Greg Monahan TEL: 03 546 9455 MOB: 012 851 916 greg.monahan@bayleys.co.nz

WHAT IS HAPPENING TO THE PROPERTY MARKET? Bumper Issue, packed with loads of new listings WHAT’S BEEN SELLING HOW TO MAKE THE BEST WINTER IMPRESSION Presenting your home for the best impact.

Welcome to issue four July 2011

In this issue... We have a preview of some more tantalizing properties for you to look over. With beautiful new listings from lifestyle to stunning residential options close to town. As we speak, parts of New Zealand are being battered by strong winds, tornados, snow rain and sleet. Meanwhile here in Nelson over the weekend it was a mixed bag, but the sunshine broke through for yesterdays open homes. This past weekend seen a flurry of activity and resulted (for me) in four offers, resulting in two unconditional sales, one offer accepted and under contract and one still being worked on. Christchurch buyers now tend to form a large part of the buyer groups and as they now have more certainty as to their future (for some) they are travelling to Nelson to look at specific property. Two of the four buyers in the weekend had seen my properties online, and as a result of all the accurate information available to them, like LIM and PIM reports, virtual video tours etc... The buyers find that when they get here, they are not disap-pointed... And that's a great result. Winter is well and truly here with snow topped peaks across the bay will feature strongly in photographs across the blue waters of Tasman Bay. I hope you enjoy this months showcase of beautiful properties, and if there is anything I can help you with, please don’t hesitate to give me a call. Abode is the newsletter of Greg Monahan Licensed Real Estate Agent REA-Act2008 Greg Monahan Lifestyle and Residential Property Specialist Bayleys Nelson 288 Trafalgar St Nelson, NZ +64 21 851 916 cell +64 3 546 9455 business greg.monahan@bayleys.co.nz www.gregmonahan.bayleys.co.nz

Skype name: gregmonahan

Viber contact: 021851916 Facebook: Greg Monahan - Bayleys Real Estate, Nelson, NZ

Cover photo: Absolute spendour - 114 Parautane Way, Nelson

114 Parautane Way, Nelson

An amazing reflection or your lifestyle

This stunning home is a haven of tranquillity and beauty. From the moment you step inside the sun-kissed entrance its warmth and welcoming embrace draws you on until you're standing at the living room window gazing out over the valley below, and to the sea and ranges on the horizon. The view is ever-changing and it's as enchanting at night as it is by day. Set on 2.7 ha, the land is virtually maintenance-free and falls away on three sides to protect your outlook for all time. Outdoor living steps out from several parts of the home and the flow makes this a brilliant entertainer. The kitchen is an absolute delight but is simply representative of the overall quality of this special residence. For more information click here

5 Balou Place, Richmond

So much more than meets the eye

This large, four bedroom family home is impeccable in every way and toasty warm in every room. Central heating radiators provide wonderful winter warmth that is retained by the tasteful double glazing and exceptional insulation. The very spacious formal living flows seamlessly out to a sheltered and private patio where the BBQ chef of the day has everything at their fingertips for successful entertaining. The kitchen is open plan to the dining and informal living, and the entire house is designed to be private at the end of this small cul de sac, tucked well away from traffic and the bustle of Richmond but an easy walk to facilities and schools for children of all ages. For more information click here

6 Jessie St, Mapua

Scrumptious sun and superb living

Set on an elevated site well back from the road, in a quiet street of well-established homes and gardens, this very appealing home is a comfortable stroll to Mapua, a popular seaside village noted for its excellent cafes and restaurants, retail shops, art galleries and craft studios. Surrounded by 1,408 square metres of landscaped gardens and lawns and a two-level deck, the warm, sunny home enjoys a northerly aspect and views to the Seaton Valley hills. Architect designed by Richard Sellars and built in 2002, the 273 square metre, split-level, Linea and adobe clad home offers generous indoor and outdoor entertaining areas, a master suite, two ensuite bedrooms, an office or fourth bedroom, and a powder room. The two ensuite bedrooms, on the upper level, are ideal for bed and breakfast or home-stay accommodation. For more information click here

