2452 Market Place Report - Autumn Edition 2014

Autumn Edition 2014

YOUR MARKET PLACE REPORTSAWTELL - TOORMINA - BOAMBEE EAST

SUPER FUNDStips on how to self manage

SELLINGtime to de-clutter

BUYINGthe underground sale

2452

It is with this in mind that we have shuffled our team structure, assigning a full-time staff member to manage all buyer enquiry and assist buyers into their new home. Lauren Moffatt is fulfilling the position as our Buyer Specialist, and you are welcome to contact her to discuss your future property requirements.

We hope that you enjoy the latest instalment of our 2452 Property Guide, and we hope that it assists you when making future real estate decisions.

Kind regards,Tom Sullivan, Licensee

hello & welcome to the

AUTUMN EDITION OF OUR 2452 MARKET REPORT

Lauren MoffattBuyer Specialist

0459 225 [email protected]

real estate

The first quarter of 2014 has seen the local real estate market continue to gain momentum. This is in line with the growth which is currently being seen in our capital cities.

Locally our area has seen the first residential sale over $1 million since 2010, with a beachfront property in Honeysuckle Street changing hands in February.

The number of homes sold in the region was up by 3.9% over the previous quarter, leaving local property supply levels even lower again. This has been driving competition between home buyers which in some cases has led to properties being sold above their asking price.

Known as the ‘underground sale’, this type of listing is becoming an increasingly popular choice by many sellers for a variety of reasons. So if you’re a buyer who doesn’t have your details listed with an agent, you may never have the opportunity to know about a property that’s got everything you’re looking for.

Some people prefer total privacy when it comes to selling their home for a variety of reasons. Examples include a personal family situation such as a separation or bankruptcy. Or perhaps they simply want to test the waters and only sell if their agent has the right qualified buyer that is prepared to pay their asking price.

By cross matching the ‘underground sale’ with a buyer database, agents actively look for as many good matches as they can find. They then contact those buyers to let them know about the property. It can also work the other way around. Buyers approach the agent with their specific needs and the

agent then assesses properties to find a suitable match. Either way it’s a process of cross matching and connecting.

As a buyer, the best way to stay informed about the market is to let the agent do the work for you! If you are looking in the 2452 area, reach out to us and we will make sure to keep you informed about new listings, silent or otherwise.

If you’d like to receive updates on the latest properties available

feel free to call our office.

P R O T I P Sbuying:

THE UNDERGROUND SALE

Did you know that there are many great properties available for salethat sell before they’re advertised on the open market?

“As a buyer, the best way to stay informed about the

market is to let the agent do the work for you!”

While it’s impossible for a real estate agent to tell you exactly what price your home will achieve (unless they’re planning to buy it themselves), knowing what comparable properties have recently sold, and what is for sale now that would form your home’s competition on the market, will allow them to create a sound pricing strategy for your property.

When it comes to listing your home, use an agent who deals in facts and results, rather than one who solely tells you what you want to hear. Price your home to be competitive, and enjoy the bidding war you create!

Contact us for a‘no obligation’ market opinionof your property based on

informed market data.

You may feel like you’ve heard it all before. If a property is priced too low, buyers may think there’s a problem with the property and be scared away; if it’s priced too high, it’ll price its way out of contention.

We know a lot of residents ask for a few opinions from various real estate agents when putting their home on the market, and often we see people selecting to list with whichever agent tells them their home will get the highest price. This is extremely risky! Property pricing certainly isn’t brain surgery, but it is somewhat of a science.

“The first four weeks of a listing campaign are

crucial. This is when you’ll receive the most enquiries & attract the most number of

inspections”

selling:

WHAT’S YOUR HOME WORTH?

Oh yes, we’ve all heard the expression before. “You must de-clutter if you’re thinking of selling”. But why do we do this?

It’s essential that once you’ve committed to selling your home, the first thing you do is begin to clear out all the ‘stuff ’ that’s cluttering it up. The workload may seem immense when you look around at the task ahead, but so will the reward be at the end. We all know a home is only worth what a buyer is willing to pay and this can depend on many things- current market conditions, interest rates and the quality and price of

other available comparable properties. But, one of the biggest influences we see is how much of an emotional connection a buyer makes to a property.

