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Ask RiotACT: Buying in ‘old’ Dunlop

By kewlguy - 24 December 2015 27

Ask RiotACT

Hi Everyone!

Can anyone share some buying advice for old Dunlop? Specifically Lance Hill Ave/Evelyn Owen Crescent?

Looking to buy a 4-bed in the area; I have a young family so I’m wondering if its worth looking there?

Thanks.

What’s Your opinion?


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27 Responses to
Ask RiotACT: Buying in ‘old’ Dunlop
wildturkeycanoe 7:01 am 05 Jan 16

chewi said :

wildturkeycanoe said :

For the price you pay for a 2nd hand house in the older burbs, why not snap up a brand spanking new one in Wright for less than $500,000? You get 4 bedrooms, ensuite, 2 car garage and it is brand new! Why specifically Dunlop, any particular reason?

I’m pretty sure that the 4 bedroom homes in Wright being marketed for less than $500,000 are ‘construction only on a Land Rent block’. Current UVs in Wright are around $400,000 for a 450m2 block with a four bedroom house selling for between $700,000 to $800,000.

A relatively new (10-15 year old) house in an established suburb bought under private treaty sale can make financial sense. In most cases with a new build undetermined costs arise during construction that are added to the final contract price and you also need to factor in landscaping costs.

Conversely, buying a second hand home you need to factor in costs such as renovations due to the old home needing refurbishment to spruce it up, maintenance for things such as heating, cooling, hot water, cooking appliances and electrical or plumbing faults that may break down weeks after moving in. Old fencing can need replacing or repair too as well as worn carpet and broken tiles. Landscaping from scratch can actually be a very rewarding experience as you get to design the yard to function the way you want it to and plant the things you like instead of putting up with the withered remnants of the previous owner. The pros and cons are numerous and I’m sure there are supporters for both sides of the argument.

wildturkeycanoe 6:50 am 05 Jan 16

http://www.allhomes.com.au/ah/act/sale-residential/17-catalano-street-wright-canberra/1316871420311

Yes you can get a 4 bed house + 540 sq.m of land for $439,990 in Wright according to the link above. I’m not making it up unless there is a very tiny clause somewhere saying the land is extra, but why would they call it a house and land package??

chewi 1:41 am 05 Jan 16

mrs1948 said :

Lance Hill Avenue is a very busy street – it is 50kmh but people drive a lot faster, and if you don’t like traffic noise it’s not for you.

We live in this part of Dunlop and internet is not so good for us. We couldn’t sign up for Telstra or Optus as the lines in our street were all taken. We had to go with Transact (now iiNet) Wi-Fi, with an aerial on the roof to get internet. But, before Transact could sign us up we had to be in range of the transmitter on Mt Rogers. If we have problems with our phone or internet, trying to speak to speak to someone at iiNet is a nightmare as we have to wait for so long on the phone. Our neighbours are with Optus or Telstra and from what they say they can’t get ADSL2. I asked the NBN staff when they would be coming through our suburb and they replied “not in the foreseeable future”!!

We are further over in Dunlop towards Fraser but still only have ADSL1 too. We are attached to a RIM which limits us to Telstra or a Telstra reseller. The good news is that the latest October 2015 update to the NBN 3 Year Construction Plan has Dunlop included under the Scullin area. Construction is due to start from late 2016 using Fibre To The Node (FTTN) technology so we may have access to an NBN service by the end of 2017.

Dork 1:56 pm 04 Jan 16

Are you happy having no home phone or internet? That’s what you will get living in Dunlop.

JC 10:10 am 04 Jan 16

mrs1948 said :

Lance Hill Avenue is a very busy street – it is 50kmh but people drive a lot faster, and if you don’t like traffic noise it’s not for you.