4 Richmond Ave, Nelson

Blue-Chip 1920?s Inner City Classic

Purchasers with an eye for Nelson's residential icons will recognise this architect's signature style. She is one of only a few examples of his work discretely placed within the city's greenbelt. They're characterized by instantly appealing rough-cast exteriors, varied roof-lines, multi-paned windows and delightful living spaces within. This family focused beauty's first welcoming impressions enhance her comfortable pedigree, spacious civilized kitchen, sunny day-rooms and an elegant timbered stairway leading to romantic cottage-ceiling bedrooms aloft. Beautifully modernised with continental flare without compromising her quintessential Englishness. She is now a cosy, quiet, sunny, and secure home in a prime location with fragrant gardens around a fully self contained cottage. Central Trafalgar Street is just eight minutes stroll away with Nelson College for Girls and two excep-tional primary schools around the corner. With her three bedrooms, two bathrooms, conservatory, formal living and dining plus double internal parking this property enjoys location, comfort, class and convenience. She is new and unique on the market. Open Homes start Sunday with her auction just 18 days away. Genuine purchas-ers in this league will not want to miss this. click here for more info

Blue Chip Princes Drive, Nelson Bay Side High Life An unassailable blue-chip site on the Port Hills above Tasman Bay with the treasury of Nelson’s famous water-front are laid at your feet. For your pleasure a sweeping vista gathering everything between Tahunanui Beach and the Light House on the longest boulder-Bank on earth, each day heralded by magic sunrise, topped with every glorious sunset. Turn-key convenience and the assurance of a fully modernised feature-rich home for the aspirational. Three bedrooms (all with water views), two bathrooms (master ensuite), For more info on this property click here

28 Allan St, Nelson Excellent Privacy, Spectacular Views . Set amongst 997 m2 of lush, low maintenance gardens and generous outdoor living areas, this solidly con-structed family home of four bedrooms, three bathrooms, study and double internal garage has the benefit of enormous privacy. The native trees that act as a backdrop to this home serve as a bird magnet and also create the sense of total peace and tranquillity. The elevation of this home is such that you not only have excellent views out over the city, but also over the top of the Port Hills into Tasman Bay. This home has a half share of a full sized tennis court and over the last 30 years many games have been played well into the evening – there is full flood lighting onto the court for extended play. The location makes this an entertainer’s paradise, and outdoor living areas have been created to maximise those benefits. For more information click here

Lots 1 - 8 , Wairangi Bay, Marlborough Sounds A place where dreams can be made to come true. Once in a while, and not very often, you get an opportunity to craft your dream setting, your dream bach or holiday home, from a clean slate. This is one of those opportunities! On the gently sloping flats, at the head of Wairangi Bay in the Croisilles Harbour, there are now available for the first time, eight very generously sized sections available for you to purchase and build your dream holiday home. The access road to Wairangi Bay is excellent, each section has fantastic vistas of the bay, Power water and telephone will be to the sites. Don’t miss this opportunity to create your dream in paradise. Lot 1 - 7163m², Lot 2 - 7313m², Lot 3 - 6629m², Lot 4 - 6678m², Lot 5 - 7592m², Lot 6 - 9223m², Lot 7-8846m², Lot 8 - 2.3454ha For more information and price on each lot, please click here

165 Kanuka Rise, Wakapuaka, Nelson Private, Peaceful and Eco-Efficient. Set in 2.6 hectares of landscaped gardens, lawns, and magnificent regenerating native trees and bush, with glorious sea views, this exceptional property comprises a stylish two level, four double bedroom home and a modern, self-contained cottage. As well, there is a barn, a stable with an enclosed corral, and a pony paddock. Both the north-facing house and cottage are well positioned to enjoy all day sun and spectacular sunrises. Designed by ecotect, Mark Fielding and built in 2005, the sunny, sheltered, energy-efficient home combines innovative architectural design with environmental sustainability. Its clean, uncluttered lines and spacious open-plan living areas blend well with large expanses of glass and polished concrete floors to capture sunlight and store heat. In Summer, triple glass sliding doors in the living area, stack wide open to the courtyard and outdoor dining area, to make the most of cooling breezes and create a spacious environment for indoor/outdoor living and entertaining. For more information click here