So put yourself in the shoes of a buyer. If you were looking through houses in your price range and came across two with identical features, yet one was cluttered up with the owners ‘stuff ’, while the other was open, spacious, neat and tidy, which do you think would draw you in? At the end of the day, which would you want to spend the next 20 years in?

P R O T I P S

“One of the biggest influences we see is how

much of an emotional connection a buyer makes

to a property.”

1. Ask for guidance from those you trust to be honest. Your agent will be a great impartial judge. Check with them to gauge where you should focus your energy.

2. Look beyond where the eye can see. Clutter likes to hide in corners. A prospective buyer will open cupboards and snoop into nooks and crannies to check out storage and other features. Make sure they get the best impression.

3. Get a jump start on packing. Personal items should be stowed first, keeping any lovely items of neutral décor till last.

4. Create space in the kitchen by clearing surfaces. Let the buyer see your countertops and walls, even the fridge door!

5. Leave some space in cupboards. Even if their contents are impeccably neat, buyers will want them to feel spacious.

6. Kid’s rooms too! Children’s toys and teenage posters aren’t usually effective marketing tools. Cull ruthlessly and store things out of sight.

7. Store boxes you’ve packed until that SOLD sign goes up. Make sure they are not visible to people inspecting your home.

How To De-Clutter:

design:

WHEN SELLING,IT HELPS TO THINK LIKE A BUYER

Highest sale priceAverage sale priceMedian sale priceLowest sale price

23residentialpropertiessold

46propertiesfor saletoday

$1,200,000$441,386$458,500

$84,000

1 january - 31 march 2014

MARKET STATISTICS

10 Moller Drive$645,0004 3 2Sold 21st March

19a Fifteenth Avenue$605,0004 2 2Sold 12th February

land 400m2

167 Lyons Road$535,0003 1 1Sold 4th March

land 803m2

8 Thirteenth Avenue$520,0004 1 1 Sold 23rd January

land 879m2

18 Honeysuckle Street$1,200,0003 2 1Sold 6th February

land 540m2

25 Thirteenth Avenue$650,0005 3 5Sold 5th February

land 809m2

land 683m2

S A W T E L L


20 Eighth Avenue$508,0003 1 1Sold 10th February

land 531m2

11 Howea Court$485,0004 2 2Sold 21st January

land 807m2

6 Tom Albert Place$467,0004 3 2Sold 24th January

land 794m2

139 Boronia Street$450,0002 1 2Sold 13th March

land 961m2

3/33 Fourth Avenue$449,0002 1 1Sold 24th January

19 Cunningham Crescent$515,0004 3 2Sold 14th February

land 718m2

28 Eleventh Avenue$509,0002 2 2Sold 10th February

land 705m2

Sold by Tom

2/37 Fourth Avenue$410,0002 1 1Sold 21st February

138 First Avenue$400,0003 1 1Sold 1st February

land 341m2

2 4 5 2

4/77 First Avenue$172,5001 1 2Sold 6th January

4/136 First Avenue$360,0003 1 1Sold 14th March

4/65 Boronia Street$222,0002 1 1Sold 16th January

1 1

22/77 First Avenue$84,000

2Sold 18th March



1/4 Twentieth Avenue$325,0002 1 1Sold 17th February

Sold by Tom

32 Twenty Fifth Avenue$362,0003 1 1Sold 6th February

S A W T E L L

treeo

all day breakfast - lunch - homemade sweets - superb coffee

ph 6653 1099cafetreeo.com18 first ave, sawtell

S U P P O R T I N G L O C A L B U S I N E S S

Jay Webber0413 035 844

[email protected]

Architectural Homes,Commercial & Industrial Buildings

Lic No 222735CAbn 89 024 824 127

Jay Webber0413 035 844

[email protected]

