James Curtain Market Report
Camp Hill & Norman Park August Issue, 2015
“
city fringe suburbs like Camp Hill and Norman Park will continue to thrive and perform strongly in 2015 and 2016
Pictured here: James Curtain
Welcome to the latest edition of the James Curtain Market Report for Camp Hill and Norman Park for August 2015
starting to shine
W
ith continued heat in the Sydney and Melbourne residential property markets and positive commentary around the Queensland and Brisbane markets representing value in comparison to down south, Brisbane is certainly starting to shine – and we haven’t made it to Spring yet! So if we drill down further, where is the opportunity and what does it mean for you as a property owner in the Inner South East? I point to one recent article in particular that suggests that the majority of new dwelling approvals in Brisbane are to be for medium to higher density residential developments (Townhouses, Units and Apartments) and for residential homes. With the significant majority of these planned new homes expected to be developed in the outer suburbs of Brisbane
there is a potential for there to be a shortage of new home development in the inner suburbs. Should this lack of development be realised then it will almost certainly lead to a lack of supply and upward price pressure on existing home values. This will therefore represent an opportunity for sellers to maximise price amongst those buyers and investors seeking homes close to the CBD. I feel that with no significant changes in external forces such as interest rate increases or other economic or environmental factors that city fringe suburbs like Camp Hill and Norman Park will continue to thrive and perform strongly in 2015/2016. James Curtain 0404 056 564 jc@eplace.com.au
I recently had the pleasure of re-listing a home at 8 Henderson Street in Camp Hill. I sold it back in May 2012 for $930,000. Whilst it was a large character home it was somewhat dated, having been renovated many years prior.
Pictured here and on the front cover: SOLD 8 Henderson Street, Camp Hill One aspect of being a real estate agent I particularly enjoy is seeing the results of home renovations. And none more so than those wonderful pre-war Queenslanders I see in Camp Hill and Norman Park that have been lovingly renovated and restored and then
ultimately presented to the market for sale. There is something very special about the “ Queenslander” - a unique architectural style with charm and character and perfect for our climate and lifestyle.
The new owners set about a renovation project. Work included creating a much more open floorplan than the existing home. Changes included a remodelled entry area, internal stairs, spectacular new kitchen and bathrooms, carport and outdoor area including a stunning pool. The end result was a truly wonderful, grand Queensland family home with Hampton style overtones and quality inclusions throughout. Once on the market it attracted intense interest and huge numbers at our Open Homes. A very happy family purchased the home a couple of weeks after the launch. The home sold for $1,550,000 in June this year.
Camp Hill sales results April through to June 2015 LAST QUARTER
2014
Number of sales
30
138
Properties currently on the market
78
NA
Median sale price achieved
$435,000
$662,500
Highest sale price achieved
$1,300,000
$2,010,000
Lowest sale price achieved
$242,000
$295,000
Total sales volume achieved
$13.1m
$100.13 million
Street Address
1
Bed
Bath
Car
Land
Sale Price
3/4 Newman Avenue
1
1
1
82m2
$388,000
6/11 Combles Road
2
1
2
-
$390,000
103 Bruce Street
-
-
-
350m2
$390,000
3/27 Brinawa Street
2
2
1
131m2
$442,250
66 Indus Street
2
1
1
2
557m
$525,000
90A The Promenade
3
1
1
493m2
$540,000
113A Ferguson Road
3
2
1
2
507m
$550,000
38 Long Street
4
2
2
809m2
$580,000
23 Arrol Street
3
1
1
2
625m
$585,000
75 Raven Street
3
1
1
405m2
$619,000
