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Bulimba is one of Brisbane’s most sought-after suburbs, nestled along the Brisbane River and just 4 kilometres east of the CBD. With its combination of a village-like atmosphere, modern amenities, and leafy streets, Bulimba offers a lifestyle that appeals to families, young professionals, and investors alike. Known for its trendy cafes, riverfront parks, and community feel, Bulimba has long been a favourite for those looking to enjoy the best of suburban and inner-city living. Location and Accessibility Bulimba's location on the Brisbane River provides stunning views, riverside walkways, and easy access to the CBD via the CityCat ferry service, which is a popular choice for locals commuting to work. The ferry terminal at Oxford Street connects residents to the city and other riverside suburbs, adding to the convenience of life in Bulimba. Road access is equally good, with multiple routes leading into the city and surrounding areas. Real Estate and Property Market Bulimba’s real estate market offers a mix of charming Queenslanders, modern townhouses, and luxury apartments, making it an attractive suburb for a variety of buyers. The median house price in Bulimba is currently around $1.5 million, reflecting its status as a premium riverside suburb. For those looking for apartment living, the median unit price sits at around $700,000. Bulimba’s leafy streets, proximity to the river, and high-end amenities drive consistent demand, making it a strong performer in Brisbane’s property market. Investors also find Bulimba appealing, as its location and lifestyle ensure high rental demand, particularly from professionals working in the CBD. Lifestyle and Amenities Oxford Street is the heart of Bulimba, lined with cafes, boutique shops, and restaurants. The street exudes a lively, community-focused vibe and is a hub for locals who enjoy weekend brunches, shopping, or catching up over coffee. In addition to its bustling cafe scene, Bulimba boasts excellent recreational facilities. Bulimba Memorial Park and Vic Lucas Park are local green spaces where families and fitness enthusiasts can enjoy walking trails, picnic spots, and sports facilities. For those who love outdoor activities, Bulimba offers easy access to Bulimba Riverside Walk, a scenic pathway that stretches along the river, perfect for walks, jogging, or cycling. Schools and Family Appeal Bulimba is an incredibly family-friendly suburb, with several top-rated schools and childcare facilities. Bulimba State School is a highly regarded primary school, while St Peter and Paul’s School offers excellent private education options. Families also appreciate the close-knit community feel and the abundance of parks and playgrounds throughout the suburb, making it a fantastic place to raise children. Investment Potential Bulimba is a high-demand suburb with strong capital growth potential. Its riverside location, proximity to the CBD, and thriving local amenities make it a hotspot for property investors. The suburb consistently shows high rental yields, particularly for houses, with weekly rents averaging around $750. Bulimba’s combination of lifestyle, location, and consistent market demand ensures it remains an excellent choice for both long-term investors and those looking to rent out properties. Things to Do in Bulimba Bulimba’s riverside lifestyle offers a variety of activities for residents and visitors alike: Oxford Street Cinemas: A local landmark where residents can enjoy the latest movies in a boutique setting. CityCat Ferry Rides: A scenic and convenient way to travel to the CBD or explore other riverside suburbs. Bulimba Riverside Walk: Perfect for an evening stroll or morning jog, with picturesque views of the river and city skyline. Bulimba Golf Club: Located nearby, this is a popular spot for a round of golf or social events. For those looking for a more leisurely pace, Bulimba offers plenty of opportunities to relax by the river or grab a meal at one of the many riverside cafes and restaurants. Why Bulimba is a Great Place to Live Bulimba offers the perfect balance of suburban charm and urban convenience. With its riverside location, top-rated schools, lively cafe scene, and proximity to the CBD, it’s no wonder this suburb continues to attract residents who want a premium lifestyle. Whether you're looking to raise a family, invest, or simply enjoy the community vibe, Bulimba is a suburb that ticks all the boxes. If you’re considering buying or investing in Bulimba, CAPEX Property is here to help you explore the local market and find the perfect property. Contact us today to learn more about this vibrant suburb.

