Make the Move - Benalla. Autumn 2023

make the move

Perfect for horse lovers

Playroom ideas for children

The benefits of sunrooms

Welcome to the autumn edition of Make the Move.

The Benalla market continues to perform strongly and we profile some recently sold properties as well as some amazing homes that are currently for sale. With inflation easing and interest rates on hold, everyone is asking what’s next for the property market and have we reached the bottom of the cycle.

In this edition we look at how you can create the perfect playroom for your children to stimulate their young minds as well as perfecting the ultimate sunroom that can add value to your home while making you feel better at the same time. Let’s get into it.

Your local team is here to get to know you and help you reach your financial goals. You can speak to someone who understands your needs and who can help make your banking work for you.

Are you ready to experience the local difference for yourself? Speak to your local team today. Visit us at gmcu.com.au to find your closest branch.

Picking the BOTTOM OF THE MARKET

While many discretionary buyers and sellers have left the market, life still goes on.

People will get married and divorced, families will keep growing and investors will keep looking for opportunities which means homes need to be bought and sold.

Victoria’s property market is currently experiencing a flat patch but the longterm fundamentals are strong.

It’s probably still too early to call the bottom of the market, however, buyers are back because they think the market is going to reset sooner rather than later.

As interest rates peak and inflation eases, housing values are likely to stabilise.

Nevertheless, a rise in housing values would depend on interest rates coming down or other forms of stimulus.

Mortgage rates will be one of the main factors influencing housing market conditions this year and into 2024.

According to the Real Estate Institute of Victoria’s median data for the December quarter 2022, the current median Benalla house price is $395,000 which represents 2.5 per cent decline compared to the previous quarter.

The median house price for regional Victoria currently stands at $610,000.

New homes construction continues to be an extremely challenging environment that’s plagued by rising input costs, supply chain delays, labour shortages and a drop in demand.

This month, Victorian-based home builder Porter Davis went into liquidation with 1700 homes affected across Victoria and Queensland.

With more than 450 employees, the company was predicting revenue of $555 million in the 2023 financial year.

If you’re contemplating selling this year, it’s important to understand the current market conditions in your region and what buyers are looking for.

While the market has a significant say on the sale price of your home, it’s not the only factor to consider.

It’s also important to evaluate your own personal situation and reasons for selling. While buyers are cautious about making purchasing decisions, demand has been buoyed by investor activity as rental yields increase and immigration promises to further tighten rental vacancy rates.

Stock levels also remain low which is helping to safeguard against further price falls.

Finally, it’s worth remembering that if you’re selling and buying in the same market, any potential losses on the selling side are more than likely to be recouped when buying.

SUPPORT THE LOCAL AGENCY that supports our LOCAL COMMUNITY

Exciting things are happening at Ray White Benalla! We are in the progress of completing renovations in our Office, including a fresh new reception area, meeting rooms and Property Management hub. We are looking forward to welcoming you to our brand-new space. Our Team is also expanding to accommodate our growing business, and to ensure that we provide best possible service and experience for our Renters, Rental Providers, Purchasers, Vendors and the Community. Keep your eye out for some fresh faces over the coming months.

Ray White Benalla is proud to give back to the local community, including supporting St Joseph’s Primary School, Benalla P-12 College, Benalla All Blacks SC, Benalla Saints SC, Goorambat SC, Benalla Shorts Film Festival, Benalla Golf Club, Benalla Basketball Association, Between the Details: Video Art from the ACMI Collection, Little Ray of Giving – Tomorrow Today Foundation, Ride Avenue Preschool, Benalla Netball Association, as well as other local organisations.

Ray White Benalla know how to get the best possible price for your property

Ray White Benalla

Gorgeous renovation WILL WIN YOUR HEART

This home’s full renovation and amazing transformation is a stunning example of Benalla’s luxury home market.

Occupying a generous 699 sq m that’s walking distance to Benalla Grocer and Churchill Recreation Reserve, the exterior showcases a wide veranda, light and dark tones, stone driveway as well as drive-through side access to a shed and landscaped gardens.

