PropertyCentral
christmas edition
propertycentral .com.au 4396 6300
overview 2015 overview
sell
market report meet our team marketing annual highlights understanding prices selling in the holidays
buy
advice for buyers the buying process
invest
renting privately finding the right investment
rent
searching for a rental? tenant friendly decor ideas
office hours
2015, what a year! Our office has consistantly achieved fantastic results in 2015. Our sales team has worked hard throughout the entire year to get our sellers the maximum price for their properties and assisting buyers find their dream home. Our Property Management team has been dedicated to looking after their investors and assisting new investors with their property needs and goals such as finding them quality tenants and maximising their rental return. To all our past, present and future clients, we thank you for your ongoing support this year and the years prior. We are all so excited for what 2016 will bring and we cannot wait to help you with your new real estate endeavours. We hope you all have a very Merry Christmas and a Happy New Year.
propertycentral .com.au 4396 6300
This year our team supported Jeans for Genes Day and helped raise awareness for SES Support Day. You can keep up to date with our real estate office via Property Central Toukley’s social media sites. Facebook: https://www.facebook.com/propertycentraltoukley Twitter: https://twitter.com/ToukleyPC Pinterest: https://www.pinterest.com/ToukleyPC/ Instagram : @propertycentraltoukley
propertycentral .com.au 4396 6300
sell! Market Update:
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2015 has been an exciting year in the real estate industry. We have experienced unprecedented capital growth across the Central Coast with record prices achieved in all areas. Many sales were negotiated under multiple buyer situations and this completion drove the prices beyond expectations. As prices grew so did demand with investors and home owners battling it out to secure their piece of a seemingly unstoppable market. Towards the end of August the buyer activity slowed considerably with open home attendees reducing on average by approximately 40%. This reduction is mainly attributed to the financial criteria relating to investment lending becoming more stringent making it difficult to obtain finance for investment purposes including Self Managed Super Funds (SMSF). As the market transitions from a sellers market to a balanced market we
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experienced a sharp increase in the volume of new listings offered on the market for sale. This also attributed to the balancing of market conditions as supply quickly equated demand. The spring market still offered excellent selling conditions with plenty of buyers still in the market looking for their ideal home although multiple buyer situations became far less frequent. I believe the next 6 months will be extremely unpredictable with mixed opinions from the media experts in regards to market conditions. Interest rates, the global financial situation, employment and inflation all have an impact on the real estate sector and without that magical crystal ball it is extremely difficult to predict the future market conditions. In summary, it is important to remember that buying and selling
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real estate is a personal decision and despite market conditions the right time to enter the market is when YOU are ready. Please remember that providing you sell and buy in the same market the net result to you should be fairly similar. Try not to overthink or predict the market environment, however it is now more important than ever to engage the services of an experienced, honest and skilled agent. I would like to take this opportunity to wish our entire community a very Merry Christmas and safe and prosperous New Year. I would like to say a special thank you to all our past, present and future clients for all your support it is very much appreciated.
Seasons Greetings, Murray Field
Our team: MurrayField Director 0422 074 041
KatieRyan Brookhouse Sales Consultant 0448 866 376
JasonGraham Director 0466 888 844
JodieWhite Property Investment Manager
GeoffWard Sales Consultant
KristyLuckie Sales Consultant
RoxyTurnbull Business Administrator
AlyceLewis Client Services
0433 553 322
0466 225 201
propertycentral .com.au 4396 6300
an introduction to:
Marketing:
Most buyers are looking for home that are “movein” ready. Buyers use photos as a means to quickly eliminate properties from their “must see” list. We understand that every home on the market is quite literally in a beauty contest with rival listings, that’s why attention to detail is critical before a property is released to the market. At Property Central, we believe that preperation is absolutely essential in todays market. For that reason, we work with a team of trusted partners, professional stagers, make-ready repair teams, and photographers, to ensure that your home shows its very best, both online and when a buyer walks through the door.
before
Property Central can tailor a marketing campaign to suit your needs. Speak to your sales consultant to develop a strategic approach for promoting your home. We offer professional photography (see below for an example), Property Central website advertising, online advertising, photo signboards, letterbox drops, newspaper advertising, ariel photographs, property floor plans and social media campaigns. If you have any further questions about our maketing system, please feel free to give us a call or pop into the office to discuss how we can achieve the maximum price for your property through the right marketing strategies.
after
Annual Highlights
We are consistantly achieving above and beyond our seller's expectations
46 Georgina ave, gorokan + 80,000 3 Tudor st, kincumber +81,000 412 Tuggerawong Rd, Tuggerawong +45,000 11 Narambi RD, Buff Point +45,000 how property central achieve above expectations, again and again.... As a homeowner, it is extremely important that you maximise your property’s sale price - after all, it is probably your biggest investment. Selling for a fantastic price is not luck but is a combination of tools that if not used correctly will cost you thousands of dollars. An example of using the right marketing strategies at Property Central was when we implemented ariel photography on a property close by to the water.
