Selling Guide 2023 // MMJ Wollongong

Selling

This guide is designed to help you go to the market with confidence and to help you sell smarter and faster.

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If you have any other questions please feel free to reach out to our team mmj.com.au/contact-us

Selling your property is a big step and may seem a little daunting, however, with the right advice and preparation it can be a smooth & successful process for all.

Should we buy or sell first?

To buy or sell first is one of the major decisions that you’ll make when selling property There are so many factors that can influence your decision in either direction, including your financial situation, the property market and your property itself

We've looked at the pro's and con's of each scenario.

Selling First Buying First

You’ll know the exact amount of money you will have to put towards your next purchase

You’ll have less urgency to sell in a hurry, so you can wait until you are happy with the sale price of your property.

There isn’t a need to apply for a bridging loan to finance both properties. You won’t be in the position of having to pay two loans at once.

There may be nothing suitable on the market when you need to buy You could end up having to move out with nowhere to go

You might have to pay for rent and have the added expense and hassle of having to move twice.

Prices might go up after you sell and you might be priced out of the market, or not able to find the dream home for the right price

You could avoid moving into a rental property and multiple moving fees You could avoid having to find a new house to buy in a hurry

You could take advantage of a rising market and potentially get more for your money, and make more from your subsequent home sale

You may need a bridging loan in order to finance the new property. You’ll have the extra cost and stress of having to repay two mortgages at once

It may force you into selling your original property at a lower price, if you need the money to meet your loan obligations Bridging loans must be repaid within 12 months

If you can’t sell your existing home for the price you need or expected, you may have to source additional funds to cover the shortfall

If you ’ re making a conditional offer on a property, you might need to make a higher offer to convince an owner to hold the property while you sort out your circumstances

A good agent can sell any property in any market.

When is the best time to sell?

There is no right time to sell your property, it really comes down to your individual circumstances Other factors such as economic and market conditions will also always play an important role in timing your sale. Opportunities exist in all markets, provided your agent knows how to position your property effectively.

When you’re ready is the best time !

The weather is generally better and allows agents to showcase the property at its best, both inside & out Buyer interest levels increase in the summer months Holiday destinations could benefit from additional traffic to the area Many

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Buyers have settled back into routines and are ready to make bigger decisions like purchasing a property

The weather turning presents some spectacular opportunities for gardens and outdoor areas

SEPTEMBER TO NOVEMBER

Less stock on the market leading to less seller competition

Buyers are often highly motivated given the lack of stock

New financial year may present fresh opportunities for investors

Springtime generally sees the property market warm up with stock & buyer activity

Buyers benefit from a wider range of properties, while sellers benefit from higher turnouts at open for inspections and stronger buyer competition

It’s important to make sure your property looks its best from the moment it goes onto the market.

What improvements should we make?

First impressions really do last when it comes to presenting your property for sale That means a tidy and presentable interior and exterior, as many people will drive-by before deciding whether to inspect it on open days Your property is usually just one in a very long list of properties a buyer will see, so it’s crucial that they see it in the best possible light.

The more desirable your property appears, the better your sale price is likely to be.

Pavement appeal: Make sure the front of your property looks appealing and inviting with a weed-free garden and some attractive pot plants.

Clean and bright: Before every viewing give your property a onceover, ensuring that windows are clean inside and out – it’s surprising how much difference it makes to the light.

Cut the clutter: You want the prospective buyer to be able to imagine their own belongings in the property, so de-clutter to keep things tidy. Less clutter will also help make rooms appear larger.

Set the scene: You may want to hire furniture to create the look you desire This is a great way to transform your home and give it extra appeal. A professional stylist is also worth the investment giving you guidance on your current layout or fully styling with hire furniture to maximise the property’s potential.

Fix it: From leaking taps to a broken bulb, make sure the minor repairs are taken care of. A lick of paint will freshen scuffs and scrapes in the woodwork Basic maintenance work will help to ensure buyers don’t find any faults.