15 Frost Rd, Hira

The Ultimate in Country Living Enjoy a country lifestyle with the conveniences of town with this stunning four bedroom timber framed home with plaster finish, on 1.67 hectares of pastoral land. Built in 2003, the house is well placed on a north-facing elevated site, with extensive lawns and easy-care landscaped gardens overlooking the two fully fenced pad-docks below. Its well thought out design, includes large open living spaces, expansive north-facing decking and a guest bedroom with ensuite - not to mention the private master suite that occupies the entire upper level. Only 15 minutes easy driving from the heart of Nelson in the Lud Valley, yet far from the highway and the lights of the city, you can enjoy the tranquil setting and expansive views down the valley, whilst reaping the benefits of being part of the Hira community with its primary school, shop and area water supply. For more information click here

1 Cashmere Close, Richmond Private and Elegant with Park-like Surroundings Presented with flair and style, this very private, single level four double bedroom home is distinguished by its clean modern lines, calm colours, numerous glass doors and windows and generous indoor and outdoor entertaining areas. Surrounded by 925 square metres of park-like lawn and low maintenance gardens bordered by magnificent trees, extensive kwila decks and courtyards, the house has been positioned to maximise sun and outlook, with views extending across tree-studded foothills to the Richmond ranges and the peaks of the Western ranges opposite. Located in a small, quiet cul-de-sac of modern, well designed homes and well-established gardens, with no through traffic, the property's superb location... For more details click here

300 Pomona Rd, Ruby Bay The Ultimate Country Estate This is a brilliantly crafted home possessing a unique ridge-line position offering almost 360 degree views with vistas including Mount Arthur and its surrounding mountain ranges as well as a seascape of Tasman Bay reaching across to Nelson city, The Glen and D'Urville Island. Set amongst verdant pastures, it also encompasses three rental properties plus grazing income from the 14 ha (33.6 acres). The outlook is one of the most spectacular in the Tasman Bay region, and is enhanced by the charming outdoor living areas, heated in-ground pool, and spacious pool house. The near new home has the classic design of an English country lodge on the exterior giving forth an aged feel of another era with modern contemporary interior that also highlights some traditional pieces. Central heating, log burner and double glazing ensures this is a perfect home for all seasons, and the internal double garage is enhanced by additional garaging external to the house. The land lends itself to a variety of agricultural, lifestyle or horticultural activities, and there is a water right that will benefit any such use of this rolling, arable land. Click here for more details

145 Panorama Drive, Nelson Private Sunny Family Living Set on a large 916m² section and nestled just below the ridge line, this stunning three double bedroom home with its two lounges and a fantastic entertainers’ kitchen and dining area offers so much. From its tasteful red cabinetry, walk in pantry and the large stainless bench top in the kitchen, to its two separate lounges this makes for an ideal family home. Every room has a fantastic view whether inside, or outside on the large full sized deck, making this the per-fect place to relax and take in the wonderful Tasman Bay vista. If living in a warm sunny location with views as diverse as the seasons is what you are looking for, then this home is a must see. For more details click here

2 Teal Valley Rd, Hira, Nelson Lifestyle package with cottage and business opportunity This charming Fraemohs home, with its interlocking timber walls, dormer windows, French doors and extensive decks is nestled in a tranquil rural setting. There is a spacious double garage, with a large workshop and an attached gallery, with internal and external access. Surrounded by 2,378 square metres of sweeping lawns, including terraced lawns with dry-stone retaining walls, mature plantings of native, deciduous and old-fashioned fruit trees extend around the grounds to provide privacy and shelter. The property's location is extremely appealing. Within 15 minutes drive of Nelson city, on the main coastal highway, it is a comfortable stroll or short drive to the local school and pre-school, a comprehensive convenience store, petrol station and church. More details click here

118 Lord Rutherford Rd, Brightwater, Nelson

Affordable Country Living Surrounded by 517 square metres of lawns and gardens of well-established trees, flowering shrubs, spring bulbs and old-fashioned perennials, with a walled patio and outdoor dining area, this charming, single level, three double bedroom home enjoys a northerly aspect and a view over tree-studded lawns to the historically-listed Newman brothers' stage post and stables, where passenger and mail coaches changed horses in the late 1800s and early 1900s. More details click here