We live in this part of Dunlop and internet is not so good for us. We couldn’t sign up for Telstra or Optus as the lines in our street were all taken. We had to go with Transact (now iiNet) Wi-Fi, with an aerial on the roof to get internet. But, before Transact could sign us up we had to be in range of the transmitter on Mt Rogers. If we have problems with our phone or internet, trying to speak to speak to someone at iiNet is a nightmare as we have to wait for so long on the phone. Our neighbours are with Optus or Telstra and from what they say they can’t get ADSL2. I asked the NBN staff when they would be coming through our suburb and they replied “not in the foreseeable future”!!

The whole of Dunlop uses RIM technology for the phones. This in turn means ADSL hardware needs to be placed in the street. ADSL is available but only from Telstra or from other providers buying the service off Telstra wholesale. In places without RIM’s other providers install their own ADSL hardware in Telstra exchanges so can offer naked ADSL and the like. The big difference is wholesale is more expensive and limoted to ADSL 1.

ADSL 2 has been available in Dunlop for a number of years, but only through Telstra, as Telstra are not oblidge to wholesale this to other providers.

The existence of RIM’s was the reason Gungahlin was the priority site for NBN but Dunlop, built at the same time missed out. Prior to the last election it was to be next cab off the rank, even to the point they run conduits through to the new part of Macgregor where it would have picked up the fibre to Sculin but other than the conduit nothing has been done. And now government policy will see Dunlop get FTTN NBN, which is really just an upgrade to the RIM’s that have been so problematic for Internet country wide.

To the OP, one thing about RIM’s is they are distributed around the suburb, so even though the person I am replying to had issues getting access, it doesn’t mean it is a problem everywhere in the suburb. With the caveat to expect to use ADSL1 wholesale or Telstra.

chewi 1:11 am 04 Jan 16

wildturkeycanoe said :

For the price you pay for a 2nd hand house in the older burbs, why not snap up a brand spanking new one in Wright for less than $500,000? You get 4 bedrooms, ensuite, 2 car garage and it is brand new! Why specifically Dunlop, any particular reason?

I’m pretty sure that the 4 bedroom homes in Wright being marketed for less than $500,000 are ‘construction only on a Land Rent block’. Current UVs in Wright are around $400,000 for a 450m2 block with a four bedroom house selling for between $700,000 to $800,000.

A relatively new (10-15 year old) house in an established suburb bought under private treaty sale can make financial sense. In most cases with a new build undetermined costs arise during construction that are added to the final contract price and you also need to factor in landscaping costs.

mrs1948 11:27 pm 03 Jan 16

Lance Hill Avenue is a very busy street – it is 50kmh but people drive a lot faster, and if you don’t like traffic noise it’s not for you.

We live in this part of Dunlop and internet is not so good for us. We couldn’t sign up for Telstra or Optus as the lines in our street were all taken. We had to go with Transact (now iiNet) Wi-Fi, with an aerial on the roof to get internet. But, before Transact could sign us up we had to be in range of the transmitter on Mt Rogers. If we have problems with our phone or internet, trying to speak to speak to someone at iiNet is a nightmare as we have to wait for so long on the phone. Our neighbours are with Optus or Telstra and from what they say they can’t get ADSL2. I asked the NBN staff when they would be coming through our suburb and they replied “not in the foreseeable future”!!

chewy14 8:19 pm 03 Jan 16

wildturkeycanoe said :

For the price you pay for a 2nd hand house in the older burbs, why not snap up a brand spanking new one in Wright for less than $500,000? You get 4 bedrooms, ensuite, 2 car garage and it is brand new! Why specifically Dunlop, any particular reason?

$500k for a house in Wright is correct, you just forgot about the land.

Mysteryman 3:36 pm 03 Jan 16

wildturkeycanoe said :

For the price you pay for a 2nd hand house in the older burbs, why not snap up a brand spanking new one in Wright for less than $500,000? You get 4 bedrooms, ensuite, 2 car garage and it is brand new! Why specifically Dunlop, any particular reason?

Where in Wright can one find a place like that, that isn’t a part of the Land Rent Scheme?

