My Market BELROSE | DAVIDSON | FRENCHS FOREST August 2019
Hello &
Welcome Shane Broekman is the Sales Manager for LJ Hooker Forest and has been selling residential property in the local area for over 12 years. If you have a questions for Shane, you can contact him via; ph: 0404 044 280 e: shaneb@ljhff.com.au
Talking Real Estate with Shane Broekman
The Race To Buy
is already on and Spring is has only just begun.
Banks are assessing loan applications 5 to 1 in comparison to only March this year and buyers are being approved, left, right, and centre. This means it's a sellers market with buyers out weighing the number of properties for sale. As a seller, it's the perfect environment to achieve a premium sale price, but what about if you want to buy as well? The good news is, that 100% of our clients that have sold first, have been able to find their dream home during an extended 10 to 14 week settlement period. In most cases securing a simultaneous settlement. If you can focus on achieving the best possible sale price first, you will then have the strength to offer hard and fast when it comes to buying, making you the preferred buyer in the race to buy. There are a few simple steps you can take to ensure you go about your buying and selling process the right way, and reap the benefits of a stress free experience. But the agent you use will have a major influence on how stress free it can be. Here are my suggestions to navigate a rising market and come out on top as a seller, and a buyer.
Tips to Come Out on Top
when it comes to buying and selling.
As the leading agency in Frenchs Forest, Belrose and Davidson combined, we help more home owners through this process than any other agency. This is our preferred process.
1.
Get Finance Ready Bypass the banks and go straight to a broker. The advantage you
will have with a broker is access to more options to suit your financial circumstances. Make sure you know what you can spend and establish pre-approval.
2. Start Interviewing Agents Your lender may want to do a valuation on your property and you will want to be across the value as much as they are. Typically valuers are conservative and work on data and risk, not emotion or demand.
3. Bite The Bullet If every homeowner sat back and waited for the right property to come on the market, there would never be a house for sale. By putting your home on the market, it unlocks the hold and more properties will come on too. So pick your agent and get selling.
4. Negotiate on Your Terms Buyers understand you will want somewhere to buy as well, so stipulating a longer settlement from the outset pre-frames your desires without compromise. A top agent can secure the price you want, with the terms to match.
Stats & Figures
Specific to Belrose, Davidson & Frenchs Forest
142 76% .47
have sold between 1st January and 31st August 2019 compared to 192 in 2018.
Although it is important to listen to what the media has to say about the Sydney market, it's more important to know what our local area is doing when you're thinking of selling.
Is the average clearance rate at the moment. Buyer confidence is up.
As an area expert, I track the local market to ensure I can give my owners honest and realistic information that will ensure they sell for the right price, at the right time and without spending a long time on the market.
Is the rate cut most banks passed on since the RBA reduced the cash rate in June.
It's so easy for an agent to tell you a price you want to hear (better known as buying your listing) but have they explained to you the best method of sale and what process they will engage to ensure a sale outcome you deserve?
Sold.
Last 12 Sales made by Shane Broekman in 2019
SALES MADE 2019: FRENCHS FOREST - BELROSE - DAVIDSON
Another locallagent Another local agent Another local agent Another local agent
Forest
Another local agent Another local agent Another local agent Another local agent Another local agent Another local agent Another local agent
LJ Hooker Forest is currently the leading agency across all three suburbs, which means we meet more buyers, have a better understanding of buyer demand and can also introduce more buyers to your property. For you, as a local home owner, you can feel confident that more home owners trust us to assist them with the sale of their home. Don't confuse desperation for hunger. If an agent is willing to do anything to get your business, it might just mean they want the listing for a quick commission grab, and not the best sale outcome for you. The above information has been sourced from www.realestate.com.au and is public knowledge. Although LJ Hooker Forest believes this information to be accurate, we cannot guarantee or give any warranty about the information provided. Interested parties must solely rely on their own enquiries.
SEPTEMBER 2019
Getting ready for spring Spring is an excellent time to sell your property for a variety of reasons. As the seller, you’ll want to prepare your home in the right way, as this gives you the best chance of attracting great buyers, achieving a higher sales price, and, ultimately, locking in a successful sale. Why spring is an ideal time to sell Property sellers in Australia often hold off until spring to list their property. One of the reasons is the sunnier weather and blossoming gardens; making properties look more appealing and motivating buyers to get out and about after the colder months. Spring’s longer daylight hours, along with people wanting to move in before Christmas and the new school year are driving factors of sales; in turn, sellers recognise more buyers lead to increased competition, higher prices and possibly a quicker sale.
