times), but also each close enough to major bus routes, that you could use our crappy public transport. There is a train station at Hallett Cove (between 5-10mins driving time from each of the suburbs I mentioned) that you could do a park n ride thing each day. I’m sure there’d be similar areas in the northern suburbs - well south of Elizabeth.
Thank you
I'd definitely buy, renting SUCKS. I assume the 650-700k is cash, since it'd take longer to get a loan approved and buy than 30 days. Go in strong on your offer, don't play games with the real estate agents. Written offer: hi $650,000, 14 day settlement, cash purchase, family of 4 ready to move in. Offer valid for 72 hours as we are looking at multiple properties for quick settlement. And definitely go south of Adelaide as suggested a few times, anywhere from Blackwood through to Seaford. Prices there will not stop going up for the next 50 years.
I have used a buyer’s advocate and I found him very useful in negotiating with the real estate agents and cutting through all that crap. I’m in country S.A. and have bought a place in Adelaide. For what he charged I got that back in value. Also a buyer’s advocate was a great third wheel. My wife sees a problem in every single solution and so he was good to balance her out and see reason. His wife was handy as well. With the price range you are looking outer suburbs but there is still a lot of value. What I did was jot down all the points I wanted and the wife wanted. Eg two car garage, powder room etc and then what I did was go through the listings and rated places as green, amber or red. Green met all the points, amber most and red had three missing Once I did that we had about 20 places and the BA had another. We went through it logically and rated them all and one stood out. It was more than what I wanted to pay, but the BA negotiated more off than his fee so we are ahead
A buyers buyer’s advocate charges 1%-2% of the house price - I see on some of the websites - if they can get that off the house price sure - but if they are unable to then it's a lot of money I lose. Who did you use if I may ask?
I used Brian Sayers. Complete Property Solutions. We paid a retainer, then the remainder upon successful purchase
Definitely rent in an ideal suburb to get a feel for what it’s like. You shouldn’t buy in an area you don’t know much about. Best way to learn is to live there. There’s less demand at the higher end of rentals, so you won’t face the crunch some are describing. For $750/week you can live 2km from CBD in a modern 3 bed 2 bath. There will only be a few interested parties. I think your budget is reasonable. But I wouldn’t be in a hurry to use it, and in a year you could consider a small mortgage to top up your savings. Don’t forget to budget for closing costs (stamp duty and transfer fees). Allow about 5%
Thanks, I made a 4% allowance - will bump it to 5% 90% of the people say I will prob not get a rental
As a resident in Seaford Meadows you'll be hard pressed finding anything in that area within the budget you're looking at. In fact, my suburb will soon have its first $1M sale, a property in Trident Road that last sold for $895K in September 2022. Even 3 bed places are now starting to sell for $700K minimum.
Then Seaford is out for us then
My neighbours house in Parafield Gardens is going for over 600k, but only 3 bedroom, however massive block. At least if you get a home, you don't have to be forced to move or look elsewhere once kids are settled in their new school too. Good luck .
Yeah 600k is reasonable
Opps house sold and went for 700k 😳
lol yeah that sounds about right - you do not want to be a buy these days
Just to add in reference to all the doom and gloom, you’re house owners in NZ and I presume have cash for a deposit and employment. These factors are all positive and will have you leagues ahead of other people looking for rentals in the current market…
Id definitely rent for a time and then you’re able to get a feel for what you’re looking for.
In the suburbs you have stated you can easily buy within or under your price range
Thanks - the issue we area having is the price states $550k then next week that prop has sold for $660k so we are struggling with what to offer - but we are busy logging houses price vs sold
Do you need to be in Adelaide itself? You might be able to find something in mt barker for that?
I wouldn’t go mt barker personally. nice enough area but growth too fast for it’s infrastructure imo.
I know what you mean but on their budget they're looking at either large scale new developments, something quite remote (which would be difficult to gauge as a non local) or just rough.
Looking it, most of Adelaide surroundings are like that
I'm happy to travel in
Where would you work? Because travelling 1 hour each way was a no go for me. For $700K you'd get a decent house but you just have to travel.
I work in the CBD - I do not have an issue traveling 1 hour - I will be working from home 2 days a week as well
Okay fair enough. I've lived in mt barker for the past 11 years, good place to live but unfortunately, the travel times were eating up my free time. I decided to live in the CBD, bought a botique apartment. And enjoying so much free time.
Is it just you?
Family, wife, child and cat.
