Mahurangi Matters, Property Feature, 18 February 2015

15 February 18, 2015 Mahurangi Matters propertyfeature

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The Grange development construction starts next monthConstruction of The Grange retail centre, on State Highway 1, Warkworth, is well underway.Grange developer Colin Reynolds says they are aiming to finish construction by the end of the year, but some tenants may not open until next year depending on their fit-outs.“McDonalds and BP are likely to be completed earlier and open first, as they are at the start of the site,” he says.Both McDonalds and BP have said they expect to open some time in the third quarter of the year.The contract for the building work has not yet been let.Roadworks to create turning lanes and traffic islands are expected to take four to six months with work starting next month.NZ Transport Agency highway manager Brett Gliddon says the work involves creating a lane for northbound traffic turning right into The Grange. There will also be a slip lane for traffic turning right out of The Grange, allowing cars to merge onto SH1 without giving-way to southbound traffic.There will also be slip lanes for traffic turning left into The Grange and left out of the Grange.NZTA believes this should allow both northbound and southbound traffic to flow freely, unless turning traffic becomes backlogged.

The site will also connect into the existing pedestrian network.“NZTA worked closely with the developer to ensure there was safe access to and from the site to SH1 and that any delays on the highway were minimised,” Mr Gliddon says.“A number of options were considered, including the installation of traffic signals. Safety for all road users and ensuring minimal impact on traffic flows were the top considerations.”Meanwhile, about 60 per cent of the possible 30 tenancies have been filled.Mr Reynolds says demand has been slower than expected, particularly for the larger sites, but expects the tenancies to fill as work progresses.“People like to be able to walk onto the site before they commit.”Wharehine Contractors is doing the earthworks and the roadworks.

Associated roadworks at The Grange on SH1 will start next month and are expected to take six months.

magneticnorth FEATURE

The Grange has an end-of-year finishing date.

16 Mahurangi Matters February 18, 2015 propertyfeature

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Lifestyle properties potentially pick up farmers’ rates tabFarmers could be in for a rates cut with lifestyle property owners picking up the bill, if a proposed change to how rural rates are levied gains support.The proposal in Auckland Council’s draft Long Term Plan (LTP) was developed by Rodney Cr Penny Webster and Franklin Cr Bill Cashmore.It shifts about $1.7 million of rates from large farms to small farms and lifestyle properties and would affect 26,448 properties.Farm and lifestyle properties currently pay a reduced rate of 0.8, or 80 per cent of the urban residential rate, reflecting their reduced level of Council services.The proposal would see the differential for rural properties smaller than six hectares increase to 0.83, while properties between 6 and 50 hectares would remain at 0.8. Properties larger than 50 hectares would would see their differential reduced to 0.6.This would increase the average rates for small farm and lifestyle properties by 3.1 per cent, or $80 a year, and reduce the average rates for large farms by 18.9 per cent, saving about $1400.The LTP consultation document states the policy was developed from concerns from farm owners that “the rates levied on farm properties exceed the benefits they receive from services” as it is harder for them to access Council resources.However, the report says there is little evidence that a farm’s size is a driver

of either the benefit they receive from Council services or the affordability of rates.“Staff do not consider that there is a strong case to make any changes to the rural differential,” the report says.Even if no change is made to the farm and lifestyle differential, the distribution of rates within the group will change as a result of revaluation.Farm property values have increased

by 9.5 per cent while lifestyle property values have risen by 19 per cent. This, on its own, will reduce farm rates by 15 per cent and decrease lifestyle properties by eight per cent.Originally, the proposal was to keep the differential at 0.8 for large farms and the 0.2 difference would be used as a targeted rate to fund road sealing projects, raising about $1.7 million a year.However, the consultation document

A proposal to reduce the rates paid by large rural landowners is included in Auckland Council’s draft Long Term Plan currently out for consultation.

onlinereportRead the full rural rates policy at localmatters.co.nz

doesn’t mention this part of the proposal. Cr Webster says this proposal is still on the table.“I didn’t realise that side of the policy wasn’t included in the consultation document, but it’s still something we are pushing and people need to submit on the plan if they support it,” she says.


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Bargain hunters cash-in on Mahurangi house prices

The property markets in Snells Beach and Wellsford are running hot, as Aucklanders hunt down bargains for investment and retirement plans.

Investors made some quick money in the Rodney area last year, turning over properties for a profit within months of buying them.A house in Thistle Terrace, Omaha, changed hands in December for $930,000, which was $60,000 higher than the price paid eight months earlier.In Arabella Lane, Snells Beach, a section that sold for $455,000 in February last year was re-sold four months later for $510,000.A Point Wells land owner made a killing when they sold their waterfront property for $1.8 million in April, half-a-million more than they bought it for four months earlier.However, Mike Pero agent Andrew Steens says the Point Wells sale was an exception to the rule.“The property was probably under-valued when it was first sold,” he says. “If it came on the market again tomorrow though, the price would be even higher.”Mr Steens says the lower end of the Warkworth market, Snells Beach and Wellsford are all attracting investment dollars. Many of the Warkworth homes are bought as “do-ups” for rental.The majority of investors are from Auckland, with about 10 per cent of interest from overseas buyers from the United Kingdom and Russia, and China looking for large parcels of land. Cashed-up ex-pat Kiwis also fall into this bracket.