20 Thomas Street
4
1
1
2
607m
$632,000
26 Arrol Street
4
1
1
625m2
$635,000
623 Old Cleveland Road
3
2
1
2
405m
$635,000
1/40 Brown Street
3
2
2
179m2
$647,000
26 Burn Street
3
1
1
607m2
$650,000
89 Ferguson Road
4
1
2
425m2
$666,000
26 Brisbane Avenue
3
1
2
405m2
$675,000
2
3
Camp Hill sales results April through to June 2015
4
5
6
7
8
9
1 12 Ashton Street 2 8 Kismet Street 3 25 Hartley Street 4 33 Stanley Road 5 38 Brinawa Street 6 23 Melbourne Street 7 24 Koondara Street 8 16 Brinawa Street 9 83 City View Road
Street Address
Bed
Bath
Car
Land
Sale Price
26 Errey Street
2
1
1
617m2
$700,000
32 Arrowsmith Street
4
1
4
647m
$705,000
84 The Promenade
3
1
1
1391m2
$750,000
103 Indus Street
4
2
2
595m2
$774,000
12 Ashton Street
4
2
2
405m2
$781,000
8 Kismet Street
3
1
1
810m2
$781,500
24 Hartley Street
3
1
2
2
526m
$806,000
33 Stanley Road
4
2
2
420m2
$835,000
38 Brinawa Street
4
2
2
2
564m
$860,000
23 Melbourne Avenue
3
2
-
809m2
$980,000
24 Koondara Street
5
4
2
2
607m
$1,050,000
16 Brinawa Street
4
2
1
567m2
$1,100,000
83 City View Road
4
3
2
2
637m
$1,300,000
8 Henderson Street
5
3
2
810m2
$1,550,000
2
Camp Hill top ten sales over the last five years
1
2
3
4
5
6
7
8
9 1 10 City View Road $1.742million 2 51 Newman Avenue $1.77million 3 16 Donald Street $1.9million 4 47 Indus Street $1.9million 5 46 Newman Avenue $1.915million 6 103A Martha Street $2.01million 7 30 Henderson Street $2.05million 8 72 Watson Street $2.075million 9 42 Indus Street $2.1million 89 Newman Avenue $2.1million
Norman Park top ten sales over the last five years
1
2
3
4
5
6
7
8
9 1 108/90 Wynnum Road $2.9million 2 250,252,254 Wynnum Road $3million 3 106/90 Wynnum Road $3.3million 4 341/90 Wynnum Road $3.3million 5 7 Wendell Street $3.35million 6 30 Wendell Street $3.9million 7 114 Wynnum Road $4.4million 8 34 Wendell Street $5.35million 9 12 Wendell Street $5.8million 50 Wendell Street $8.95million
Norman Park sales results April through to June 2015 LAST QUARTER
2014
Number of sales
20
105
Properties currently on the market
130
NA
Median sale price achieved
$710,000
$700,000
Highest sale price achieved
$1,020,000
$5,350,000
Lowest sale price achieved
$380,000
$287,500
Total sales volume achieved
$14.04 million
$84.70 million
Street Address
1
Bed
Bath
Car
Land Size
Sale Price
7/96 Agnew Street
2
1
1
-
$380,000
14/13 Vectis Street
2
2
2
-
$445,000
5/183 Norman Avenue
2
2
1
-
$487,000
1/7 Curtis Street
3
2
1
141m2
$500,000
51 Wynnum Road
3
2
2
2
412m
$535,000
51 Railway Parade
4
20
2
524m2
$600,000
48 Thynne Avenue
3
1
1
402m2
$610,000
5 Bodalla Street
4
2
2
2
405m
$618,000
432 Bennetts Road
4
2
1
468m2
$650,000
162 Morehead Avenue
6
2
2
2
506m
$700,000
2 Thynne Avenue
5
3
2
455m2
$720,000
94 Macdonald Street
3
2
1
2
405m
$776,000
281 Bennetts Road
5
3
2
506m2
$792,000
4/52 Wynnum Road
3
1
2
-
$815,000
39 Longfellow Street
3
1
2/49 Thackeray Street
3
17 Bodalla Street
5
2
0
2
810m
$846,000
2
2
223m2
$850,000
3
3
1100m
$856,000
2
3
Norman Park sales results April through to June 2015
4
5
6
7
8
9
1 94 Macdonald Street 2 281 Bennetts Road 3 4/52 Wynnum Road 4 39 Longfellow Street 5 2/49 Thackeray Street 6 17 Bodalla Street 7 54 Macrossan Avenue 8 93 Macdonald Street 9 81 Morehead Street
Street Address
Bed
Bath
Car
Land
Sale Price
54 Macrossan Avenue
4
3
2
405m2
$860,000
93 Macdonald Street
4
2
2
519m2
$975,000
81 Morehead Avenue
3
1
1
810m
$1,020,000
2
Buyer preparation: Presenting an offer In my experience there are a number of procedural steps a buyer should undertake when you decide to offer on a property. Property owners receive all manner of interest, some genuine, some not. As a result, owners try to assess who is actually a genuine buyer. Making a strong offer on a home is best achieved by following some important steps. Wherever possible, present your offer in writing to an owner as written offers always hold more weight with a seller than verbal.