Framed by high ceilings, striking timber floorboards, abundant natural light and neutral tones, the upscaled kitchen/ living/dining zone is one for the whole family to enjoy year-round.

A connoisseur’s kitchen has a convenient dining island bench, bespoke cabinetry, clever storage solutions, smooth stone surfaces, subway tile backsplash, pendant droplights and modern appliances.

A spacious master bedroom suite boasts a walk-in robe and deluxe ensuite, while the additional bedrooms come with built-in robes and share a centrally located ultra-modern bathroom, including a convenient double-bowl timber vanity.

Sliding doors roll back to connect the house with its undercover entertaining area.

This space has been well-designed to soak-up the natural sun, established lawn and spacious backyard.

Overlooking the rear yard, you have direct access to convenient shedding and the potential to add a pool (STCA) or leave the established grounds as they are.

Other highlights include a tasteful built-in European laundry with extra linen storage, ceiling fans throughout the residence, split-system heating/ cooling in the living areas, extended carport plus a 5.6 m x 4.8 m quality shed that’s ideal for car/boat storage.

Price: SOLD MARCH, 2023 FOR $570,000

Perfect family home WITH SO MUCH SPACE

Showcasing a grand, bullnose veranda and twin chimneys with great connections between indoors and outdoors, this renovated family entertainer is a short stroll to Lake Benalla, botanical gardens, lakeside walking trails and excellent schools.

In a tightly-held location and occupying an incredible 1166 sq m, the expansive floorplan boasts soaring ceiling heights, luscious timber floorboards, sash windows, plush carpeting, oversized bedrooms, fully-equipped kitchen, ultra-modern bathrooms and luxurious poolside living.

Blending food preparation with socialising and relaxation, the kitchen’s streamlined finish and smooth surfaces pay homage to the less is more approach. Other features include clever cabinetry, tile splashback and high-end appliances. Sharing the recently renovated

bathrooms, a mix of four large bedrooms comprise high ceilings, builtin robes in some rooms, pressed tin ceiling panels and statement fireplaces. From a design angle, outside is all about unwinding and having fun while enjoying your expansive patio, alfresco and sparkling inground pool.

Other highlights include a substantial 15.8 m x 7.6 m steel-framed shed with power, concrete flooring and a rustic-look timber panel/Colorbond exterior.

The workshop of your dreams contains its own bathroom and is easily accessed via the driveway.

Additional features include a Mitsubishi split-system unit and Rinnai gas heater in the living room, ceiling fans in the bedrooms, veggie garden beds, 5 kW solar system located on the shed plus a family-sized laundry that comprises the second bathroom.

Price: SOLD FEBRUARY 2023 FOR $625,000 1166sqm

EXCEEDING ALL EXPECTATIONS

Built to the highest degree, every inch of this stylish Lekeal home has been designed with purpose. Created to flow perfectly with the outdoors, the single-level home boasts two fashionable living spaces, three spacious bedrooms, chic bathrooms, large kitchen, private outdoor entertainment and an expansive blank canvas backyard.

Located in an upmarket Benalla neighbourhood and making the most of its substantial 772 sq m, you’re moments from Benalla Grocer, Churchill Recreation Reserve and Benalla Golf Club plus a short commute to Lake Benalla and the CBD. A bold exterior and tasteful landscaping paves the way for a spacious formal living area that’s followed by two lightfilled bedrooms with a mix of walk-in and built-in robes that share an ultramodern bathroom.

The primary bedroom suite located at the rear of the dwelling comprises a large walk-in robe and gorgeous ensuite featuring distinctive floor-to-ceiling tiling, double-length shower as well as a striking his and hers vanity.

Anchored by an opulent, waterfall edge dining island, the super-sleek kitchen boasts smooth stone surfaces, streamlined cabinetry, high-end appliances, marble-look backsplash and a fully-equipped butler’s pantry. Other highlights include a study nook, sumptuous floor coverings, plush carpets, plantation shutters, familysized laundry with extra storage, ducted heating and cooling plus a double remote garage with internal and rear roller door access.