The ariel photographs complimented the presentation of the home and resulted in attracting 18 buyers to the Open Home, The agent was able to negotiate $45,000 above the asking price which was created due to top of the range marketing, skilled negotiation and this combines to create competition amongst buyers. At Property Central, we make sure the buyers compete to buy your home, not you competing to sell your home.
Best Wishes, Jason Graham
propertycentral .com.au 4396 6300
understanding the prices:
5
Have you ever wondered why a home can be listed for one price, valued at another, lender-valued at yet another price and then sold for a figure that leaves everyone scratching their heads? How can one property have umpteen different prices? How do you know which price is right? Let’s see if we can shine a light on the price confusion.
Real Estate Tips...
The bank value If your home is to be mortgaged, your lender will almost certainly need to value it. This gives the lender confidence that your asset offers ample security against the borrowed amount, if for some reason, you cannot pay your mortgage and the lender must sell the property to recoup its debt. It is therefore unsurprising that a bank valuation will usually be conservative, sometimes 10%20% less than the current selling prices of comparable homes. The selling agent’s price appraisal Real estate agents are commonly asked to assess the market value of your property. This will often help a vendor decide who to engage to sell their home or figure out if it is the right time for them to sell their property. Before being chosen to act on a vendor’s behalf an agent will typically inspect the home and research comparable sales in the local suburb or town before producing written feedback and a sale price estimation such as “between $X and $X” or “from $X”. This price guide is useful to a vendor when deciding what price to advertise. The sold price Regardless of whether the property is sold via private treaty or auction, the price the successful buyer is prepared to pay, and the vendor is willing to accept, on the day the contract is signed is the property’s legally binding sale price. Hot markets, an agent who is a very skilled negotiator, high demand in certain areas and a big turnout on auction day can all have an effect on the final sale price for a property.
The local council’s valuation Every year when a property owner gets their local municipal rates bill they will see on the notice a Capital Improved Value (CIV), site value, net annual value (NAV) and/or gross rental value (GRV). These figures are calculated using varied methodology including comparable sales data and the bi-annual figures from the State Valuer-General’s offices. Councils, and water and fire authorities, use these figures to work out how much homeowners owe them for using their infrastructure and services. The homeowners’ price Every property owner will have a ‘dreamprice’ in their minds when they come to sell. They usually also have a ‘this-is-the-lowest-I-willgo’ price and usually both of these price points are based on a home’s location, aspect and features, but sometimes vendor price expectations are also influenced by emotion rather than facts. In the end the market and selected agent will usually decide a property’s value by what a buyer is willing to pay for it at auction or through private sale. Modified from Caroline James REALESTATE.COM.AU
propertycentral .com.au 4396 6300
DON’T BE SCARED TO SELL this holiday season SpringFallout The spring market is always a competitve time to sell but as the chaotic season winds down, those who did sell will be on the hunt for their next property. Don’t forget about all the ready-to-go buyers who missed out on their dream house because of the high competiton.
BuyerAvailability Generally around the Christmas period, buyers have more time to look at properties as workloads and other commitments may slow down and as work schedules change or they have time off for the festive season.
RentalTransitions At this time of the year, rental leases may be up and tenants may be looking for their next place to rent, or for many people, time to finally buy!
LessCompetition Selling in the height of Spring can be a fantastic option for sellers ... however they have to compete to sell their home instead of buyers competing to buy their home as there is huge increases of homes on the market. Selling your home this festive season meaning you have all the attention from motivated buyers.
buy! STILL LOOKING??
Can we help?
our advice to you!
The 2015 real estate market presented difficult times for buyers with unprecedented price growth across the Central Coast. Murray Field explains the market for buyers...
HOUSE LAND
< $200k $500 - $ 700k 2 Bed
“Many first home buyers were forced out of the market as multiple buyers competed for all properties. These conditions were mainly attributed to a large influx of investors and a record low number of new listings entering the market, this meaning supply was at an all time low corresponding to record demand. Now for the good news. The financial institutions have restricted lending in the investment sector making investment buying more difficult. This has reduced the number of investors in our market. Combine this with a surge in new listings as we entered the 2015 spring market meant supply and demand equalised. This made buying conditions more palatable with increased homes available. In summary the spring market sore the real estate market balance but my suggestion to anyone thinking of buying is not to delay as these conditions could rapidly change and with the unpredictability, buying now appears to be an excellent option. Good luck with your real estate endeavors and if you require an upfront and honest real estate experience please don’t hesitate to contact our friendly team”
Suburbs
OTHER
$200 - $
300k $700k+
$300 - $ 400k OTHER
4 Bed
5+ Bed
Large ya rd Granny flat
Pool Air cond .
NAME EMAIL
Hope we
looking for?
UNIT
3 Bed
Ocean V iews Walk to beach Preferred
What are you
ACREAG E INVESTM ENT
PHONE
can help
*By fillin mail. Weg out this form, w Please ticsimply want to e promise not to he k the bo x if you DOlp you find your hound you with NOT wan dream hom junk e. t to recie ve email s from us .