1Ensure all important information is provided on the offer document.
6Offers with minimal conditions are always seen more favourably by sellers.
2The actual purchase price you will pay for the property.
7Consider undertaking building and pest prior to offer and having pre approval for your finance.
3A strong deposit that demonstrates the seriousness of your offer. 4A defined settlement period. 5Workable time frames for your conditional terms building and pest generally no more than 7 days and finance clauses up to 14 days.
8If you are intending to buy at an auction then many of the above issues must be in place. Auction day is final and an unconditional transaction. If you bid and are successful you are the instant owner awaiting settlement. Remember as well to include stamp duty funds in your final number.
In summary, preparation is very important. I’ve seen disappointed buyers who have found the perfect property for them but have not been adequately prepared to purchase. To that end, it is generally advisable to avoid purchasing a home subject to sale of your existing property if possible, as sellers can be reluctant to enter into such a contract. If you require any assistance in purchasing a property feel free to contact me or any of our team as we are here to help. James Curtain jc@eplace.com.au
SOLD: Ten years of Camp Hill and Norman Park sales by James Curtain & Team 87 Norman Cr, Norman Park
93 Stephen St, Camp Hill
38 Thackeray St, Norman Park
56 Stephen St, Camp Hill
26 Elliot St, Norman Park
37 Wendell St, Norman Park
22 Madeline St, Camp Hill
181 McIlwraith Ave, Norman Park
21 Sylvia St, Camp Hill
112 Bruce St, Camp Hill
37 Fryar St, Camp Hill
25 Donald St, Camp Hill
7 Katherine St, Norman Park
5 Judge St, Norman Park
120 Morehead Ave, Norman Pk
18 Sydney St, Camp Hill
54 Bennetts Rd, Camp Hill
61 Stephen St, Camp Hill
2006
2011 28 Ernest St, Camp Hill
36 Bennetts Rd, Camp Hill
27 Melbourne Ave, Camp Hill
42 Gillan St, Norman Park
83 Power St, Norman Park
169 McIlwraith Ave, Norman Pk
34 Bennetts Rd, Camp Hill
150 McIlwraith Ave, Norman Park
177 McIlwraith Ave, Norman Pk
43 Stephen St, Camp Hill
76 Tranters Ave, Camp Hill
35 Henderson St, Camp Hill
24 Parooba Ave, Camp Hill
42 Watson St, Camp Hill
18 Fryar St, Camp Hill
59 Bovelles St, Camp Hill
52 Sydney Ave, Camp Hill
180 Morehead Ave, Norman Park
121 Railway Pde, Norman Park
3 Halland Tce, Camp Hill
18 Sydney Ave, Camp Hill
40 Henderson St, Camp Hill
50 Sydney Ave, Camp Hill
114 Stephen St, Camp Hill
183 McIlwraith Ave, Norman Pk
20 Sydney Ave, Camp Hill
54 Sydney Ave, Camp Hill
182a McIlwraith Ave, Norman Park
31 Donald St, Camp Hill
40 Moreton St, Norman Park
1 Myall St, Norman Park
137 The Promenade, Camp Hill
10 Dalma St, Norman Park
3 Power St, Norman Park
79 The Promenade, Camp Hill
22 Pampling St, Camp Hill
40 Agnew St, Norman Park
176 McIlwraith Ave, Norman Pk
26 Lockyer St, Camp Hill
48 Stephen St, Camp Hill
4 Durimbul St, Camp Hill
79 Newman Ave, Camp Hill
3 Halland Tce, Camp Hill
25 Donald St, Camp Hill
53 Thomas St, Camp Hill
12 Katherine St, Norman Park
16 Princess St, Camp Hill
79 Power St, Norman Park
108 Lloyd St, Camp Hill
31 Macdonald St, Norman Park
72 Macdonald St, Norman Park
48 Sydney Ave, Camp Hill
152 McIlwraith Ave, Norman Park
1/10 Adina St, Norman Park
46 Lewis St, Camp Hill
36 Ernest Str, Camp Hill
41 Margaret St, Camp Hill
25 Wordsworth St, Norman Park
40 Norman Cr, Norman Park
68 Henderson St, Camp Hill