28 Simkin Drive, Benalla

RAY WHITE BENALLA

Shayne McKean

0438 568 287

Price: SOLD MARCH, 2023 FOR $665,000 772sqm 2 2 3

This well-appointed three-bedroom home has formal and informal living areas. A light-filled formal lounge and dining room has a gas log heater and ducted evaporative cooling that is used throughout the whole house. The kitchen-living area has had a major renovation recently. It is high spec with stone benchtops, soft close drawers and doors, new appliances, pantry and a double sink. The ensuite bathroom has benefited from the same attention to detail. A master bedroom has a walk-in robe while the other bedrooms have full wall built-in robes. Outside there’s a paved entertaining area with direct access from the living area. There’s more paving on the west side of the house from the garden shed to the double carport. There’s also access to the garden via double gates. An extra that would suit a young family is the elevated cubbyhouse.

Versatile residence, EXCLUSIVE LOCATION

This large home of three bedrooms and a study is located in the popular Monds estate.

All bedrooms have built-in wardrobes while the spacious formal lounge/ dining room has cathedral-like ceilings with highlight windows.

A separate, centrally located family/ games room has direct access to the paved entertaining area.

There’s also ducted heating and evaporative cooling throughout. The practical kitchen has a large pantry, modern gas hotplate and an oven-grill. The master bedroom has an ensuite with a shower-bath cubicle which is replicated in the main bathroom. Other highlights include sub-floor ducted gas heating as well as a large double carport and a 6 m x 6 m garage with power.

28 Monds Avenue, Benalla BENALLA RESIDENTIAL RURAL REAL ESTATE

David MacKinnon 0410 556 531

Price: $480,000 TO $520,000 3 1 3

Where luxury LIVES FOREVER

Surrounded by verdant grounds and privately positioned, this magnificent home effortlessly melds quality contemporary updates with classic original features. Occupying a coveted 1.5 ha (3.7 acre) allotment with Broken River frontage, the residence and grounds are like no other.

A sanctuary of pure elegance designed for indoor and outdoor entertainment.

Upon entry, you are struck by the craftmanship and meticulous attention to detail.

The living areas flow seamlessly with offerings of formal and informal spaces, which all capture the glorious garden from every window.

The kitchen boasts stylish porcelain benchtops, Belling induction deluxe range, loads of cupboards and drawers, Fisher & Paykel dish drawers and a decent size pantry.

The home offers a flexible floorplan to accommodate a large family or plenty

of guests with everyone still able to enjoy their privacy.

The outdoor areas are simply breathtaking, with mature trees surrounding a beautiful tiled, heated inground swimming pool and spa.

Lush lawns lead down to the pool from a sizeable entertainment area.

Downstairs is an open-plan kitchen and dining area, formal and informal living plus three bedrooms (one with ensuite). Upstairs is a large living area, kitchenette, study (or fifth bedroom) as well as a spacious bedroom and ensuite. Other highlights include reverse-cycle air conditioning, ambient gas fire, Nobo heating, slow combustion wood heating and ceiling fans.

There’s also abundant shedding, including a 10 m x 6 m shed and a 7 m x 6 m attached carport plus a double carport for vehicle parking. The property has a 2ML water right from the river, fully irrigated watering system and a 14.8 kW solar panel system and 3-phase power.

PRIME DEVELOPMENT OPPORTUNITY

Arecent substantial price adjustment, this 3.32 ha (8.2 acre) allotment has frontage to Gillies and Doherty Streets with subdivision potential (STCA).

For those who want to land bank it’s a great opportunity for future development because Benalla is growing quickly.

With Industrial 1 zoning, the site has town water connected, good pastures throughout and it’s securely fenced.

Lot 2, 37 Gillies Street, Benalla

BENALLA RESIDENTIAL RURAL REAL ESTATE

David MacKinnon

0410 556 531

Price: $700,000 3.32ha

Stunning property SUITED TO ANIMAL LOVERS

Mitchell Farm is located in the tightlyheld Molyullah region of northeast Victoria and is country living at its best, with approximately 162 acres of rolling hills, fertile soils and amazing views from every aspect of the property.

The farm features an impressive, twostorey, three-bedroom country home and a newly constructed quaker barn, which has six stables and a tack-room in the bottom section plus a quality, three-bedroom home with high ceilings upstairs.

