What to look for in every suburb
In today’s competitive property landscape, understanding what’s coming to a suburb is just as important as knowing what’s already there. Whether it’s infrastructure upgrades, residential builds, or non-residential investments like hospitals or industrial parks—having access to this data can make all the difference in helping your clients make smarter property decisions.That’s where the Development Activity, powered by BCI Projects inside Stash comes in.
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Checking future developments with BCI plugin on Stash BA (2:15 Minutes)
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What impacts future oversupply?
Future oversupply in property markets occurs when the number of dwellings available or coming to market significantly outpaces demand. This can suppress capital growth, reduce rental yields, increase vacancy rates, and stall development.
Ripley has a building approval ratio of 72% which means 72% more dwellings are approved to be built in that suburb which could lead to oversupply. Ideally you want this number to be below single digits. See the new houses in the image.
Here are the main factors that contribute to future oversupply:
Excessive New Dwelling Approvals
A high volume of development approvals or commencements, especially for apartments or townhouses, often signals upcoming supply. If this volume outpaces population or household formation growth, it can result in oversupply.
Population Growth Stagnation or Decline
Supply-demand balance relies heavily on strong population or migration inflow. When net overseas migration, interstate migration, or local population growth slows, excess stock lingers on the market.
Large Greenfield Land Releases
Substantial rezoning or land releases in fringe or peri-urban areas (e.g. new estates) can flood markets with new stock. These are often detached homes that compete directly with older dwellings in the area.
Investor-Led Construction Surges
Areas with a high proportion of investor-driven projects, particularly off-the-plan apartments, often see rapid growth in housing stock with limited end-user demand. Investors may sell at a loss or lower rents, pushing down values.
Weak Absorption Rate
A low market absorption rate (i.e. the rate at which new dwellings are sold or rented) indicates oversupply risks. This is often seen in suburbs with high Days on Market (DOM) and rising vacancy rates.
Lag Between Planning and Delivery
Projects approved during boom phases may be completed after demand has softened due to interest rate changes or policy shifts. This time lag creates mismatches between actual need and delivered stock.
Infrastructure Promises Without Delivery
Some areas see speculative development based on announced infrastructure projects that are delayed or cancelled. The dwellings are built, but the amenity or job centres to attract demand never materialise.
Homogeneity of Supply
Oversupply can be product-specific—e.g. too many 2-bed apartments with no diversity in housing stock. Buyers or tenants may be looking for other formats like detached homes, townhouses, or 3-bed units.
What impacts future job growth?
Future job growth in a suburb or region is shaped by a combination of economic, infrastructure, planning, and demographic drivers. These factors influence the type, scale, and sustainability of employment opportunities and can significantly affect property demand, rental yields, and long-term capital growth.
Coomera has a lot of new development particularly in health care. Could this impact job creation?
Here are the key factors that impact future job growth:
Infrastructure Investment
Major infrastructure projects such as transport upgrades (rail, roads, airports), hospitals, universities, and utilities create thousands of direct construction jobs and long-term operational roles. These projects also improve connectivity, increasing the suburb’s attractiveness for businesses and residents.
Examples:
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New metro/train lines → increases access to CBD and employment hubs
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Hospital expansions → healthcare and allied services jobs
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Airport upgrades → logistics, retail, hospitality, and aviation support
Non-Residential Development
Planned or approved commercial, industrial, retail, and mixed-use projects directly contribute to job creation. The bigger the pipeline, the more employment it will attract both during and after construction.
Watch for:
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Business parks and industrial estates
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Large shopping centres or mixed-use precincts
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Office towers or commercial hubs
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Warehousing and logistics zones
Government & Private Sector Initiatives
Economic development strategies led by local councils, state governments, or federal initiatives can focus on decentralising employment, attracting industries, or offering incentives (e.g. tax breaks or land grants) to new businesses.
Examples:
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Regional growth strategies
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Special Economic Zones (SEZs)
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Local job creation programs or innovation hubs
Education & Health Expansion
New or expanded universities, TAFEs, and hospitals are significant long-term job generators. These institutions also attract related businesses and accommodation demand.
Example:
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University expansion → academic, administration, hospitality, and retail jobs
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Health precinct → allied health, aged care, and research roles
Population Growth
More people moving into an area drives demand for local services, which in turn creates jobs in retail, childcare, aged care, hospitality, trades, and more.
Linked effects:
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Higher student numbers = more school staff
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More homes = increased construction and maintenance work
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Larger population = more shops, cafes, clinics, gyms
Industrial and Logistics Hubs
Regions near ports, freight terminals, or major highways often see growth in logistics, manufacturing, and distribution. These jobs are less reliant on CBD proximity and are common in outer metro and regional areas.
Signals to watch:
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Zoning changes to industrial/commercial
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Warehousing construction starts
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Freight rail or inland port development
Innovation, Tech & Creative Industries
Emerging employment sectors, including tech parks, media districts, start-up incubators, and fintech zones, generate high-skill, high-income jobs. Suburbs near universities or inner-city precincts often benefit.
See how else Stash can help identify oversupply or job growth?
Go beyond the property itself and get the full picture with Stash BA. Instantly view nearby residential developments that could impact future housing supply, and explore non-residential projects — like infrastructure, commercial, and industrial builds — that signal future job creation and economic growth in the area. Whether you’re assessing potential value uplift or long-term demand, Stash helps you make smarter, data-backed decisions in seconds.
See all development activity that could impact this property, good & bad
Real-Time Insights Into Future Supply & Infrastructure
With a single click, buyers’ agents can now explore planning insights on any suburb or individual property. This powerful plugin reveals:
- Total development spend within 2 km
- Number of projects under construction or planning
- Volume of residential dwellings expected to enter the market
- Category-specific data on infrastructure, health, industrial, and residential investment
This isn’t guesswork—it’s verified project-level data that helps you visualise what’s ahead.
Using filters, you can isolate just health projects, for example, and discover a $1.3 billion hospital development underway—alongside others worth $700 million, $250 million, and more. This level of clarity helps position you as a local expert, not just a sales rep.
Track Timelines for Upcoming Developments
One of the most valuable features of the BCI plugin is the project timeline breakdown.
You’ll see where each development sits in its lifecycle:
- Concept
- Design
- Documentation
- Pre-construction
- Construction
- Expected Completion
This allows you to identify future housing supply pressure points or investment sweet spots before they hit the mainstream.
Discover Non-Residential Spend That Drives Growth
The BCI plugin isn’t just about housing supply. You’ll uncover major developments in:
- Health (e.g., hospitals and medical centres)
- Education (schools, universities)
- Industrial parks
- Transport infrastructure
Visualise Location, Stage & Developer Activity
Each project listed includes detailed insights such as:
- Project name & address
- Investment value
- Stage of development
- Who the developers are
- Construction partners involved
If you’re a buyer’s agent targeting off-market deals or working with developers, this makes it easy to spot who’s active in your area and where future projects might emerge.
Why Buyers agents love it?
Stash’s Development Activity is built for professionals who need to:
- Explain market changes confidently to clients
- Assess whether a suburb’s future supply will impact pricing
- Identify non-residential investment that signals job creation and demand
- Build stronger, data-backed buyer briefs and presentations
No more relying on assumptions or scattered planning sources. It’s all in one place—live, mapped, and ready when you are.
Ready to Go Deeper?
If you’re ready to take your suburb due diligence and buyer presentations to the next level, activate the BCI plugin inside Stash BA today. It’s available on Pro and Enterprise plans—just look for “Planning Insights” when viewing any property.
Want help setting it up? Book a support session with our team.