15 Clara St, Camp Hill
26 Lockyer St, Camp Hill
76 Power St, Norman Park
95 Norman Cr, Norman Park
250 Wynnum Rd, Norman Park
57 Agnew St, Norman Park
55 Morehead Ave, Norman Park
72 Power St, Norman Park
39 Watson St, Camp Hill
252 Wynnum Rd, Norman Park
61 Sydney Ave, Camp Hill
12 Russell Ave, Norman Park
38 Moreton St, Norman Park
14/92 Norman Cr, Norman Pk
254 Wynnum Rd, Norman Park
18 Sydney Ave, Camp Hill
70 Melbourne Ave, Camp Hill
102 Morehead Ave, Norman Park
59 Stephen St, Camp Hill
93 Stephen St, Camp Hill
3/23 East St, Camp Hill
65 Stephen St, Camp Hill
15 Waverley Rd, Camp Hill
78 Clara St, Camp Hill
17 Orwell St, Camp Hill
10 City View Rd, Camp Hill
93 Stephen St, Camp Hill
7 Bunya St, Cannon Hill
13 Judge St, Norman Park
1299 Stanley St, Norman Park
11 Watson St, Camp Hill
40 Power St, Norman Park
43 Agnew St, Norman Park
16 Hume St, Camp Hill
51a Raven St, Camp Hill
54 Sydney Ave, Camp Hill
29 Lockyer St, Camp Hill
29 Lockyer St, Camp Hill
70 Donald St, Camp Hill
48 Camboor St, Camp Hill
15 Macrossan Ave, Norman Park
52 Tennyson St, Norman Park
8 Henderson St, Camp Hill
51a Raven S, Camp Hill
1/23 East Str, Camp Hill
12 Cottell Street, Norman Park
88 Bundah St, Camp Hill
56 Power St, Norman Park
48 Camboor St, Camp Hill
2/23 East St, Camp Hill
60 Macdonald St, Norman Park
73 Morehead Ave, Norman Park
1/143 Watson St, Camp Hill
160 Macrossan Ave, Norman Pk
2007
52 Real Avenue, Norman Park
2009
2010
a
2012
2015
33 Pattison Ave, Norman Park
29 Power St, Norman Park
401 Bennetts Rd, Norman Park
23 East St, Camp Hill
3/143 Watson St, Camp Hill
69 Wyena Street, Camp Hill
73 Watson St, Camp Hill
62 Macdonald St, Norman Park
16 Donald St, Camp Hill
2/301 Wynnum Rd, Norman Park
145 McIlwraith Ave, Norman Park
40 Henderson St Camp Hill
25 Donald St, Camp Hill
12 Margaret St, Camp Hill
156 Morehead Ave, Norman Park
10 Margaret St, Camp Hill
101 Macdonald St, Norman Park
23 East St, Camp Hill
26 Macdonald St, Norman Park
16 Russell Ave, Norman Park
105 Kingsbury St, Norman Pk
63 Melbourne Ave, Camp Hill
68 Macdonald St, Norman Park
27 Halland Tce, Camp Hill
26 Annie St, Camp Hill
62 Railway Pde, Norman Park
102 Kingsbury St, Norman Park
40 Boundary Rd, Camp Hill
63 Lloyd St, Camp Hill
20 Cyril St, Camp Hill
59 Agnew St, Norman Park
89 Agnew St, Norman Park
14 Wordsworth St, Norman Park
41 Power St, Norman Park
26 Macdonald St, Norman Park
2/16 Norman Cr, Norman Park
93 Macdonald St, Norman Park
15 Sydney Ave, Camp Hill
102 Morehead Ave, Norman Pk
13/16 Norman Cr, Norman Park
23 Faraday St, Camp Hill
24 Agnew St, Norman Park
21 Judge St, Norman Park
41 Power St, Norman Park
65 Bundah St, Camp Hill
8 Henderson St, Camp Hill
30 Donald St, Camp Hill
94 Macdonald St, Norman Park
85 Agnew St, Norman Park
1305 Stanley St Norman Park
1/40 Brown St, Camp Hill
32 Donald St, Camp Hill
40 Power St, Norman Park
72 Watson St Camp Hill
18 Warilda St, Camp Hill
2/40 Brown St, Camp Hill
18 Sydney Ave, Camp Hill
20 Fryar St, Camp Hill
18 Macdonald St, Norman Park
33 Pattison Ave, Norman Park
71A Power St, Norman Park
58 Bovelles St, Camp Hill
13 Sydney Ave, Camp Hill
182 McIlwraith Ave, Norman Park
2008
2013
2014
12 Dalma St, Norman Park
WITH
STYLE LIVING ROOM
After
50% LESS TIME ON MARKET
HUIS INTERIOR DESIGN is the number 1 for staging and styling your home ready for sale. We offer the fastest turnaround times for delivery and installations and our focus is always on how to maximise your sale price.