Architectural Homes,Commercial & Industrial Buildings

Lic No 222735CAbn 89 024 824 127

Specialising inArchitectural Homes,

Commercial& Industrial Buildings

32 Carrywell Crescent$395,0003 1 2Sold 25th March

5 Corrigan Avenue $390,0003 2 2Sold 28th March

land 700m2

2/29 Sawtell Road$389,0003 1 1Sold 31st January

22 Aquamarine Drive$380,0004 2 1 Sold 28th March

land 555m2




$529,000$312,635$325,000

$92,000

4 Jemalong Crescent$529,0006 3 2Sold 4th January

land 836m2

6 Mills Crescent$410,0003 2 2Sold 21st March

land 734m2

land 915m2


MARKET STATISTICS

Sold by Tom

T O O R M I N A

6 Tallowood Circuit$343,0003 1 2Sold 23rd January

land 700m2

53 Playford Avenue$342,0003 1 2Sold 19th February

land 709m2

3 McFadyn Street$335,0003 1 2Sold 13th March

land 650m2

4 Nilpena Close$331,0003 1 2Sold 20th January

land 700m2

1 Platts Close$330,0004 2 -Sold 11th February

land 650m2

88 Toormina Road$320,0003 1 1Sold 3rd March

land 929m2

land 402m2

78 Toormina Road$360,0004 2 1Sold 3rd February

land 897m2

9 Bacon Close$354,0003 1 1Sold 25th February

land 700m2

11 Dolphin Drive$285,0003 1 1Sold 6th March

Sold by Tom

SoldProfessionally

2 4 5 2

20 Eungella Street$282,5003 2 2Sold 6th January

land 707m2

29 Bower Crescent$280,0003 1 1Sold 24th February

land 647m2

2/1 Pirani Place$278,0003 1 1Sold 6th February

21 Platts Close$273,0003 1 3Sold 10th February

land 404m2

3 Graff Avenue$270,0003 1 3Sold 4th March

land 781m2

4 Platts Close$265,0003 1 2Sold 18th March

land 650m2

163 Sawtell Road$260,0002 1 2Sold 17th February

land 1115m2

2/28 Corrigan Avenue$240,0002 1 1Sold 1st Fenruary

1/20 Wybalena Crescent$253,0002 1 1Sold 31st March

T O O R M I N A

1/23 Lalaguli Drive$220,0002 1 1Sold 8th January

4 Durie ClosePrice not available3 1 2Sold 13th March

land 643m2

9 Lewis StreetPrice not available4 1 2Sold 28th February

land 604m2

7/259 Linden AvenuePrice not available3 1 1Sold 4th March

land 299m2

3/22-24 Nariah Crescent$175,0002 1 1Sold 3rd January

12 Lewis Street$92,000- - -Sold 27th February

land 612m2

2 4 5 2




$562,000$359,800$345,000

$92,000

248 Sawtell Road$455,0004 3 4Sold 17th March

3 Golden Grove Court$450,0005 2 4Sold 12th March

land 655m2

4 Lee Circuit$445,0004 2 2Sold 7th February

47 Sandpiper Crescent$435,0004 2 2 Sold 4th February

land 751m2

land 700m2

5 Golden Grove Court$562,0004 2 2Sold 24th January

land 656m2

72 Kinchela Avenue$469,0003 2 2Sold 16th January

land 929m2

land 1015m2


MARKET STATISTICS

B O A M B E E E A S T

13 Wagtail Close$374,0003 2 2Sold 16th January

land 710m2

2/33 Pepperman Road$365,0004 2 2Sold 1st February

4 Koel Place$362,5004 2 2Sold 6th March

land 862m2

253 Sawtell Road$362,5004 1 2Sold 29th January

land 904m2

9 Ashmore Close$345,0003 1 2Sold 31st January

land 703m2

62 Oscar Ramsay Drive$342,0003 1 1Sold 27th February

land 1117m2

land 865m2

51 Worland Drive$429,0003 2 2Sold 17th January

land 694m2

193 Linden Avenue$395,0004 2 2Sold 11th February

land 705m2

238 Sawtell Road$355,0003 1 3Sold 24th February


2 4 5 2

12 Noreena Place$305,0003 1 1Sold 6th March

land 395m2

9 Elderberry Way$295,0003 1 1Sold 19th March

land 259m2

10 Oscar Ramsay Drive$295,0003 1 1Sold 21st March

land 840m2

9b Borrowdale Crescent$290,0003 1 1Sold 16th January

land 353m2

14b Oscar Ramsay drive$289,0003 1 1Sold 24th January

65 Soren Larsen Crescent$308,0003 1 1Sold 7th February

land 402m2

134 Linden Avenue$280,0003 1 1Sold 28th February

land 352m2

23 Butterfly Close$327,0003 1 1Sold 27th March

land 686m2

2/18 Playford Avenue$255,000

2 1 1Sold 25th February

Sold by Tom

B O A M B E E E A S T

13 Silvereye ClosePrice not available3 2 1Sold 17th March

land 440m2

23 Sea Breeze PlacePrice not available3 1 2Sold 28th March

land 3000m2

22 View Drive$225,000- - -Sold 14th January

land 1087m2

real estate

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People who haven’t invested in real estate often think that it’s too expensive for them to do, or that the process is complicated and beyond their comprehension.

I’m here to tell you that these misconceptions may be costing you money – in the way that you could be making money with real estate investments.