The property offers a fantastic lifestyle opportunity only 20 km from the

vibrant township of Benalla and is set-up to run cattle, sheep or horses and has very good shedding, fencing and excellent cattle yards.

The property has impressive water supplies including a 60 m deep bore with a reticulated 9kva, 3-phase generator supplying water to farm troughs.

This water has been tested and is suitable for human consumption. There’s also a 120,000 litre rainwater tank, dams and a seasonal creek. The homes and infrastructure feature landscaped native gardens with beautiful, established trees and magnificent views to the Molyullah valley and beyond.

FAMILY WILL ENJOY Lifestyle property your whole

Discerning buyers looking for the perfect escape to a country lifestyle will appreciate the value in this substantial four-bedroom brick home.

Set on a generous block of 3.5 acres (approximately), the appealing property has all the characteristics one might seek in the modern family home including an open-plan living and kitchen area with a separate butler’s pantry and polished concrete floors. Recently constructed (November 2020) and generously appointed, add to this the excellent location in the heart of Baddaginnie which is moments from the Hume Freeway interchange with Benalla less than 10 minutes away.

The home has an inviting spacious living area with adjoining patio areas allowing plenty of room to entertain and enjoy an inside/outside lifestyle.

The property features a large master bedroom plus a walk-in robe and stunning ensuite.

A compact study opposite provides a dedicated space to work from home. There’s a separate laundry with external access plus a large main bathroom with a freestanding bath and quality fixtures and fittings.

The modern and tastefully designed kitchen enjoys a separate butler’s pantry, open-plan layout and all new

cabinetry with expansive benchtops, central island and a choice of food preparation areas.

The outside space features an established tree grove, large areas of lawn and a circular driveway. Large water tanks (50,000L) are designed to optimise rainwater collection and you can exercise the

option to connect to the Community Water Pipeline.

There’s good boundary fencing throughout with provision to build some small horse or animal enclosures to the rear.

This is an ideal opportunity for you to capitalise on a new home where the hard work has already been done.

Historic farm with a BRIGHT FUTURE

This historic and important 730 acre farm called Upotipotpon is located on the Broken River at Goomalibee.

The name is derived from the local Aboriginal language meaning ‘plenty of grass’ and the property was settled in 1840 with the original homestead completed in 1862.

The homestead is in good condition for its age and you can move in tomorrow or renovate and modernise to suit your tastes.

The farm is conveniently located with good proximity to the vibrant rural cities of Benalla and Shepparton and is suitable for all pastoral interests, fodder production or extensive cropping pursuits.

Iconic properties that offer beautiful red gum-lined river frontage are becoming very hard to find.

This farm offers rich and productive river flats and expansive paddocks with deep quality soils.

The property has approximately 3 km of river frontage and there are three titles. Some of the many features on offer include sealed road frontage, excellent fencing, dams, stock and domestic water rights, troughs in each paddock, historic shearing shed, hay shed, cattle yards, machinery sheds and a three-bay garage.

Playroom ideas FOR EDUCATING LITTLE ONES

From pretending the floor is lava to arranging tea parties or making forts, creating a fun and stimulating playroom for your children allows their imaginations to run wild.

Designing a cost-effective playroom that won’t break the budget is one of the best things you can do for your family.

You don’t even need to dedicate a whole room to this purpose.

Any corner or nook can be turned into a dedicated area for your child to dream and create while improving their cognitive and emotional development.

Give them space to get creative

To encourage your child’s imagination, make sure they have somewhere they

can sit down for extended periods and let their ideas flow.

Setting up a bespoke workstation with a desk and chairs where they can write stories down and draw pictures is a great first step.

Let your child choose a theme

From dinosaurs to princesses, unicorns, cars, farm animals and everything in between, there are myriad ways to customise a playroom.

It’s important as well to include your child in the selection process.

After all, they’re the ones that are going to spend most of their time in the room, so you want them to be happy with their choice.

Neat and tidy

Being proud of their workspace and teaching your child the importance of

tidying up is a valuable lesson. Invest in some practical storage options such as boxes, baskets, shelves and rubbish bins.