4 Ellendale Street, Marybank, Atawhai, Nelson Views, Elegance and Potential. This stunning, two level home, with its clean elegant lines, subtle colour palette and numerous glass doors and full-length windows, reflects the architectural style of Frank Lloyd Wright. Tucked into a rise, on 934 square metres of low maintenance gardens and well established trees, with extensive decks and a patio, the very private, north-northwest facing property has been positioned to maximise sun and views. The unobstructed outlook sweeps across the Haven, Boulder Bank and lighthouse to the wide expanse of Tasman Bay and the sea beyond. To the right, the outlook extends over rural countryside, before extending left over the port and marina, the Cut and Haulashore Island to the Waimea estuary and islands, against a backdrop of the Moutere hills and Western ranges, as they extend to Separation Point. It is an ever-changing panorama of visiting ships, tourist vessels, yachts and pleasure craft, which can alter dramatically from a sunlit seascape to a spectacular Nelson sunset. At night, the lights of the city, port, Mapua and Motueka illuminate the skyline. For more details click here

64 Paremata St, Atawhai, Nelson

Atawhai Magic

The sun's earliest rays, peeping over a low rolling ridge to the left softly colour a broad incoming tide. This Sunday morning bay is flat and calm, the air crisp and clear. In this stillness you can hear Terns squabbling out on the Boulder Bank even from up here at 64 Paremata Street high on the grassy slopes of early-Atawhai. This is a family home, bright clean and fresh. Its spacious interiors face the winter sun while each season's passage is savoured through sweeping 180 vistas. At every turn the fittings and fixtures are of the highest quality along with many hidden features while all along the front of this lovely two storey winner a full-length in-ground pool spa and al fresco deck turn Atawhai's well known sun and views into pure unrivalled luxury. For more information click here

Land price issue of 'real concern' Last updated 05:00 28/06/2011 Planning costs may be slashed to ensure affordable land prices for residents in Christchurch's red zone, Canterbury Earthquake Recovery Authority chief executive Roger Sutton says. Speaking to about 50 mostly red and orange-zone residents yesterday at a community meeting in New Brighton, Sutton said the region's land prices were a "real concern". The authority's extraordinary powers could be used to reduce the cost of development land, he said. A "common theme" from the meetings was that many properties in the red zone, where land cannot be rebuilt on, had a rateable value under $100,000. "There's very little land on the market for those prices at the moment," Sutton said. "We have to move as quickly as possible to give an assurance that there is actually going to be land and house packages, or at least land packages, to begin with, at prices you feel you can afford." Residents told yesterday's meeting that some developers had increased land prices after last week's Government announcement. Sutton said supply-and-demand problems were expected, but cutting red-tape costs, such as planning and resource consents, was possible. "I have quite extraordinary powers to actually bypass those planning laws, but my preference would be for the normal legal processes to work," he said. Bexley resident Judy Cuthbertson, who attended yesterday's meeting, said she would have to move to a "shack" in the country with her payout of about $218,000. She said her other options were a caravan park or fitting out a shipping container. "I went to the real estate agent and said, `I'm looking for one up from a dog box', because that's all I can manage," she said. "I've looked at yurts [tent-like structures], I've looked at mud-brick houses and do-it yourself, but I can't afford any of it." Cuthbertson, who is in her 60s, said she had planned to retire in her home and had relied on fee-paying students to help pay her mortgage. "I can't take my $70,000 mortgage with me to the country because I've got no extra income," she said. "I will see it as a new adventure, but my kids are devastated and I guess I'm pretty devastated." Sutton told the meeting the Government package was "arguably pretty generous". Cuthbertson said: "It wipes me out and it's only taken me the weekend to realise that I'm totally wiped. These people [at the meeting] will go home and work that out." Residents also expressed concerns over the reluctance of insurance companies to pay replacement value for undamaged or partly damaged houses in the red zone. Sutton said it was a source of "real frustration" that needed to be worked through. - The Press