But Mr Steens feels bargain hunters have probably had their day in Mahurangi, with perhaps the exception of Snells Beach where prices have been slower to rise.“The people who bought two or three years ago are the ones who got the best deals. The margins are slimmer now and you have to be really quick when you spot a bargain with all your ducks in a row – building inspection, finance

and a quick LIM report.”Aucklanders continue to be the main purchasers, selling up their homes in the city to buy their “dream” property in Mahurangi and living during the week in an apartment or unit.“The market has gone ballistic up here. A property in Palmer Street, that sold at auction this month, attracted eight registered bidders and about 50 people at the auction itself. It was a continued on next page

real do-up, but still sold above CV for $455,000.”For those investing with the idea of leasing or renting, Mr Steens says local commercial property still delivers better returns. He says land is always a good investment, although the excessively high costs to subdivide under Auckland Council rules is a factor to be considered.


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PROOF This is a visual representation only. Final production may di�er in colour and scale. A colour sample can be supplied upon request.COPYRIGHT MONSTER PRINT LTD 2014. THE INFORMATION IN THIS VISUAL IS DEEMED CONFIDENTIAL, COMMERCIALLY SENSITIVE AND REMAINS THE INTELLECTUAL PROPERTY OF MONSTER PRINT LTD.

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PROOF This is a visual representation only. Final production may di�er in colour and scale. A colour sample can be supplied upon request.COPYRIGHT MONSTER PRINT LTD 2014. THE INFORMATION IN THIS VISUAL IS DEEMED CONFIDENTIAL, COMMERCIALLY SENSITIVE AND REMAINS THE INTELLECTUAL PROPERTY OF MONSTER PRINT LTD.

date: 22-07-14 des: RS rep: JF client: IGNITE




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Bargain hunters cash-in on Mahurangi house pricesWarkworthImproved: Victoria Street, a fully restored villa, $960,000 (Jan 14); Auckland Road, a one bedroom unit $245,000 (Nov 14)Vacant residential: Blue Gum Drive sloping site $195,000 (Jul 14); Northwoods Section sold $325,000 (Jun 14).Snells BeachImproved: A beachfront home $1.175 million (Jan 15); Iris Street, $300,000 (Mar 14)Vacant residential: Mahurangi Ridge Riverleigh Drive $185,000 (Mar 14); Arabella Lane 2183 sqm $510,000 (Jun 14).OmahaImproved: Modern beachfront residence (4 bedroom-4 bathroom), Omaha South, auctioned for $3.6 million; Twilight Bay, older group home on a cross-lease site, $501,000 (Sept 14)Vacant residential: Patiki Place, rear site, private sale $410,000 (Apr 14); Rita Way, beachfront site, $1.75 million (Nov 14).Point WellsImproved: Point Wells Road, estuary frontage 5300 sqm site (5 bedrooms, 4 bathrooms), $2.5 million (Apr 14); Williams Crescent, older home plus detached flat, $505,000 (Nov 14)Vacant residential: Point Wells Road, with Omaha Estuary frontage, 5000

sqm, $2.3 million (May 14); Wrybill Way, $330,000 (Jul 14).Matakana

Improved: 1.8ha with an architecturally designed home in Anderson Road, $2 million; a unit in the leasehold Riverside Matakana development in Green Road, $327,500 (Sept 14) Vacant residential: Laly Haddon Place, between $250,000 and $390,000. Wellsford

Improved: Rodney Street, a small, two bedroom cottage on a cross-lease title $195,000 (Nov 14); Port Albert Road, two-level (5 bedroom, two bathroom), $465,000 (Oct 14)Vacant: Armitage Road, 1983 sqm residential site, $119,000 (Jul 14); Gracefarm 4515 sqm lot in a conservation farmpark, $255,000 (Jun 14).Mangawhai

Improved: Old Waipu Road $205,000 (Aug 14); Harbourview Street superior quality home on 1732m2 site, water views, $1.8 million (Aug 14)Vacant residential: Cornwall Way $70,000 (Aug 14); Molesworth Drive on estuary, $380,000 (Mar 14); Breamtail block, $1.05 million (Jul 14).Source, Hollis & Scholefield Valuers

The following is a snapshot of some of the highest and lowest property prices being realised in the local market:

from previous page


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Greg and Geraldine would welcome hearing from anyone who has any photographs, information or memorabilia of the house, in Ridge Road. In particular, they are seeking information from descendants of previous owners including Jim Collins, Charles Sydney Jolly, Newton Hamblyn and Charles Leonard Gunson, which would cover the period from 1927 to 1946. Info: 09 534 2260 or email [email protected]