Freshen up: Get rid of smoke or pet odours. Open the windows, brew some fresh coffee and brighten the place up with fresh flowers

Lighten up: Increase the sense of space with mirrors and lights and leave all internal doors open.

Pets: Always clean and tidy up after your pets and take them out of the property during open times.

Warmth: Create warmth by preparing your home to suit the temperature of the day If it’s cold, light fires, turn on patio heaters and heating. If it’s hot, turn on fans and cooling systems.

A sale by public auction is arguably one of the most exciting, effective and rewarding methods of buying and selling property.

Do we go to auction or put a price on it?

Although auctions can sometimes be an effective and rewarding method of sale, all methods of sale have a place in the market

Which method of sale is right for you & your property?

AUCTION

Auctions are popular in the market at the moment and we suggest you familiarise yourself with the auction process. As a seller you will set a reserve price with your agent, this is the minimum price you will sell your property for. Don’t worry you can amend this at any point during the campaign a 4-6 week marketing campaign will be undertaken to ensure the whole market is captured. Potential buyers are then invited to the auction, either at the property, or at a function venue where an accredited auctioneer conducts an auction on the specified date

The highest bidder at the end of the auction becomes the successful buyer, provided the bid matches or exceeds your reserve price.

Auctions can result in a higher price for your property as there can be a sense of urgency and competition amongst buyers, however the prospect of an auction can also put buyers off

It’s important to discuss with your agent what the best way to sell your property is for you.

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PRIVATE TREATY

A standard residential property transaction is known as a Private Treaty sale. This is when you set the price you’d like your house to sell for, and your real estate agent negotiates individually with prospective buyers to achieve a sale as close to this price as possible.

Setting a sale price offers greater flexibility for negotiation.

For instance, a contract can be signed ‘subject to’ certain conditions such as a building inspection or finance approval.

With private treaty the length of time your home is listed for sale is flexible: unlike an auction, you are not working towards one specific date

You could expect some cost savings on the marketing and promotional expenses of an auction campaign should your property sell quickly.

It may take longer to sell your home compared to an auction campaign. You might need to make your home available to prospective buyers for frequent viewings and inspections.

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OFF MARKET

Qualified buyers are invited to inspect properties before they are advertised to the public. This gives the seller an opportunity to test what the market response will be like, gain positive and negative feedback and gauge pricing expectations.

Offers can be submitted, reviewed, negotiated, and accepted without advertising the property to the public.

If there is strong demand for the property, advertising to the public could result in a higher sale price.

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Putting a value on your property can sometimes be difficult when emotions and past expenditure come into play, this is why a professional agent’s opinion is so important.

What price should we put on our property?

There are many variants to pricing a property and a good agent will take into consideration, recent comparable sales, current market stock, buyer enquiry, market trends, location, property condition and property presentation.

Request a professional opinion on price.

Comparable sales would be one of the most valuable assets to have when pricing your property.

Comparing pricing indicators with properties recently sold, will give you a clear picture about what range your property would sit in

Recent comparable sales. Current market stock. Market trends. Buyer enquiry.

Things like interest rates, government incentives, employment trends all contribute to determining a price on your property.

A good agent will research these factors and be able to see how they apply to your property.

Having an accurate understanding of what is available on the market at the time of your property will allow you to compare and position your property competitively.

Your local agent should have a thorough indication on buyer enquiry, not just for their stock but across the whole market.

This information would be used to determine buyer demand.

Location, location location. Property condition.

Property Condition

Location, location, location

they say But what is it about your location that may attract or detract buyers from looking at your property. The side of the street, the direction it faces, the local amenities, the proximity to schools and beaches. All big factors when pricing a property.

The condition of the property is a big factor when pricing a property, having a property in poor condition can negatively impact a result Small things can make a big difference Tidy the gardens and create a great first impression at the front of the property or give the walls a lick of paint.