Andergrove, located just 7 kilometres north of Mackay’s CBD, is a rapidly developing suburb that offers a great blend of affordability, convenience, and family-friendly living. Known for its peaceful, suburban atmosphere, Andergrove is perfect for families, first-home buyers, and retirees looking for a relaxed lifestyle with easy access to all of Mackay's amenities. A Growing Suburb with a Suburban Charm Andergrove has become an increasingly popular choice for those seeking affordable housing while remaining close to the heart of Mackay. With well-established neighbourhoods, plenty of parks, and quiet streets, it offers a suburban charm that appeals to families and professionals alike. It’s also home to a variety of new developments, attracting younger buyers looking for modern homes without the hefty price tag of other coastal suburbs. Real Estate in Andergrove The median house price in Andergrove is approximately $380,000, making it one of Mackay’s most affordable suburbs. For first-home buyers and investors, this presents a fantastic opportunity to enter the property market without compromising on lifestyle. Andergrove’s property market consists mainly of low-set brick homes, Queenslanders, and new modern builds. The suburb offers larger block sizes, giving families plenty of space for outdoor living, while newer estates provide more contemporary housing options. With ongoing development, house prices in the area have shown steady growth, making Andergrove an attractive option for long-term investment. Family-Friendly and Convenient Living Families love Andergrove for its excellent schools, parks, and close-knit community vibe. Andergrove State School and Pioneer State High School offer quality education options for young children and teenagers, while local childcare centres cater to younger families. Outdoor enthusiasts will enjoy the abundance of green spaces in Andergrove. Gooseponds Creek is a popular spot for family outings, with walking tracks, playgrounds, and picnic areas offering the perfect setting for weekend activities. Nearby, Andergrove Lakes provides opportunities for water sports like wakeboarding, making it a hotspot for thrill-seekers. In addition to its recreational amenities, Andergrove boasts convenient access to everyday services. The Andergrove Village Shopping Centre is home to local favourites like Coles, a medical centre, and various specialty shops, ensuring residents have everything they need just around the corner. Investment Potential For investors, Andergrove represents a suburb with strong rental demand and affordable entry points into the market. The median weekly rent for a house in Andergrove sits around $430, offering attractive rental yields of about 5-5.5%. With its proximity to Mackay’s CBD and ongoing development, Andergrove is well-positioned for future capital growth. Investors looking for a suburb with solid rental returns and potential for price appreciation will find Andergrove to be a smart option.

Welcome to Eimeo, one of Mackay’s hidden coastal gems. Situated just 15 kilometres north of the Mackay CBD, Eimeo is where the laid-back, beachside lifestyle meets a strong sense of community. Known for its stunning coastal views, friendly locals, and easy access to pristine beaches, it’s no wonder Eimeo is becoming a top choice for families, retirees, and anyone seeking that ideal blend of relaxation and convenience. A Slice of Paradise Eimeo Beach is the heart and soul of the suburb, offering crystal-clear waters, golden sands, and a peaceful atmosphere perfect for those looking to escape the hustle and bustle of city life. Whether you’re taking a morning walk along the shore or spending the day with family under the sun, Eimeo Beach provides a stunning backdrop for an outdoor lifestyle. One of the standout local spots is the Eimeo Pacific Hotel . Perched atop the hill, this historic pub boasts breathtaking ocean views that are second to none. It’s the perfect place to unwind with friends over a meal or drink while taking in panoramic views of the Coral Sea and beyond. Lifestyle and Local Amenities Eimeo has all the essential amenities close by without losing that quiet, coastal charm. For your everyday needs, the nearby Northern Beaches Central shopping centre in Rural View has you covered with a variety of stores, including a supermarket, pharmacy, and specialty shops. When it comes to education, Eimeo Road State School provides high-quality education for local kids, while Northern Beaches State High School caters to older students, making Eimeo a fantastic suburb for growing families. Parents love the fact that schools, shops, and recreational facilities are all within a short drive, adding to the ease of living here. 