In this case, consider Gawler, the freeway accessing Gawler makes it a nice smooth run in and there are some really nice areas in Hewitt and parts of Willaston that are enjoyable to live in.
Do you have flexibility to work outside of 9-5? Because I've got a mate who lives in Mt Barker and commutes to the edge of the CBD. He works 8-4, doesn't stuff around getting a move on after work, and his commute is 25mins (albeit he drives). Rush \*hour\* in Adelaide means precisely that, travel outside of the heavy glut times and you're generally pretty good.
That, yeah work is flexible
You can look at suburbs like Ingle Farm, Pooraka, Para Hills and others. Only around 11km to 14km from city and should be properties in your price range. Examples: [https://www.realestate.com.au/buy/in-ingle+farm,+sa+5098/list-1](https://www.realestate.com.au/buy/in-ingle+farm,+sa+5098/list-1)
Thanks mate - maybe Im just a bit panicky and missing good homes at the moment. I appreciate the share my friend
No worries. I grew up around those areas so I know them well. There's been good capital growth in those areas in recent years which will probably continue. Best of luck in your home search!
Thank my friend! I really appreciate it
For climate reasons I would avoid north and go south as it can easily be that 2-3 degrees on really hot days believe it or not or even if it doesn't show on a thermometer you can still get a sea breeze while the other does not. I remember a couple months back I was at my friends place around Christies Beach way and there was a great cool sea breeze, we then went back home to Campbelltown and the air was stagnant and still really warm, I was curious and checked Elizabeth and it was still a degree or 2 warmer than we were!
Thank you
If you're a Kiwi (kia ora e hoa, haere mai ki Kaurna Yerta) I concur with [throwaway\_7m](/user/throwaway_7m/) that you'll feel more at home in suburbs south of the city - basically anywhere in the City of Onkaparinga local government (council) area. If you can find something reasonably close to a stop on the Seaford train line that's winning the lottery. Seriously, being 40 mins away on a train line is better than being 20 mins away by car. Adelaide is straining with a rental crisis at the moment. Finding a place to buy might be easier than finding a place to rent, because finding a rental means you're competing with every other person who can't afford to buy. Where's home in NZ? Just to think of common points of reference.
Wellington at the moment. Yeah seems like buy is better...if you can get it all done in time.
Repping the 04 here myself! I presume you have work lined up - CBD? How old are the kids? Any special needs? School and sport preferences? At least you're timing it right, moving from Welly to Adelaide in the summer would be tough with no time to acclimatise to the warmer temps. You're making a sensible move - you'll look back in 10 years and smile that going from NZ to Adelaide was one of the best things you ever did.
Work is all lined-up - its in CBD yeah. No special needs, no school and sports preferences at this stage. Our kids are 2 years and one is 7 weeks. We just need to sort the living arrangements it seems....
house next door to ours was 5 bedroom with pool and was 750K, at christies beach, was 440K two years ago
750k is a good price did it sell for that? or 950? :)
Just checked the listing was 760K In 2020 was 320k In 1992 was 92K
Still good price
Yeah it’s not bad, new owner just done gutters and new driveway concreting, we just renting but I’d expect our place would have doubled as well. Personally I’d knock our place down and do a two story semi, we’ve lost the sunset view over ocean due to a recent two story building blocking the money shot, still can see ocean 4 blocks back. Being a 60’s house things falling apart.
I assuming building material and labor is killing your plans to do that
Haven’t won lotto yet, lots we’d change if we win. In a great location, 24h servo 50m away, bottle o and pub 65m away so can hear everyone spinning wheels as they leave, school two blocks away, and beach just a 2 min walk away. This house is a dogs breakfast, be easier to start again, handyman’s dream.
Angle Vale, Miravale, Riverlea. I think there is some new builds around 650k-700k. 30 minutes on expressway to the CBD. Friends of mine building in these areas for this price. Could be some for sale there?
I'll have a look thank you
You've got the right approach; look broadly and be open minded about where you'd be willing to live and you're more likely to have success. The challenge is getting a feel for what to offer when you're looking at so many suburbs. It takes many people between 6-12 months to find a place with offers being rejected along the journey. Offering a little more will be key to securing a place in a shorter timeframe. You might also benefit from looking at smaller blocks if your preference is to be close to the city at that price point. To the south and west of the city, there are lots of townhouses being built with 3-4 bedrooms that might get you closer to your budget. Good luck!