Playroom colours

Selecting a colour shade for the walls and furnishings is vital because it can potentially have a behavioural impact on children.

Soft yellows and muted greens can boost concentration and comprehension while blues and purples improve creativity.

Try and avoid reds which promote aggression and fluorescent colours which can be distracting and lead to restlessness.

Create a fantasy

Transforming an ordinary room into a magical wonderland requires the careful selection of furniture and decor pieces.

Rugs and playmats will ensure children are always comfortable while protecting the floor.

Tables and chairs provide hard surfaces for drawing and writing as well as having parties. Bookcases encourage

reading while high-value wall art can completely transform a room into something uniquely your child. Toys, play equipment, doll houses, cubby houses, tents and other larger items can add extra personality to a room.

Educational zones

Just like a classroom, consider creating different zones dedicated to different activities.

Again, the placement of rugs and mats are perfect for temporary activities such as reading and writing.

You should also consider what toys you’re going to put into the room including specific educational items to stimulate learning.

Lastly, involve your children in the process from start to finish, so they feel like they have ownership of the final product.

Play is a critical factor in healthy child development and encourages lifelong emotional and physical skills.

That’s why creating a fun and interactive playroom could be one of the best things you do for your babies.

Versatile year-round

SUNROOM LIVING

The perfect mix of indoors and outdoors, sunrooms let us enjoy nature while being protected from the weather.

Ideal for all seasons, if you’re lucky enough to have a sunroom in your house or want to create one, you’ll be so glad you did.

These versatile, light-filled spaces can be used as casual dining areas, exercise and hobby rooms or just for lounging around and de-stressing.

Sunrooms add functionality, value and space to your pride and joy and they’re one of the most cost-effective home improvement projects that will greatly improve your quality of life.

Multiple uses

If you enjoy stretching, yoga and other forms of physical activity, there’s no better place to unwind than a sunroom.

They also make the perfect playroom for children.

Some of the more popular uses of sunrooms include a dining room, morning coffee room, pet chill-out room or a nap room.

Getting a little crowded

If your home lacks living spaces, a sunroom will serve as an all-purpose extension to provide family separation as well as an area to entertain guests.

Whether you’re adding a permanent, enclosed space or a semi-enclosable patio area, a sunroom addition will give you extra room to spread out.

Increase the value of your home

Buyers might be willing to pay more for a home that has a dedicated sunroom,

particularly if it overlooks a modern landscaped backyard or natural scenery.

More cost-effective than a traditional extension, sunrooms offer a quick and easy alternative to improve a home’s indoor-outdoor flow.

Express your style

Sunrooms can be highly personalised which means you can design them to meet your specific needs and tastes.

There are so many designs today ranging from the classical through to the minimalist, it’s likely you’ll find something that will suit your style and budget.

Your plants will love you

A sunroom is not a greenhouse but it’s the next best thing.

There’s nothing more calming and relaxing than a room full of natural plants.

The use of glass in your sunroom including ceiling height are important factors if you’re going to create a green and serene space that’s populated by a ornamental plants, flowering varieties and herbs.

Enjoy a more beautiful view

It doesn’t get much better than appreciating your sunroom on a mild autumn day or cold winter evening looking out at lush garden surrounds

or an outdoor area without the need to rush inside if it starts raining or to escape insects.

Rain, hail or shine, nothing can stop you enjoying your view.

Let the light in

Bathed in natural white light, a sunroom exposes everyone to natural energy and warmth.

Even on rainy days, the room will still be bright.

Natural light not only saves energy it helps to elevate your mood.

Save on electricity

Reduce your dependence on electric lights with a sunroom.

On cloudy days, this room will be flooded with sunlight which will have a positive impact on your demand for artificial light and electricity.

Sunrooms are healthy

Regular exposure to sunlight can do wonders for your health including relaxing you if you suffer from depression and high blood pressure as well as delivering essential vitamin D that plays a major role in keeping you fit and healthy.

Adding a sunroom is a wonderful way to add value to your biggest asset and bring more space, light and joy to your home.