Readying your home for sale More sellers and a larger number of properties mean more competition, but you’ll still need to have a focused strategy to boost your chances of a great sale outcome. Here are a few tips to maximise your property’s appeal to buyers. 1. Spring clean Start with a complete spring clean to get your house ready for the sale including wiping, dusting and vacuuming. Pay particular attention to kitchens and bathrooms. 2. Increase curb appeal First impressions count when it comes to buyers’ opinions, so make your exteriors stand out. Tidy up your front and back garden and consider repainting fences and exterior walls.
Get the value of our experience today by booking a free property appraisal with your local real estate expert. ljhooker.com.au/property-appraisal
3. Remove personal items Take the opportunity to declutter your house by throwing away or donating anything you’re not using. Remove as many personal items from your property as possible to provide potential buyers with a blank canvas to imagine the house as their own. 4. Accessorise the interior An experienced real estate agent is your best adviser when it comes to staging to target specific demographics. Staging could include renting furniture, artwork and accessories to accentuate your property’s top features and get you a better price. 5. Work with an expert A real estate agent will work closely with you at every step of your sale, ensuring you’re preparing your property correctly to make it stand it out to buyers. They’ll also make sure you’re working off an accurate value for your home and assist with your contracts and paperwork.
Achieving a successful sale in spring If you’re preparing to sell your property, make sure you get in touch with an experienced real estate agent and obtain an accurate property appraisal. You can get a better understanding of where your property stands in the market today by getting a free expert property appraisal with an LJ Hooker agent.
How to set the right reserve price for auction A reserve is the minimum figure you would be happy to sell your property for. If the bidding reaches the reserve, the property will definitely sell to the highest bidder. The good news is any bids achieved above the reserve is essentially bonus money in your pocket! In some instances, if bidding doesn’t go over the reserve, a sale is negotiated between the vendor and any interested buyers. When setting your reserve make sure you consider the following:
Initial appraisal At the beginning of a campaign an agent will appraise your property by conducting a comparative market analysis to assess similar properties that sold within the previous 90 days. The agent will then consider current competition, wider market trends and your property’s structure and condition to arrive at a value they believe can be achieved at that point in time.
Buyers’ sentiment Auctions often achieve higher sales prices because two or more emotional buyers keep bidding against each other. Understanding buyer sentiment is important to accurately set your reserve. Ask your agent if there are any passionate buyers, what they are willing to spend and what is the general feeling at the open homes.
Advice from your agent Your agent is at the coal face of your marketing campaign, they are hosting open homes, fielding calls, sending contracts, following up attendees after inspections etc. They know how much interest there is in your property plus any positive or negative feedback, and they know what the market is thinking, so tap into their knowledge when setting your reserve. Over the course of the auction campaign, which is normally 3-4 weeks, the property market can fluctuate and it’s important to factor these changes in when setting your reserve. Consider carefully - are you prepared to sell for what the market is prepared to pay?
Styling to get the perfect look Whether you’re selling your house or just looking to give it a refresh, there are some simple design rules that work for almost every space. When it comes to art, oversized pieces will always make a big statement. Invest in one piece that you really love and place it in a key position such as above the lounge or in a foyer, to set the stage for your home styling. On the other hand, make a statement by grouping a few similar objects together like vases, bottles, bowls or candles with varying-heights, which will create an interesting design element. Patterns and prints can help you create the mood, so to top it off, why not add patterned cushions, throws and rugs around your home.
Disclaimer. This newsletter does not necessarily reflect the opinion of the publisher. It is intended to provide general news and information only. While every care has been taken to ensure the accuracy of the information it contains, neither the publishers, authors nor their employees, can be held liable for inaccuracies, errors or omission. Copyright is reserved throughout. No part of this publication can be reproduced or reprinted without the express permission of the publisher. All information is current as at publication release and the publishers take no responsibility for any factors that may change thereafter. Readers are advised to contact their financial adviser, broker or accountant before making any investment decisions and should not rely on this newsletter as a substitute for professional advice. © LJ Hooker Corporation Limited.
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If you think hiring a real estate professional is expensive, wait until you hire an amateur.
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Killarney Heights, 2/20 Tramore Place BRAND NEW LUXURY OVER 55's VILLA Exclusive and unique whilst being adjacent to Killarney Village, Killarney Mews is for those discerning over 55's who seek quality, distinction and location without compromise. Architecturally designed by Giles Tribe and built by Donrose, this boutique complex of only three large villas, offer a luxury Hamptons inspired decor with 200sqm (approx) of internal space plus double lock-up garage. Villa 2 will be the only release of Killarney Mews, offering three spacious bedrooms plus home office, open plan lounge, dining and designer kitchen plus additional living room, high ceilings, air conditioning, double glazed windows and internal atrium. Architecturally landscaped low maintenance gardens are complimented by a paved alfresco entertaining area that you enter through French doors and basking in the sun.