LIVING ROOM
MAIN BEDROOM
Before (above)
After
MEDIA/2ND LIVING
After
Open and inviting use of space
A colour palette that is warm
Create a true awareness of size
Clean lines and colours that work
Showcase your natural light
De-Clutter and highlight storage
Stylish
Clever use of accessories & artworks
Add colour
Help your buyers to quickly and easily see what it will feel like to call your home theirs and confirm for them, visually, just how inviting and open your living spaces really are.
A simple and neutral colour palette can emphasise and make good use of natural light which will confirm for your buyers that the home is airy and open.
There is no mistaking the importance of good living spaces but what about storage. De-cluttering bench spaces and shelving shows off just how much space there really is.
Stylish
Design
Advice
HUIS INTERIOR DESIGN AND STAGING
Brisbane · Gold Coast · Sunshine Coast · Sydney ·0433 126 111 (Justin Lead Interior Designer/Owner) 0422 533 953 (Head Office) · headoffice@huisinteriordesign.com.au hau.linkedin.com/pub/huis-interior-design or flickr.com/photos/131075500@NO4
James Curtain 2015 · NUMBER 1 QUEENSLAND AGENT IN TOP 100 AUSTRALIAN REAL ESTATE AGENTS · 2014 · NUMBER 1 QUEENSLAND AGENT IN TOP 100 AUSTRALIAN REAL ESTATE AGENTS · · SALESPERSON OF THE YEAR PLACE ESTATE AGENTS · · SALES PERSON OF THE YEAR FINALIST REAL ESTATE INSTITUTE OF QUEENSLAND · 2013 · NUMBER 1 QUEENSLAND AGENT IN TOP 100 AUSTRALIAN REAL ESTATE AGENTS · · SALESPERSON OF THE YEAR PLACE ESTATE AGENTS · 2012 · SALESPERSON OF THE YEAR PLACE ESTATE AGENTS · · TOP 100 AUSTRALIAN REAL ESTATE AGENTS · 2011 · SALESPERSON OF THE YEAR PLACE ESTATE AGENTS · · SALES PERSON OF THE YEAR FINALIST REAL ESTATE INSTITUTE OF QUEENSLAND · 2010 · SALESPERSON OF THE YEAR PLACE ESTATE AGENTS · · SALES PERSON OF THE YEAR FINALIST REAL ESTATE INSTITUTE OF QUEENSLAND · 2009 · SALES PERSON OF THE YEAR RUNNER UP PLACE ESTATE AGENTS · 2008 · SALES PERSON OF THE YEAR PLACE ESTATE AGENTS ·
The James Curtain Team James Curtain · 0404 056 564 · 07 3107 6903 · jc@eplace.com.au David Taylor · 0411 729 573 · 07 3107 6903 · dt@eplace.com.au Chris Rice · 0414 694 111 · 07 3107 6903 · chrisrice@eplace.com.au Khaela Hawes · 07 3107 6903 · khaelahawes@eplace.com.au PLACE ESTATE AGENTS · eplace.com.au