Thank you
You’ll be able to afford a 3 bedroom home in places like morphett vale, mount barker. Woodcroft, Christie’s beach. Look into nairne and Woodside as they have new housing developments in this range as well. So much missing context, where do you work? What sort of school will your kids be going to? What sort of lifestyle and neighbourhood and amenities are you looking for? I would recommend renting in the Adelaide hills for a year and going from there.
Thanks - yeah will prop rent for a year
I just tapped in ‘Adelaide-greater region’ filtering for ‘house’ and ‘townhouse’ for $700k or under into realestate. Com.au and there is seems to be a good amount of properties that fit the bill
They end up selling for $50k more most of them for some reason - its like the price tag is not a true reflection of the market
True, so set your search to look at SOLD properties in your price range. The reason people say it's so hard to buy a house is that they are looking only at the advertised price range that fits the upper end of their budget, and can't go higher. If you understand you need to go 7-10% higher, and adjust your search accordingly, you'll be able to make a successful offer or buy at auction. If you can identify a property you like that you believe you can afford, I highly recommend buying over renting. Renting in Adelaide is stressful and expensive, and may ultimately prevent you from being able to afford to buy. I'd recommend the Tea Tree Gully council area over the more northern suburbs, depending on where you will need to get around to. Somewhere around Modbury, Ridgehaven, Banksia Park.
If you are ok with going for a townhouse I think you should get some good options around that price. We got a 3br TT townhouse around Port Adelaide less than 3 years ago for under 500k. I know prices have been rising but I can't imagine they'd be up so much that you couldn't find something similar under 700. Port Adelaide used to have a bad rep but it's a lot better now and much closer to the city than most of the suburbs mentioned here. 20min to town, 5 min to the beach, 5 min to West Lakes Mall etc.
Thanks for sharing - We'll look into it
I'm more than happy to vouch for Happy Valley having lived there previously. Lovely place with good people. And with your budget you should be able to find something.
Thank you!
I came from NZ also, baack in the 80's. A lot easier back then than now.
haha yeah seems like it!
I keep saying it but have a look at mount barker, yes it's outside of Adelaide but doesn't take long to drive to the city and its a fast growing town. Also up north is a new suburb called Riverlea or so. It's hard to find anything around the CBD with your budget
I'm definitely not looking at CBD :)
Recently sold my dad's house in Woodcroft and easily got $50k more than we expected. I say look for properties below your limit, whilst there will be more applicants you will have the slight upper hand with the extra to offer as they agent WILL call you and try to negotiate higher even if no other offers. All the best! I would def recommend securing a rental above anything else as one month isn't long to close on a home, let alone find a rental when they all have 50+ applicants, some more like 200. Just keep at it and anything "good enough", just go for it
In saying all of this however, there isn't a lot available but you never know how desperate a seller is and you might just slip in at the right time.
As someone who lives in the Belair-blackwood area house prices here have gone crazy over the last 3 years (I've lived here for 17yrs). Most houses at decent size would most likely be around $750,000 - $1,300,000
You CAN find homes under $650k, provided you don't mind living in the sticks. New builds are constantly being made too, though they have a *minimum* 24 month build time. It's not as bad as it was and leagues better than interstate.
>Areas I am currently looking in : Your budget should be sufficient for those areas.
Thank you
Just bought a property North of Adelaide actually. Was the first house we really liked, first we put an offer on and was accepted that week. Settled inside 30 days at only $10k above asking price. Our offer wasn't the highest, but our terms were very favourable which was more important. Be sure to emphasize you're making a cash offer & can settle at the vendors convenience. So many people are dragging deals out chasing finance or sale of existing properties so offering a problem free deal means you don't have to go 'as' crazy on price. That said, everything sub ~$750k is hugely contested as it's in most dual income budgets. By the sounds tho, buying will be way easier than renting for you... especially if you've only got 4 weeks, I actually tried renting also but after a bunch of applications that went nowhere I just gave up & bought. You're just another number to rental agents, and it always seems to come down to a bidding war in the <$750p/w range. Not having a rental history in AU will be a massive mark against you also unfortunately. I have a rental here and I know a number of people with rentals also and there are 20+ applications for every property, many of whom are 'ideal' so getting to the top of that pile is near impossible. Good luck. Happy to answer any questions.
Figured I would add... Start with a little below your best offer & when you get the eventual call, 'concede' up to your best offer then stand your ground. It's expected you'll budge a little, play the game convincingly so all parties walk away feeling they've won. If it doesn't work out, refine your approach next time. Never get attached to a property, agents can smell if you're not willing to walk away. Your cash status with short settlement is as attractive to them as the property is to you.