Lazy I 3:30 pm 03 Jan 16

wildturkeycanoe said :

For the price you pay for a 2nd hand house in the older burbs, why not snap up a brand spanking new one in Wright for less than $500,000? You get 4 bedrooms, ensuite, 2 car garage and it is brand new! Why specifically Dunlop, any particular reason?

Because the one in Wright doesn’t include land?

crackerpants 11:21 am 03 Jan 16

For the price you pay for a 2nd hand house in the older burbs, why not snap up a brand spanking new one in Wright for less than $500,000**? You get 4 bedrooms, ensuite, 2 car garage and it is brand new! Why specifically Dunlop, any particular reason?

**house only. Land an optional extra for $400k.

JC 11:12 am 03 Jan 16

chewi said :

It may also be worthwhile looking a little further afield in one of the original portions of Dunlop around Hugh McKay Crescent on the far side of Ginninderra Drive or further east around Shoobridge and Marchant Circuits on the other side of Woolworths.

Agree the Hugh McKay Crescent side of Dunlop is good. This area was developed in a couple of stages which effects the properties out there. Stage 1 was mid 90’s and stage 2 from 1999 onwards.

Stage 1 is the northern side of the ridge, essentially draw a line from the road off Hugh McKay Crescent that goes to the Jaramlee Homestead, along the ridge to the Archdall street roundabout plus everything off the east of the roundabout. It also included a few houses on the southern side of Hugh McKay from number 81 upwards and Leason Close. Look at a map it will make sense.

The 2nd stage was the southern side of Hugh McKay Crescent (with views to the mountains) plus Jonsson and Cashion Ct’s.

IMO stage 2 even though it is just a few years younger the house quality is far better, whereas stage 1 seemed to have a lot more budget concious properties.

PS the original part of Dunlop is the very area the OP was first mentioning. Eg Evelyn Owen Cres and the roads that come off it. The cheaper houses are towards Lance Hill Ave, with those on the Buckmaster Cres side of the horse trail being a bit larger, fancier and expensive.

JC 10:51 am 03 Jan 16

wildturkeycanoe said :

For the price you pay for a 2nd hand house in the older burbs, why not snap up a brand spanking new one in Wright for less than $500,000? You get 4 bedrooms, ensuite, 2 car garage and it is brand new! Why specifically Dunlop, any particular reason?

The only way you could get that in Wright for that price is on land rent. If your looking at AllHomes, you need to look at the fine print where you will see the quoted price will be land rent.

Off land rent add another $350-400k.

Here is an example

101 Ulysses Circuit Wright ACT 2611, advertsied for $469,990, Outright purchase $860,990.

wildturkeycanoe 7:48 am 03 Jan 16

For the price you pay for a 2nd hand house in the older burbs, why not snap up a brand spanking new one in Wright for less than $500,000? You get 4 bedrooms, ensuite, 2 car garage and it is brand new! Why specifically Dunlop, any particular reason?

chewi 2:07 am 02 Jan 16

For a budget of between $500,000 & $550,000 you should be able to find the type of house you are looking for in that area with most selling for around the middle of the range. That said there are not too many on the market at the moment in that price range but there have been several similar sales over the last few months (mostly through auctions). There has also been the odd four-bedroom house in that area selling for just below $500,000 but these seem to be getting fairly rare now.

It may also be worthwhile looking a little further afield in one of the original portions of Dunlop around Hugh McKay Crescent on the far side of Ginninderra Drive or further east around Shoobridge and Marchant Circuits on the other side of Woolworths.

Public transport is arguably a little better in the older sections of Dunlop with regular bus services travelling down Kerrigan Street, Lance Hill Avenue and Archdall Street.

If you have a young family it may also be worth knowing that the area you are looking at is in the Priority Enrolment Area for Charnwood-Dunlop School while the ‘new’ sections of Dunlop on the north side of Kerrigan Street are covered by the Fraser School Priority Enrolment Area.

Hope that helps.

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