02 Connectivity & Accessibility

04 Infrastructure & Employment

05 Population, Demographics and Education

06 Residential Analysis

06 Rental Analysis

Prepared exclusively for Waterlea Nominee Co.

March2019 Project concept of Waterlea Walloon. Source: RBG Services

MARKET OUTLOOKWALLOONWalloon offers residents local access to employment, education, recreation and retail amenity, and is currently benefiting from high levels of investment within Ipswich.

Logan Mtwy

Mount Gravatt Capalaba Rd

Cunn

ingh

am H

wy

Mai

n St

Brisbane Valley Hwy

Sout

hern

Cro

ss W

ay

Lutw

yche

Rd

Cent

enar

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y

Warrego Hwy

Ipsw

ich R

d

Milton Rd

Gateway M

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Kessels Rd

Paci�c Mtwy

Beau

dese

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d

Ipswich Mtwy

Gympie Rd

Located approximately 8km from the Ipswich CBD, Walloon is an emerging community in the west of the Ipswich Local Government Area (LGA).The Ipswich LGA has been the focus of significant infrastructure investment in recent years, with the Ripley Priority Development Area (PDA) declared in 2014. Just 11km south-east of Walloon, the Ripley PDA covers 4,680 hectares and along with amenity and infrastructure investment and has resulted in a planned expansion of the rail corridor between Ipswich and Springfield.

Population forecasts indicate that the Ipswich LGA will be home to more than 500,000 residents by 2041, a significant increase from the 200,000 residents recorded in 2016. Children under the age of 9 will take up a large demographic of this population, supported by the current abundance of private and state school already established within the Ipswich LGA.

Walloon is approximately 38km from the Brisbane CBD and is conveniently accessible by the Ipswich/Rosewood train line via Walloon Station, as well as by motorway. Considerable investment into transport networks in the Ipswich region will support this growth, providing more efficient public transport connectivity to the Brisbane CBD and other key destinations.

Karrabin

Walloon

Rosewood

Ipswich CBD 15 mins20 21

10

11

12

18

5

6

22 2324

28

27

25 26

1

3 4

7

17

14

1516

8

29

Walloon

CONNECTIVITY & ACCESSIBILITY

Market Outlook Walloon2

Logan Mtwy

Mount Gravatt Capalaba Rd

Cunn

ingh

am H

wy

Mai

n St

Brisbane Valley Hwy

Sout

hern

Cro

ss W

ay

Lutw

yche

Rd

Cent

enar

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y

Warrego Hwy

Ipsw

ich R

d

Milton Rd

Gateway M

twy

Kessels Rd

Paci�c Mtwy

Beau

dese

rt R

d

Ipswich Mtwy

Gympie Rd

INFRASTRUCTURE & EMPLOYMENT01 Amberley RAAF Airbase

02 Swanbank Powerplant

03 Ipswich Hospital

04 St Andrews Ipswich Private Hospital

ENTERTAINMENT, SHOPPING & DINING 05 IGA Walloon

06 Walloon Saloon

07 Yamanto Village

08 Brassall Shopping Centre

09 Silkstone Village

RECREATION & GREENSPACE 10 Henry Lawson Bicentennial Park

11 Tall Gums Sports Centre

12 Rosewood Soccer Club

13 Briggs Road Sporting Complex

14 Ivor Marsden Sports Complex

15 Ipswich Indoor Sports Centre

16 Ipswich Golf Course

17 RAAF Amberley Golf Course

18 Rosewood Golf Course

19 Ipswich Nature Centre

EDUCATION20 Mount Marrow State School

21 Walloon State School

22 West Moreton Anglican College

23 The Ipswich State High School

24 Brassall State School

25 Ipswich Girls Grammar School

26 Ipswich Grammar School

27 Ipswich West State School

28 Leichardt State School

29 USQ Ipswich

30 Ipswich Central State School

31 TAFE QLD Ipswich

Train station

Dinmore

GoodnaIpswich

Booval

30

31

13

19

9

02

Brisbane CBD 45 mins

Airport 50 mins

Prepared exclusively for Waterlea Nominee Co. 3

EMPLOYMENT

INFRASTRUCTURE & EMPLOYMENT

EMPLOYMENT AT 2016

EMPLOYMENT AT 2036

INFRASTRUCTURE

01 MAJOR TRANSPORT PROJECTS PLANNED FOR IPSWICH $12 billion

47 projects valued at more than $12 billion are planned in and around the Ipswich LGA over 23 years to ease congestion and move people more efficiently.

02 AMBERLEY RAAF BASE EXPANSION $1.2 billion - Completion Date 2020

Amberley RAAF Base expansion included new headquarters, hangar, maintenance and warehouse facilities as well as a new simulator and training facility.