Top Tips For Winter House Sales Selling your home in winter presents its own unique set of challenges. It is colder, darker, and people are generally less inclined to go out and view open homes. Having said that, there are plenty of advantages as well – less competition for starters, and you are more likely to market to more serious buyers. It is also the perfect time to play up your home’s warmth and friendly charm. Here are some tips to success-fully sell your home in winter: Let in the light – pull up the blinds, push back the curtains on every window, and turn on every light in the house. Brighten up any dark spots in rooms by placing spotlights on the floor behind furniture. Also pay attention to the light around the front door, and make sure it's bright enough to seem inviting to visitors. Turn on the heat – you want to allow any potential buyers to feel warm and comfortable in your house, and give them a reason to linger in the house – especially on a cold day. Pump up the thermostat a degree or two higher to allow for doors opening and closing. If you have one, turn your fire on, but of course ensure there is someone around to watch it. Bring summer to the buyer – display photographs showcasing your summer flower gar-dens and lush green lawns. If you have a swimming pool, display photos of how the pool would look in warmer months. Clean your windows – unkempt and dirty windows will not only put off potential buyers, they will also allow less light to filter into your home. Make the house look comfortable - in winter most people seek warmth and comfort. Throwing a blanket on a sofa or a large folded up duvet on a bed can add to a sense of warmth inside a home and allow buyers to see themselves feeling warm and comfort-able inside. Sell the area - some homes can use the winter months as a selling point. Make the most of it if your house is located near a popular ski area, or if it has views of snow-capped mountains. People want to hear about the winter perks they will enjoy if they buy your home.

Housing market reaches stalemate ANZ chief economist Cameron Bagrie

While we are continuing to see signs of a slow recovery in the housing market, the construction sector remains weak, putting pressure on the supply of housing stock in some regions. This restrain on supply, higher rents, and lifting volumes are all indications of improved underlying movement in the market. Yet, the market lacks the conviction to push on, resulting in a standoff now occurring between buyers and sellers. The decision by the Reserve Bank of New Zealand to once again leave the Official Cash Rate unchanged at 2.5 percent was widely expected. Despite a weaker balance sheet as a result of the February 22 earthquake in Christchurch, the feeling around the economy is decidedly more upbeat than previously. The RBNZ has lifted its growth forecasts, and continues to flag gradually rising interest rates from later this year. There are signs that more movement could occur in the housing market, with some regions yet to respond to the emergency OCR cut, and the lower mortgage interest rates on offer. The turnaround in migration rates to a net outflow is likely to lessen demand and relieve housing shortages in some regions. Mortgage approvals, a timely gauge of pending housing market activity, remain at levels seen in 2010, but there has been a 12 percent increase in the value approved. Household lending has increased by 0.2 percent in April, following a slight dip in March, while house sales nationwide rose 10.2 percent in May. The average time taken to sell a house has remained around 44 days. While the housing market has slowly been recovering, the construction sector has remained weak. The volume of residential building work declined 2.1 per cent in the March quarter, and is down 5.7 per cent on a year ago. However, section sales lifted to the highest level seen in a year, which holds out the promise of more build-ing consent issuance.

"How to Quickly and Easily Sell Your Home at Top Dollar"

If you are thinking about selling your home soon, or know some-one how might be, then this book is a must have! In all my years of buying and selling houses, I have had dif-ferent tips given to me, assisting me to get the very best possible price for my property . So in November of 2009 I pub-lished a book that encompasses all of those tips and many, many more. A "how to" book that simply covers everything you need to know, from what to clean, what to paint, what to throw away and how to "dress" your house like the professionals. It also covers the need to employ a real estate agent or not. My book is available to buy at selected bookshops, but as a bonus, I will give a complimentary copy to the first ten (10) abode readers from this issue to contact me and simply ask for a free copy. please call me on 0800 BAYLEYS (0800-229-539) or email me greg.monahan@bayleys.co.nz if you would like a free copy.

What we have been selling this month...

Lot 3 Pinehill Rd

94A Panorama Drive

Suite 103, The Quay, Wakefield Quay

114 Horton Road

95 Lansdowne Rd

Lot 5, 95 Lansdowne Rd

46 Quebec Rd Gracefield Villa 8