by Jade Harrison A new study has asked Sunshine Coasters what they need from the housing market. MPP looks at the results.

Some experts would argue that time is the main solution to housing affordability stress, where a property market stays buoyant for a number of years, while incomes eventually come up to meet it and create a healthy balance. Some say it’s just a case of changing perceptions to housing, where the deeply held aspiration towards home ownership as a source of identity, prestige and socioeconomic standing needs to be humbled, and the concept of downsizing needs to be adopted. Some just say we need to build more affordable housing choices.

Regardless of the many offered solutions, this complex issue has even encouraged the introduction of government incentives and grants (such as the First Home Owner Grant) to help nudge the property market along and ease affordability stress over the years. However, these grants have been criticised as Band-Aid solutions.

It’s accepted that affordability issues are widespread throughout the nation, and the Sunshine Coast is no exception, but has the affordability crisis been a bit of a scapegoat for a number of underlying structural problems within the property sector? And when it comes to housing demand preferences, what exactly do we want when we buy a property? And are those needs being met?

A research project undertaken by the University of the Sunshine Coast and supported by Sunshine Coast Council and developer Investa turned up some interesting findings on the topics of affordability and the housing preferences people have.

The university’s Professor of Property and Development, Michael Hefferan, ledthe project’s research team. He says one of the most interesting findings of all was the respondents’ strong recognition of the need to find new models and options for housing. It was concluded that current housing stock on the Sunshine Coast does not meet emerging needs.

“The population is saying there’s not a range of houses for the sorts of people who are out there now,” Mike says. “Housing stocks that exist on the Coast have been built up over 50 years, and so it’s typically three- and four-bedroom houses, but now you’ve got a situation where the average family is quite different and a growing proportion of the market live by themselves. In fact, over 50 per cent of households don’t have a child in them. In this report, we heard that people don’t see enough choice and options in the market, and yet the housing industry is saying they provide enough choice. There’s a communication gap there.

“Housing stocks get added to by only four or five per cent a year. Because of that, there’s a huge amount of existing stock that doesn’t change much,” he adds.

A limited amount of land development on the Coast in recent years may be responsible for this, as the Coast currently comprises a large proportion of established housing, which doesn’t necessarily cater for today’s household needs. After all, the dynamic of what constitutes a typical household now differs dramatically to that of past decades when the majority of the Coast’s homes were built.

Stockland, Investa and a number of savvy developers and builders are now implementing compact designs to cater for these needs and wants, and Caloundra South and Palmview are in the pipeline, but this housing couldn’t come sooner for the Sunshine Coast.

Overall, the study found that more than 60 per cent of respondents were willing to live in more dense residential environments and when it comes to choosing housing, the key determinants were:

• Affordability and cost,

• Number of bedrooms,

• Privacy,

• Outdoor space,

• Overall perceptions of liveability.

Michael says this type of information is valuable as it’s the first time these questions have been asked and answered. The study suggests there’s a need for housing that is suitable for single occupants who don’t want to compromise on prerequisites such as privacy and outdoor living areas, but Michael denies it’s a case of wanting more for less. “These home buyers understand there’s a need for trade offs. These matters come down to good design and good design doesn’t cost more. In fact, it can cost less. There is a balance in these sorts of things. They don’t want to be living in some neo- style flat somewhere. Little brick boxes that might be fine in an area such as Melbourne don’t wash up here. People want something that is liveable, coastal, sub-tropical and airy. What they want is options.”

Local councillor Anna Grosskreutz was in charge of the council committee that helped support this survey and report. She says these findings will be used by the council for a number of projects, namely the new developing town plan.

“The findings have been given to the council’s planning scheme team to look at key centres, which could be strengthened by improved housing choices. Whilst some media report negative images of higher density living and use emotive language, this research tells another story about current community thinking,” she says.

Housing stocks that exist on the Coast have been built up over 50 years, and so it’s typically three- and four-bedroom houses, but now the average family is quite different and a growing proportion of the market live by themselves. Professor Mike Hefferan, University of the Sunshine Coast

“Research from an esteemed academic authority cannot be disputed at a political level. The research has been able to reach people that council often cannot, as part of it’s community consultation. The university has used a variety of consultation techniques which have been accepted as valid community responses.”

The new Sunshine Coast town plan is due for release mid next year.

DOWNSIZING HOW TO DO IT

What are the upsides of downsizing? We look at ways to downsize – whether you’re an empty nester or you’re just looking to make your mortgage more affordable, sometimes, less is more. Here are four steps to downsizing.

1. TRY BEFORE YOU BUY: Leaving the open space of a large family home for the confines of a unit or townhouse can be daunting. If you’re not sure whether you’re ready for the downsize, consider hiring a unit or townhouse for three or four weeks and see how the living space works for you. This can be a good way to try before you buy and get an idea of whether you’re ready or not to take the plunge.

2. STORE IT OR LOSE IT: There is a range of clever storage solutions on the market these days which can make apartment living highly functional and more attractive for those who are used to lots of storage or for those who simply like to hoard. However, if you’re thinking of downsizing you may need to be quite ruthless and get rid of any possessions you don’t need. Garage sales are generally a key step in the downsizing process.   

3. WHAT TO LOOK FOR: Don’t be afraid to talk to your local real estate agent about the differences between unit living and living in a detached house. After all, you may need to consider things like body corporate fees, noise and shared facilities for the first time.

4. OPTIONS ON OFFER: Just because you’re downsizing, doesn’t mean you need to compromise too much. There are plenty of complexes that offer private courtyards, gardens and lawns, room for a pet, multiple car parking and excellent security, if you’re looking to lock up and leave on regular occasions. Make a list of what you want to maintain with your downsize and shop around for the right property that suits you.

Other findings from the study:

• Almost 90 per cent of the study participants agree that first-home buyers need to be more realistic about expectations of housing size and quality and appropriate serviceable debt levels.
• Almost four in 10 considered that the range of housing needs now emerging on the Coast were not being adequately met, particularly for the increasing number of ‘households’ that consist of only one person.
• Consumers were open to a move away from the large block/single residence approach but would need to be attracted with other compensating features. This, however, had limits and product seen as too small to provide required accommodation requirements, or too densely developed to provide adequate privacy and liveability, would simply be rejected even at lower price points.
• Ninety-three per cent of respondents believed that within the Sunshine Coast, there existed the ability to change and to produce these new, more diverse authentic and acceptable housing options. The willingness of designers and developers to actually widen that product range, and for regulators to provide the flexibility to facilitate that, may represent an immediate and pressing issue.
• Almost 75 per cent were open to concepts of different housing arrangements with more than 60 per cent willing to live in more dense residential environments – not necessarily higher density, but an openness to more than one dwelling unit per residential lot and similar configurations.