03 ST ANDREW’S IPSWICH PRIVATE HOSPITAL EXPANSION $64 million - Completion Date 2020

An extension to the private hospital that will provide almost 8,000sqm of new space, as well as the first private Emergency Centre within the Ipswich region. Construction will also include two new buildings, a multi-level carpark and internal changes and refurbishments. In total, the expansion will increase the capacity of the hospital from 97 to 178 beds.

04 DEEBING HEIGHTS SHOPPING CENTRE $10 million - Completion Date 2018

A single storey shopping centre that includes a supermarket, ten specialty stores and a café.

05 IPSWICH-RIPLEY VALLEY TRANSPORT CORRIDOR $300 million - Completion Date 2018

Queensland State Government has planned and preserved land for a passenger rail line extension between Ipswich and Springfield, via Ripley. New stations are planned for Ripley, Ripley North and Ripley Town Centre.

06 RIPLEY TOWN CENTRE $1.5 billion

Stage 1 ($40 million) of the Town Centre was completed mid-2018 and is anchored by a Coles Supermarket, along with 20 specialty stores, medical centre and commercial office space. Future stages are planned as population growth creates demand.

07 GREATER SPRINGFIELD TOWN CENTREBuilding on the $154 million Orion Springfield Centre expansion in 2015, concept plans for the nearby Greater Springfield Town Centre include land uses such as residential, education, retirement and retail. The overall concept includes more than 2.6million sqm of CBD gross floor area. The $85 million Stage 1 of the Mater Private Hospital Springfield is open and provides 80-beds, four operating theatres, day surgery and cancer care centre.

Note: Springfield consists of the SA2's of Springfield and Springfield Lakes

148,399 13,521 4,935

Brisbane CBD Ipswich Central Spring�eld

209,242 25,142 7,907

Brisbane CBD Ipswich Central Spring�eld

AMBERLEY RAAF AIRBASEThe RAAF Airbase at Amberley is a major employment hub for the Ipswich LGA, employing around 4,200 residents as of 2015. Job opportunities within RAAF Amberley are estimated to grow to 7,000 by 2020 when the $1.2 billion expansion is complete, a creation of 2,800 jobs over four years.

AUSTRALIA TRADE COASTThe Australia TradeCoast (ATC), incorporates the Port of Brisbane, Brisbane Airport and surrounding industrial areas and is the largest and fastest-growing industrial and commercial precinct in Australia. Employment in the ATC is forecast to increase from 60,000 employees in 2016 to over 110,000 employees in 2026, equivalent to a 6.3% growth in jobs per annum.Sources: Australian Department of Defence and Brisbane City Council

Market Outlook Walloon4

POPULATION GROWTHEstimates from the Queensland Government Statisticians Office (QGSO) forecast significant increase in the population of the Ipswich LGA between 2016 and 2036.The population is projected to grow at a rate of 4.5% per annum over 20 years. This is equivalent to an additional 14,011 new residents residing within the Ipswich LGA every year. This will increase the population from 200,123 residents in 2016 to 480,339 in 2036.

The strongest level of population growth forecast within the LGA is between 2016 and 2026 when growth will peak at a rate of 5.0% per annum.

AGE DISTRIBUTIONBreaking down population growth in the Ipswich LGA by age brackets, the strongest demographic in 2016 was children up to 9 years (16.9%), followed by 30-34 year olds who made up 8% of the population.

Future forecasts for the Ipswich LGA up to 2036 show that children up to 9 years will still be the largest age demographic (at 14.7%), however the next largest age bracket will have shifted to 35-39 year olds and 40-45 years olds (both making up 7.1% of the population).

EDUCATION - IPSWICH LGA

POPULATION, DEMOGRAPHICS & EDUCATION

Bremer State High School

Ipswich Grammar School

Ipswich Girls Grammar School

Ipswich Central State School

University of Southern Queensland (Ipswich Campus)

STUDENT ENROLMENTS

WHO LIVES IN WALLOON CATCHMENT?Walloon Catchment

Ipswich LGA

Average age 38.6 33.4Aged 40-59 37% 22%Gen Y resident 15.9% 22.8Families with children 37.3% 46.1%Family households 78% 76.2%Rented Dwellings 27.6% 40.6%

Prepared by Urbis; Source: ABS Census 2016Note: Catchment includes the suburbs of Walloon, Thagoona and Rosewood