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For Sale Contact Agent View ljhooker.com.au/K6BH1B Contact Shane Broekman 0404 044 280 Troy McKinstry 0424 333 713 LJ Hooker Forest (02) 9451 0044
More About this Property Property ID
Killarney Mews will be completed in November 2019 and we will be inviting all interested buyers to the launch event on-site to celebrate the completion and commencement of the sale for the only villa on offer. Registration for the launch event and additional information can be done through Shane Broekman of LJ Hooker Forest. Including: Air Conditioning
Remote Garage
Outdoor Entertaining
Fully Fenced
Built-In-Robes
Toilets (3)
Dishwasher
Master Bedroom Downstairs with Ensuite
Rumpus/Media Room
Home Office
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K6BH1B
Property Type Villa
DAVIDSON Unspoilt Views of the city, Chatswood & Blue Mountains Redefining the meaning of lifestyle living, this dual storey entertainer has an area for everyone and offers the most amazing unspoilt views spanning from Bondi Junction to the Blue Mountains. The entry level offers a choice of formal living, dining and a media room all opening out to a large entertainers deck and abundant level backyard in total privacy and fully fenced. The home office is located near the front door and recently renovated laundry with adjoining bathroom is ideal for guests and those who recently took a dip in the pool. Not to mention a double lock-up garage with internal entry and additional off street parking for a boat, caravan or family cars. An ultra modern kitchen with breakfast island, quality appliances and a bi-fold window opens out to an alfresco entertaining area adjoining the inground pool complimented by tumbled unfilled Travertine pavers, frameless glass fencing and outdoor jacuzzi, completing the ground level. Upstairs consists of four oversized bedrooms all with built-in storage, the main with compelling views of the city and a modern luxurious ensuite and walk-in robe.
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For Sale Contact Agent View Sat 7th Sep 2019 10:30 am to 11:00 am ljhooker.com.au/GGTH1B Contact Shane Broekman 0404 044 280 Kellie Lovelock 0418 427 221 LJ Hooker Forest (02) 9451 0044
DAVIDSON Single Level Gem with Large Backyard Situated upon a level and sun-drenched 822m2 of land only footsteps to a large reserve with play equipment plus city and Chatswood bus services, this one level family home offers an ideal floorplan for modern living and entertaining.
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2
SOLD $1,500,000 View ljhooker.com.au/M15H1B
The kitchen is modern and open plan with gas cooking, concealed handles, stone bench and island breakfast bar, leading to a large outdoor entertaining area that adjoins the level and spacious backyard with all day sunlight.
Contact Shane Broekman 0404 044 280
Four well proportioned bedrooms, the main with ensuite and loads of storage, plus all bedrooms complemented by reverse cycle ducted air conditioning along with the rest of the home.
LJ Hooker Forest (02) 9451 0044
Bi-fold doors from the dining and kitchen invites the outdoors in as you entertain or enjoy breakfast on a warm sunlit morning, tempting you with the option of a swim in the above ground pool that is compliant.
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Stamp Duty Guide New South Wales
PRICE
DUTY
PRICE
DUTY
PRICE
DUTY
$250,000
$7,240
$950,000
$38,240
$2,300,000
$111,990
$300,000
$8,990
$1,000,000
$40,490
$2,400,000
$117,490
$350,000
$11,240
$1,100,000
$45,990
$2,500,000
$122,990
$400,000
$13,490
$1,200,000
$51,490
$2,600,000
$128,490
$450,000
$15,740
$1,300,000
$56,990
$2,700,000
$133,990
$500,000
$17,990
$1,400,000
$62,490
$2,800,000
$139,490
$550,000
$20,240
$1,500,000
$67,990
$2,900,000
$144,990
$600,000
$22,490
$1,600,000
$73,490
$3,000,000
$150,490
$650,000
$24,740
$1,700,000
$78,990
$3,500,000
$185,490
$700,000
$26,990
$1,800,000
$84,490
$4,000,000
$220,490
$750,000
$29,240
$1,900,000
$89,990
$4,500,000
$255,490
$800,000
$31,490
$2,000,000
$95,490
$5,000,000
$290,490
$850,000
$33,740
$2,100,000
$100,990
$5,500,000
$325,490
$900,000
$35,990
$2,200,000
$106,490
$6,000,000
$360,490
Disclaimer: All stamp duty rates are based on an established owner occupied property. Different rates apply for investors or first home buyers. The above information has been obtained from sources we believe to be reliable. Buyers should make their own enquiries with their solicitor or office of state revenue in your state, or call your LJ Hooker agent.
If you're thinking of selling, contact:
Shane Broekman -+ )00,&3 '03&45 BEESFTT 4PSMJF 3PBE 'SFODIT 'PSFTU Phone: 0404 044 280 | Email: Shaneb@ljhff.com.au
shanebroekman MKIPPLFS DPN BV