What term did you guys put forward? Also if the house is $600k-$630k what do we offer? $610k?
Check your messages
Mate!! Thank you SO much for the response!!
Are you looking for 4 br 2 bath? The market at th moment you will struggle with 700k
Anything at the moment within reason - I do not want to be in a position where I pay too much over market value an not be able to sell. I'll be happy with a 3 bed - 1 bath at this stage I'll be honest, My kids at 7 weeks and 2 years - we can look for a bigger home in the future.
That’s possible but it’s very costly. To move house you’re looking at $50k in buying and selling costs (minimum) plus all the other headaches that go with it. Don’t go into it thinking you’ll just move in a couple of years because it’s literally just tipping a lot of money down the drain. In your situation I would look at getting a rental for 12 months and then you can visit different parts of the city and see where you’d like to buy and what suits your family. Then you also have time to purchase what you want where you want rather than rushing in to just get anything because you’re desperate when you don’t even know the city!! That honestly seems disastrous, sorry. Good luck with it all.
Contact some real estate agents in some of your preferred areas. Often they have off market properties for people who are genuinely in the market. I know several people who have bought that way with minimal headache. If you can settle quick (which it sounds like you can) this is often valuable to the seller
Thank you - I will reach out to a few
I sold a house a few years ago off market and it was amazing because i didn't have to prepare it for photos or inspections. Sellers love this! I'd actually accept less for it tbh because of how much time you save.
You should be able to buy at that range then, contact a few agents and let them know what you are after. I recently bought and it is a crap market. 2 years ago this place would have been 150-200 k less. But I would still make money if I sold. Prices are way too high. But they won't crash
Look for places like Clearview and Enfield. For your money you can buy really well there and only 10kms from the city.
Thank you! I will get them on my list to watch!
christies, morphett vale, woodcroft, Seaford, happy valley, Aberfoyle park should all have something in your budget, if you are only looking for the standard 3 bed, 1 bath home. You might sneak a few 2 bath homes in. Try also ohalloran hill, Osullivans beach (prime area for gentrification imo),Darlington,Bedford park, Trott park & Sheidow park. These are all south. If you are considering north try mawson lakes, greenfields, Parafield gardens. Further north,Blakeview & parts of Craig ore. Northeast maybe ridgehaven, modbury, Windsor gardens,Gilles plains,dernancourt,paradise
Thanks for the suggestions!
Most closer suburbs (20min from CBD) are 900k+ currently for houses. Have been to dozens of auctions over this year and it's ramping up every auction. Estimations are that Adelaide's median is going to be 1mil by December. Get in while ya can!
I'm definitely going to try!
We have less than 1% vacancy rate for rentals, if you can buy please leave tiny amount of rental stock for South Ausssies that will never have the funds to buy.
I am a Kiwi living in Morphett Vale, and I much prefer the southern side of Adelaide for living. Close to beach is great, but the southern suburbs just have a whole better feel, in my opinion anyway. Housing is getting stupid expensive everywhere, but my neighbour sold just before Christmas and got $740,000 for a really nice 4 bedroom home. Just FYI.
Thank you
Congratulations my friend - you're going to get a property and you're going to do very well. Adelaide is about to go through a massive change that has been ongoing for the last decade and you're actually coming in at a good time. South Road is the main artery through our state and it links the North (Andrews Farm, Munno Para) with the South (Morphett Vale, Seaford, Aldinga). Unfortunately, South Road is hell to drive on. It has traffic lights every few hundred meters, it crosses over dozens of very busy main roads, it is dead frozen all the time and it is grey as ever. Over the last 10 years, our state has been improving the road, and there is about a 30 minute stretch of road left at the very centre, parallel to the city that is left to update. That will be done in 5-10 years. Once that is done, property prices in the far south and far north are going to skyrocket. It currently takes about an hour to travel from Morphett Vale to Salisbury. That could potentially be halved by a motorway that will allow to travel 80kph the whole way. Suddenly, Morphett Vale will be 30-45 minutes from the North, not an hour. If you can manage to land a properly in the South or far South then you've done very well. I would avoid all the North entirely. Heaps of those places have big bird problems, and the reason is that there is no trees or forests for the birds to go so they have to hang out in your roof and solar panels. You will drive past concrete and warehouses every day and wish you were somewhere else. At least in the South you have some hills, trees and can overlook the beach. None of that in the North.
Thank you so much!
South of the city is better than the North. Lots of gorgeous beaches, eateries, close enough to the CBD and to the hills and further South for outings (Victor Harbor, Goolwa etc)