As a property owner, choosing the right property manager can make or break your experience (and your wallet!). A good property manager isn’t just about collecting rent; property managers are the gatekeepers of your investment - literally holding the keys to your kingdom, responsible for maintaining its condition, ensuring compliance, and managing tenant relationships. Before you sign that management agreement, it's essential to ask the right questions to ensure you're getting a property manager who is capable, responsive, and aligned with your goals. Here's 10 key questions to ask your property manager, focusing on Queensland-specific laws and best practices. 1. Will you provide all leases, Entry Condition Reports (ECRs), key sheets, and exit reports along with the photos? Why it matters: Transparency is key when managing an investment property. As a property owner, you are legally entitled to receive these documents, and a reputable property manager should have no hesitation in supplying them. These reports are essential for tracking the condition of your property and for resolving disputes at the end of a tenancy. 2. How do you handle maintenance issues? Do you notify me before arranging repairs? Why it matters: It’s crucial to establish the level of control you want to have over maintenance decisions. Many agencies may proceed with repairs without notifying the landlord, but this can lead to unexpected costs. If you prefer to be consulted before repairs are made, ensure the property manager's processes align with your expectations. Under Queensland law, property managers are required to handle emergency repairs promptly, but for non-urgent repairs, communication with landlords is key. 3. How do you manage water compliance and billing for tenants? Why it matters: If your property is water compliant, the law allows you to pass on the full cost of water usage to the tenant. However, many property managers may not properly calculate pro-rata water usage, leading to overcharges or undercharges. Ask how they determine water usage at the start and end of a tenancy and ensure they have a clear process in place for invoicing tenants accurately. This is especially important in Queensland, where water charges are a significant aspect of tenancy agreements. 4. What is Section 188 of the Residential Tenancies and Rooming Accommodation Act? Why it matters: Section 188 of the Queensland Residential Tenancies and Rooming Accommodation Act covers the property’s condition throughout the tenancy, including routine inspections, maintenance, and final exit inspections. A competent property manager must be well-versed in these regulations as they guide everyday operations. This question can help you gauge whether the manager is knowledgeable about the legal obligations and rights of landlords in Queensland. 5. What happens if a tenant wants to make changes to my property? Why it matters: Sometimes, tenants may request to make alterations or improvements to your property. Ask how the property manager handles these requests. Do they require written approval from you? How do they assess whether a proposed change is in your best interest? In Queensland, tenants are required to seek approval for changes, but you’ll want a property manager who has a clear, structured process for handling such situations. 6. How will you assist in defending my rights at QCAT if necessary? Why it matters: In the unlikely event that a dispute arises, and it goes to the Queensland Civil and Administrative Tribunal (QCAT), it’s vital to know that your property manager is well-prepared to represent your interests. Ask how they handle: Termination for failure to leave: This could occur if a tenant refuses to vacate the property after their lease expires or following a notice to leave. Your property manager should be well-versed in the process of applying for an order from QCAT. Compensation claims for financial loss: In cases where a tenant damages your property or fails to pay rent, ask how the property manager will pursue compensation on your behalf. 7. What is your process for routine inspections and reporting? Why it matters: Routine inspections are crucial for maintaining the condition of your investment property. A competent property manager will conduct thorough inspections every 3-4 months (as allowed under Queensland law) and report back with photos and detailed descriptions. This will give you peace of mind that your property is being well looked after. 8. How do you vet potential tenants? Why it matters: Tenant selection is arguably the most critical task for any property manager. Ask how they screen tenants—what checks are performed (e.g., rental history, employment verification, credit checks), and how they ensure the tenant is a good fit for your property. In Queensland, property managers must follow strict guidelines under the Residential Tenancies Act when vetting tenants, ensuring that the process is fair and legally compliant. 9. How do you handle rent arrears? Why it matters: Rent arrears can be a nightmare for landlords. Ask the property manager what their policy is on late payments, when they issue notices of breach, and how they ensure that rent is collected on time. Queensland legislation stipulates that tenants must be at least seven days behind in rent before a breach notice can be issued. Your property manager should have a clear process in place for dealing with this to minimise financial loss. 10. What are your management fees, and what do they cover? Why it matters: While it’s important not to focus solely on fees, you do need to know what you're paying for. A good property manager will offer value beyond just collecting rent, such as conducting inspections, managing maintenance, and handling legal compliance. Ensure the fee structure is clear and includes all services you expect, and don't be afraid to invest in quality management. Fees Are What You Pay, Value Is What You Get A good property manager will answer all of the above questions confidently and promptly. Their ability to provide transparent, knowledgeable answers speaks volumes about the service you can expect. While it might be tempting to go with a property manager offering the lowest fees, remember that an experienced and proactive property manager can save you money (and stress) in the long run. As a property owner, you have the right to be fully informed and in control of your investment. Asking these questions will help ensure that your property manager is the right fit for your needs, and that your investment is in safe hands. At CAPEX Property , we pride ourselves on delivering exceptional property management services that prioritise communication, compliance, and care. Our experienced team understands the intricacies of Queensland’s property laws and ensures that your investment is protected, well-maintained, and profitable. If you're an investor looking for a dedicated, reliable, and knowledgeable property manager, CAPEX Property is here to help. Let us take the stress out of managing your property, so you can focus on growing your investment. Contact us today to learn how we can maximise the value of your property with our expert management services.

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