0

200,000

100,000

300,000

400,000

500,000

Resi

dent

pro

ject

ed p

opul

atio

n

Year

141,986

200,123

480,339

200

620

07

200

820

09

2010

2011

2012

2013

2014

2015

2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

203

020

3120

3220

3320

34

2035

2036

Prepared by Urbis; Source: QGSO, 2017

0

10,000

15,000

20,000

25,000

30,000

35,000

5,000

40,000

Num

ber o

f Res

iden

ts

Age Brackets

0-4 5-9

10-1

4

15-1

9

20-2

4

25-2

9

30

-34

2016 2026 2036

35-3

9

40

-44

45

-49

50-5

4

55-5

9

60

-64

65

-69

70-7

4

75-7

9

80-8

4

85+

Prepared by Urbis; Source: ABS and QGSO, 2017

Prepared by Urbis; Source: Dept. Education and TrainingNote: Student enrolments as of 2017

4.5% GROWTH IN POPULATION P.A

1,866683683

852715715

1,5521,552

Prepared exclusively for Waterlea Nominee Co. 5

This increasing population as well as Ipswich’s accessibility to major employment nodes bodes well for residential markets. As the charts on the right reflect, house and land sales volumes are consistently recording long term growth.

HOUSING MARKETHouses within the Ipswich LGA have recorded a consistent increase in sales volume and median price, in both the last 12 months as well as over the last 20 years. At the end of the September quarter in 2018, the Ipswich LGA recorded a peak median price of $349,900.

The Walloon Catchment has displayed a similar increase in median sale prices, with the median price at the end of September 2018 recorded at $345,000, closely comparable to that of the Ipswich LGA. The 12 months leading to September 2018 recorded an annual price growth of 3.0% for houses within the Walloon Catchment, higher than the Ipswich LGA which recorded growth of 2.6% over the same period. Sales volumes have also shown consistent growth in the catchment, with predictions anticipating that sales volumes will increase more significantly with higher investment in the area along with an increase in population.

In the long term, the Walloon Catchment has displayed significant growth figures, recording a 7.3% increase per annum over the last 20 years to September 2018. This is consistent with the Ipswich LGA’s growth of 7.3% growth over the same period.

LAND MARKETThe Ipswich LGA has followed a cyclical trajectory of land sales over the last two decades, with the large increases in sales volumes coinciding with the release of new land estates. While sales volumes have recorded ups and downs, the median price has remained stable across the LGA, recording a peak price of $195,000 at the end of September 2018.

The Walloon Catchment has largely tracked the movements of the Ipswich LGA, with the large peaks of sales volumes experienced in 2003 and 2007 attributed to the release of new land estates (a significant amount of new land releases coming from the suburbs of Ripley and South Ripley). Land sales over the 12 months leading to September 2018 recorded a small median price growth of 0.3% in the Catchment, while five and twenty-year figures present significant growth of 4.0% and 7.5% per annum respectively. The median price for land across the Catchment recorded a price of $193,000 at the end of the September quarter in 2018.

HOUSE 20 YEAR SALES CYCLE

1-YEAR PRICE GROWTH 20-YEAR PRICE GROWTH

LAND 20 YEAR SALES CYCLE

$0

$100,000

$200,000

$150,000

$50,000

$250,000

$300,000

$350,000

$400,000

0

100

50

150

200

250

350

300

Med

ian

sale

pric

e

Num

ber o

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$345,000

1998

1999

200

020

01

200

220

03

200

420

05

200

620

07

200

820

09

2010

2011

2012

2013

2014

2015

2018

2017

2016

number of transactions median sale price

$0

$100,000

$200,000

$150,000

$50,000

$250,000

0

100

50

150

200

250

300

Med

ian

sale

pric

e

Num

ber o

f tra

nsac

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$193,000

1998

1999

200

020

01

200

220

03

200

420

05

200

620

07

200

820

09

2010

2011

2012

2013

2014

2015

2018

2017

2016

number of transactions median sale price

MEDIAN PRICE GROWTH - HOUSE

RESIDENTIAL ANALYSIS

Prepared by Urbis; Source: APM PriceFinderNote: Walloon Catchment includes Amberley, Brassall, Churchill, Deebing Heights, Ebenezer, Haigslea, Ironbark, Karrabin, Leichhardt, Marburg, One Mile, Purga, Ripley, Rosewood, South Ripley, Thagoona, Walloon, Willowbank, Wulkuraka, and Yamanto

Prepared by Urbis; Source: APM PriceFinderNote: Walloon Catchment includes Amberley, Brassall, Churchill, Deebing Heights, Ebenezer, Haigslea, Ironbark, Karrabin, Leichhardt, Marburg, One Mile, Purga, Ripley, Rosewood, South Ripley, Thagoona, Walloon, Willowbank, Wulkuraka, and Yamanto