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Accountants aren’t renowned for being sentimental, but nostalgia was a sizeable factor in Greg and Geraldine Kasper’s decision to purchase a property at Mahurangi East, on the edge of the Mahurangi River, last year.Greg’s great grandfather, Charles Ludwig Kasper, built Pine Grove after buying the property from his father-in-law in 1874.The original home was destroyed by fire in 1878 and the current three-bedroomed house, with its distinctive dormer windows, was constructed soon afterwards. Although the present house reflects various alterations, additions and renovations over its more than 130 year lifetime, it retains many of its original characteristics.But no ghosts. At least none that the couple have come across yet.Charles and his wife Margaret (nee Johnstone) were Mahurangi pioneers with a street in Warkworth recognising their contribution to the district (although the name is misspelt).It was on Charles’ cutter Clyde that the first Bohemians sailed from Auckland to Puhoi. He later skippered the paddle steamer Lady Bowen and then the Rose Casey.The couple had eight children and three of his five sons – John, Hugh and Henry (known as Harry) – became renowned scow men and several of their sons followed in their footsteps.At one time, the Kasper family had one of the largest fleets of cutters, schooners and scows in the Auckland region. They were carrying everything from cement from the Portland works on Wilson Road to cattle, building materials, fertiliser and firewood.Two of their largest vessels were the Jane Gifford, now berthed permanently in Warkworth, and the Pearl Kasper.Greg remembers sailing on both.“I was brought up on my father’s stories of these times and the holidays that he spent at Pine Grove,” Greg says. “There is no doubt that the historical

Kasper family reconnects with Mahurangi homestead

connection was a big part in our decision to buy the place.”Land Transfer records show that the property remained in Kasper family hands until around 1927 when the then-owner Fred Kasper sold to Collins and bought the Bridgehouse in Warkworth. By 1946, ownership had changed to Robert Foster-Brown who retained the property until 1977. His descendents still live on neighbouring properties.

Boundary lines were redrawn as various subdivisions went ahead and the 200-acre property, which originally included Highfield Reserve, shrunk to just one acre. The present house sits on 5.2 hectares.For several years, an oyster-shelling factory operated on the site.“We’d love to hear from anyone who has any knowledge of the house,” Greg says. “It might help us fill in some of the missing pieces between Great

Uncle Fred’s ownership and ours.”The couple say that even without the family connections, Pine Grove’s position on the Mahurangi River was a big drawcard. Plus, it’s close enough to Auckland for the next generation of Kasper descendents to enjoy.Greg’s other connection with Mahurangi is as one of the developers of the soon-to-be built Oaks retirement home in Neville Street, which includes the Warkworth Inn.

The first home at Pine Grove burned down.

Greg and Geraldine Kasper have every reason to feel at home at their new property, but they are keen to learn more about the history of the house during the period when it was not in Kasper ownership.


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The cost of renting Mahurangi’s most popular Auckland Council baches is about to rise, while charges for less popular baches are becoming cheaper.The fee changes will see prices for the most popular baches increase by up to $29 a night, while under-utilised baches will have a $15 a night decrease.The changes come into force on July 1 and have been designed to increase use of less popular baches and decrease demand at other baches, which are booked out for much of the year.Currently, just under half the baches generate 75 per cent of total revenue, while the seven least popular baches generate only 12 per cent of total revenue.There are 11 Council baches in the Mahurangi region, making up more than half of the 21 baches owned by Council.Rent for Schischka House will increase from $193 to $222 a night during peak times and $146 to $168 in off-peak, while rent at Moonlight Bach, Coldham Bach and Graham Bach in Scandrett Bay, Baileys Cottage and Ferguson House in Mahurangi Regional Park, and Tawharanui Bach and the Wenderholm Beach House will increase from $146 a week to $168 at peak times and from $97 to $112 in off-peak.Puhoi Cottage, Big Bay Bach and Vine House in Mahurangi will have their fees cut from $121 to $109

during peak times and $97 to $65 for off-peak.The policy was endorsed by Council’s Parks, Recreation and Sport Committee this month.The report accompanying the policy said the fees are still low compared to market rates.“The bach pricing model was chosen to ensure that all Aucklanders would get a fair chance to experience the traditional kiwi bach experience,” the report said. “A comparison of current prices across the market has shown that regional park baches are now significantly cheaper than similar offerings, especially in the most popular beach front areas.”The policy is expected to increase revenue by $26,000 a year. In 2013/14 revenue from baches was $379,000.The cost of camping in Council campgrounds is also set to increase by $2 a night for adults, but remain the same for children. This will see the cost of staying at most Mahurangi campgrounds rise to $15 a night and will raise an extra $95,000 a year. Total camping revenue for 2013/14 was $870,000. Most camping fees have not increased since 2011.There are 55 campgrounds in Auckland regional parks, with 2207 campsites.

Price hike for Council baches

The cost of renting Auckland Council baches, like Big Bay Bach in Mahurangi Regional Park, will increase by 15 per cent.

90 Jones Road, Omaha • Phone: 09 422 7307 • Fax: 09 422 [email protected] • www.libertypark.co.nz

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Documents

Mahurangi Matters, Property Feature, 18 February 2015