If you’ve bought a property, you know the process and you’ve got a good idea of the search and buy process. What you want to be looking for in an investment though may differ from what you’d buy if you were purchasing a home for yourself and your family.

Sometimes the best thing to do is talk to people that you know about their experiences in real estate investing. It’s not for everyone, but it has its rewards for those that do it right.

Contact our friendly team if you’d like to chat about opportunities in our area, we would be happy to suggest good investment opportunities as they come up.

P R O N E W Sessential tips for

FIRST TIME REAL ESTATE INVESTORS

1. Location – does it have a high rental population? Is there a good demand for rental properties? And what sort of tenants does the area attract?

2. Finance – what can you afford to borrow, what will your repayments be and what will the rent cover?

3. Insurances – what kinds of insurances do you need? Building, Landlord, Public Liability etc?

4. Risk – what are the risks of the transaction?

5. Property – find out all you can on the property you intend to buy. Have you compared similar properties in the area?

6. Flipping Property – what do you intend to spend money and time wise on the property before you re-sell? Are you doing it yourself or getting a professional to do the work? Is it going to be the right kind of real estate investment for you?

7. Planning – when do you plan to sell the property? And what returns are you expecting in that time frame? Is it practical/possible/probable that you’ll achieve your goals in the predicted market?

First Time BuyerChecklist

The Great Australian Dream was once to own your home – and you were set for life. This idea has now developed as people prepare for retirement through further investment and one avenue is buying property through a self-managed superannuation fund (SMSF). Recent times have seen Australia’s rental crisis deepen as the housing shortage grows, making this investment strategy one to consider.

One SMSF strategy that many people are unaware of is that it’s possible to purchase your own commercial premises, effectively becoming your own blue-chip tenant. Company owners who buy their premises with their SMSF can receive proceeds to pay off personal debts, or make other investments.

“They set up a formal lease between their business and the SMSF at market rates, the property moves across at market rates, but they maintain control of the property and become their own tenant so it takes away a lot of that tenancy risk.”

There are some initial expenses involved in establishing a SMSF, including setting up the trust deed and engaging the right compliance and tax services. The most

I N V E S T M E N T T I P Sbuying property through a

SELF-MANAGED SUPERANNUATION FUND

“It is all completely above board through a trust structure that effectively converted their non-tax deductible debt across to deductible debt in the super fund,” Jason Plant from Westpac explained, saying the premises is then protected in events like bankruptcy.

important thing to remember when considering any investment strategy is to discuss it with your financial planner. “As financial planners, we’re trained to look at the big picture and to not only focus on the rewards of a particular investment, but also to look at the risk” says Certified Financial Planner and Adviser Scott Wakeham.

For more information on investment properties,

feel free to contact our officeon 02 6658 8991

“The most important thing to remember when

considering any investment strategy is to discuss it with

your financial planner”

shop 1 / 4 First Avenue, Sawtell

ph 02 6658 8991

[email protected]

www.professionalssawtell.com.au

Our focus is you.We hope you have found this market

report useful in helping you make an

informed decision on your real estate

investment.

If you require any details which are not

presented in this report our friendly

team will be more than happy to

ascertain the information on your behalf.

I wish to continue providing the

residents of Sawtell, Toormina &

Boambee East with up to date &

relevant information regarding your

real estate market, so keep an eye out

for further reports over the coming

seasons.

Kind regards,

Tom Sullivan

Licensee

Documents

2452 Market Place Report - Autumn Edition 2014