1-YEAR GROWTH P.A 20-YEAR GROWTH P.A

2.6%P.A

7.3%P.A

P.A3.0%Ipswich

Walloon

7.3%P.A

1-YEAR GROWTH P.A 20-YEAR GROWTH P.A

2.6%P.A

7.3%P.A

P.A3.0%Ipswich

Walloon

7.3%P.A

1-YEAR GROWTH P.A 20-YEAR GROWTH P.A

2.6%P.A

7.3%P.A

P.A3.0%Ipswich

Walloon

7.3%P.A

1-YEAR GROWTH P.A 20-YEAR GROWTH P.A

2.6%P.A

7.3%P.A

P.A3.0%Ipswich

Walloon

7.3%P.A

Market Outlook Walloon6

HOUSES HAVE DISPLAYED STRONG MEDIAN WEEKLY RENTAL GROWTH IN THE LAST 12 MONTHS, WITH A 4.5% PER ANNUM INCREASE IN RENTS TO SEPTEMBER 2018.

MEDIAN WEEKLY RENTAL GROWTH

Four-bedroom houses have experienced a significant amount of growth in weekly rental medians, with a 2.5% per annum increase in the last three years and a 2.0% per annum increase in the last seven years.As of September 2018, houses are receiving median weekly rents of $345 and $380 within the Walloon Catchment.

As displayed on the right, when comparing this rental growth against the larger Ipswich LGA it is apparent that the 4306 postcode has significantly outdone the wider LGA when considering rental houses. The wider Ipswich LGA recorded no growth in the 12 months prior to September 2018 for three-bedroom product, while four-bedroom houses experienced a consistent 1.4% over the last 12 months. Current weekly median rents for the Ipswich LGA are slightly lower than the Walloon postcode, recording $310 and $370 for three and four-bedroom houses respectively.

These rents highlight the recent strong demand for houses within the Walloon Catchment.

to September Quarter 2018

WALLOON CATCHMENT

RENTAL ANALYSIS

AN ANALYSIS OF NEW AND ESTABLISHED HOUSES WITHIN THE WALLOON POSTCODE OF 4306 HAS DEMONSTRATED STRONG GROWTH RETURNS FOR MEDIAN WEEKLY RENTS. Prepared by Urbis; Source: Residential Tenancies Authority (RTA) Sep Qtr 2018

Note: Data derived from three and four bed houses.

4.5%

2.5%2.5%

2.0%2.0%

2.0%2.0%

1.4%

0.9%0.9%

1.6%1.6%

1 year growth

3 year growth p.a

7 year growth p.a

4.5%

2.5%2.5%

2.0%2.0%

2.0%2.0%

1.4%

0.9%0.9%

1.6%1.6%

1 year growth

3 year growth p.a

7 year growth p.a

4.5%

2.5%2.5%

2.0%2.0%

2.0%2.0%

1.4%

0.9%0.9%

1.6%1.6%

1 year growth

3 year growth p.a

7 year growth p.a

4.5%

2.5%2.5%

2.0%2.0%

2.0%2.0%

1.4%

0.9%0.9%

1.6%1.6%

1 year growth

3 year growth p.a

7 year growth p.a

4.5%

2.5%2.5%

2.0%2.0%

2.0%2.0%

1.4%

0.9%0.9%

1.6%1.6%

1 year growth

3 year growth p.a

7 year growth p.a

IPSWICH LGA

Prepared exclusively for Waterlea Nominee Co. 7Prepared exclusively for Waterlea Nominee Co. 7

This publication is prepared on the instruction of Waterlea Nominee Co. and is not suitable for use other than by the party to whom it is addressed. As the publication involves projections and assumptions it can be affected by a number of unforeseen variables. The forecasts and assumptions are a prediction and whilst Urbis has made every effort to ensure that the forecasts and assumptions are based on reasonable information, they may be affected by assumptions that do not necessarily eventuate or by known, or unknown, risks and uncertainties. It should be noted that past performance is not necessarily a reliable indication of future performance. The information in the publication does not represent financial advice and should not be regarded as such. It has been prepared without taking into account your financial situation or investment objectives. You should consider the appropriateness of the information in regards to your current financial situation or needs. Urbis accepts no responsibility for the accuracy or completeness of any such material. The information is subject to change without notice and Urbis is under no obligation to update the information or correct any assumptions which may change over time. This study has been prepared for the sole use of Waterlea Nominee Co. and is not to be relied upon by any third party without specific approval from Urbis. This publication is subject to copyright. Except as permitted under the Copyright Act 1968, no part of it may, in any form or by any means (electronic, mechanical, photocopying, recording or otherwise) be reproduced, stored in a retrievals system or transmitted without prior written permission. Enquires should be addressed to the publishers.

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746

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