Property presentation.

Fixing all the broken or run down things is great, but in today’s market presentation is a must Interior styling and hiring display furniture will create a big wow factor and contribute to the emotional connection of buyers. This can also affect the price.

Setting a sale price.

Setting the right sale price for your property is imperative. Timing is also important.

A new listing will generate interest from agents and potential buyers. After they have viewed the property, interest will decline which makes it crucial to list your property at the right price when it first goes on the market.

The highest level of activity is when a property is new to the market.

If your asking price is too high, you will reach a lower percentage of the market and attract fewer interested buyers.

If your price is too high, you will have less interested buyers and it will take longer to sell.

Setting your listing price at a competitve market level will achieve the best possible result

If your price is too low, you will have more interested buyers but achieve a lower market price

NO. OF POTENTIAL BUYERS

There are six key elements to attracting a quality pool of potential buyers for your property.

How do we attract the right buyer?

one. two. three. four. five. six.

Understanding&profilingthe targetmarkettotailor advertising.

Capturingtheentiretargeted buyersmarketbyengagingin broadreachingadvertising.

Gauginginterestlevelsand marketdemand.

Extracting offers from interested parties.

Navigatingobjectionsand negotiatingoffersintoasale.

Target Market Profiling. Strategic mix-media advertising campaign.

First Home Buyers

Young Professionals

Upgraders

High End Buyers

Downsizers

In the highly competitive property industry, knowing which target market to advertise to is the key to a successful marketing campaign. © MMJ Real Estate mmj.com.au

MMJ offers a multitude of ways to promote your property to reach your target market/s and generate as many potential buyers as possible. The most effective campaigns are when a mix of online and offline media such as websites, social media, signboards, print, search ads and letterbox drops are combined to attract enquiry.

Qualified pool of potential buyers.

When the above two elements are implemented correctly, a qualified pool of buyers will be easily obtained. From here our experienced agents will be able to further qualify and obtain offers to eventually negotiate a sale.

NSW

Wollongong

Ground Floor, 6-8 Regent Street, Wollongong NSW 2500 02 4229 5555

mmjwoll@mmj.com.au

Dapto 1/25 Princes Highway, Dapto NSW 2530 02 4261 8890

dapto@mmj.com.au

North 251-253 Princes Highway, Corrimal NSW 2518 02 4285 5999

mmjnorth@mmj.com.au

South 231 Windang Road, Windang NSW 2528 02 4296 4444

mmjsouth@mmj.com.au

Sydney Level 3, 36 Carrington Street, Sydney NSW 2000 02 8256 0222

sydney@mmj.com.au

Central Coast 570 The Entrance Road, Bateau Bay NSW 2261 02 4334 2261

bateaubay@mmj.com.au

Nowra 4/85 Worrigee Street, Nowra NSW 2541 02 4405 5959

nowra@mmjcomau

ACT

Canberra Level 1, 11 Bougainville Street

Manuka ACT 2603

02 6260 6970

canberra@mmj.com.au

© MMJ Real Estate mmj.com.au

VIC

Melbourne Shop 2/126 Wellington Parade, East Melbourne VIC 3002 03 9041 0929

melbourne@mmj.com.au

WA

Perth Level 2, 5 Mill Street, Perth WA 6000 08 9325 5880

wa@mmjcomau

This document has been prepared by MMJ Real Estate Pty Ltd for general information only

Information contained within this document is correct at time of printing - Jan 2023

MMJ Real Estate Pty Ltd does not warrant or represent that the information in this document is free from errors or omissions.

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Any interested parties should undertake their own enquiries as to the accuracy of the information

MMJ Real Estate Pty Ltd accepts no responsibility for any loss, damage, cost or expense (whether direct or indirect) incurred by you as a result of any error, omission or misrepresentation in information. 2023.01

MMJ Wollongong Residential Sales Team