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propert
ycentra
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.com.a 4396 6 u 300
pop into our office and fill out a buyer form so we can keep our eyes out for your dream property...
propertycentral .com.au 4396 6300
BuyingProcess make an offer >
offer accepted > hire a solicitor / conveyancer buyers can bid
(buyer loses deposit if they pull out, owner cannot pull out) (buyer and owner cannot pull out)
conditional
>
>
no other
agent exchange
solicitor sales advice
Pay .25% deposit
Agent sends details to solicitor
5 WORKING DAY COOLING OFF
NO COOLING OFF
Organise pest & building Final finance approval Sign contract with solicitor and pay the 10% deposit
Organise pest & building Final finance approval Pay 10% deposit Sale is now unconditional
Sale is now unconditional
6 WEEK SETTLEMENT
6 WEEK SETTLEMENT
Pay balance of funds to solicitor
> PROPERTY SETTLES > pick up keys & move in
other
buyers can bid
(buyer and owner can pull out)
(buyer and owner cannot pull out)
purchasing property: the ins & outs
Please remember purchasing a property is a big decision and you will experience many emotions. Quite often buyerâ&#x20AC;&#x2122;s remorse can set in the day after your purchase and is quite normal especially when purchasing your first home. If you wake up the next morning feeling unsure about your purchase, donâ&#x20AC;&#x2122;t panic, many buyers experience this emotion. Simply call the agent and arrange to have another look at the property enabling you to re-establish the reasons you purchased this property in the first place. Pest and building reports can also be quite overwhelming. Please remember unless you are buying a brand new home, all properties will have some issues which are generally consistent with the age of the property. The things you must be focused on are major structural issues or severe termite damage. Leaking showers, termites in the fences and/or trees, poor sub-floor ventilation, cracked roof tiles, cracked ridge capping and various other minor issues are quite normal - especially with older homes. If you are unsure, discuss the problems with your inspector to gain an understanding if they are consistent with the age of the property. The reports are lengthy and go into great detail. This can be a little daunting especially if you are reading this type of report for the first time. Please do not hesitate to call Property Central for assistance with your real estate needs.
buying property should be an exciting time!! we are here for you to make sure it is NOT a confusing & stressful experience. that being said, if you have ANY further questions or concerns about BUYING REAL ESTATE, please do not hesitate to CALL OUR OFFICE...
propertycentral .com.au 4396 6300
invest! thinking of renting out your property privately? think again!! Why choose a profession to manage your property? Access to tenancy databases We have the TIME to manage your property Comprehensive quality tenant selection Inspections completed on a consistent basis Organising and sourcing reliable tradespeople for repairs and maintenance Marketing and advertising your property to attract quality tenants You will be suprised at how much rental prices have risen, by having a Property Manager, you will get an updated opinion of the rent you SHOULD be receiving.
Bad tenants TARGET private landlords. It is our job to protect you from this. All of our tenants pay their rent in advance = 0% arrears* DO YOURS???
finding the right investment... It has been another great year with growth in our property management department and further developing relationships with our current clients and new clients for 2015.
Looking to invest? Here are a few tips for future wealth creation!
Invest in property that is/can be made attractive to tenants. Use of neutral tones and presenting a home for tenancy that is clean and well maintained helps in securing the right kind of tenant.
Use equity in your home or other properties to purchase. Leveraging equity in your home or another investment can be an effective way in buying another investment.
Understand the market and the dynamics of where you are buying. It is a good idea to speak to the locals and as many agents in that area before investing to ensure you have a full understanding of the return you will be able to achieve.
Check the age and condition of the property. Having to replace a hot water service or the roof in the first few months of ownership can have a massive impact on your profits and damage predicted cash flow. Finally, FIND A GOOD PROPERTY MANAGER and let them do their job. If you would like to discuss further, please call...
Senior Property Manager Jodie White 4396 6300
propertycentral .com.au 4396 6300
rent! Searching for rental? Please feel free to email your contact details and property needs to toukley@propertycentral.com.au and we will look out for a rental that appeals to you!
Tips || Christmas Decor Ideas: There are certain rules and regulations a tenant might have to follow when they are renting a property, however, this should not be a reason to avoid decorating for the christmas season! Thanks to ellaclaireinspired.com who has created an exceptional, crafty advent calendar that is tenant-friendly! As you can see in the picture, the concept is to have 25 bags which contain something inside for the christmas holidays. Each day in December you are to open the number and see what is inside! Ideas could be instructions such as â&#x20AC;&#x2DC;write a letter to Santaâ&#x20AC;&#x2122; or it could be presents, IOU cards, ornaments to add to your tree or simply a festive Christmas note - The possibilities are endless!
pc holiday hours: Please note our office will be closed on the 24th of December 2015 and will reopen on the 4th of January 2016. If you would like assistance with your real estate needs over this time, please call 4396 6300 and we will be in touch with you as soon as possible. As a team we would like to thank all of our clients for their ongoing support. We would also like to thank the creative photographers (see right) who assisted with the newsletter photographs.
- Jonas Bjerre-Poulsen / Norm Architects - Ritz / Designs By Ritz - ivelina / Frichic - Elizabeth heler / www.elisabethheier.no/
from your local real estate experts...
propertycentral .com.au 4396 6300