Channel Property October 2023

is experienced and well-networked.

“I was delighted with her unquestionable integrity and trustworthiness throughout. She was insightful and agile in trying to navigate difficult issues and was totally solution focused. I was impressed with her commercial acumen and her very high service levels. She is very driven but this drive is balanced by a unique ability to bring parties together and build a relationship through the process. A hugely talented real estate professional. I would not hesitate to recommend Kathryn.”

- J Biddles,

Devonport

Established in the property industry for over 13 years, Kathryn sells throughout the North Shore, specialising in the Takapuna to Devonport peninsula. She

Going up, up, up?

Signs are that the property market is set to see house price growth as the year continues. The latest ANZ forecast shows economists have raised their predication of house price growth and now anticipate a 4% rise for the second half of 2023.

The latest, New Zealand Property Focus publication, released in September by ANZ, is sub-titled ‘Going Up’. The hot air balloon on the cover of the research document echoes this sentiment (or leaves homeowners hoping this isn’t just a load of hot air?).

The report summary says, “The house price cycle has clearly turned, with prices marching upwards over the past few months. Indicators of market tightness are still far from ‘hot’ (days to sell are still above their long-run average and house sales are still weak relative to history) but things are certainly heating up.

“Indeed, all turnarounds must tart from somewhere and there are plenty of green shoots to be found in the August REINZ data. In each of the last three months the house price index has risen 0.7% m/m, which is over 8% annualised. Close to 100,000 net migrants have entered New Zealand over the last year, and that demand for housing is not being matched by supply, adding pressure to both rents and house prices.”

The bank has amended its previous 3% predicted house price increase for 2023, up 1%. However, it urges caution with its longerterm look towards next year.

“We’ve revised our near-term house price forecast upwards and now see prices lifting around 4% (previously 3%) over the second half of this year, with house prices rising at around their current pace until autumn next year. Underpinning recent momentum, first-home buyers

appear to have re-entered the market after a long hiatus. We don’t think recent levels of house price growth will be sustained over the second half of next year, as unemployment rises while interest rates remain high.

“Our outlook is for annual house price inflation to come in around 5% over 2024, then moderate to around 3% in 2025. If upside housing pressures result in upside CPI inflation pressures, the RBNZ is likely to respond with hikes, stopping the housing upswing in its tracks. Be careful what you wish for!”

Knowing when and where to make the most of the market, as a buyer or a seller, can be a minefield. We reckon buying on the North Shore is always a good bet! Take a look at what’s for sale this month in our pages of The Property Channel…

To see your home for sale in this magazine, ask your agent to book space in The Property Channel, or contact Liz Cannon liz@channelmag.co.nz or Kim McIntosh kim@channelmag.co.nz for more information.

Going on the market this spring?

If upside housing pressures result in upside CPI inflation pressures, the RBNZ is likely to respond with hikes…

TAKAPUNA | 2/19A SANDERS AVENUE

Great Things Come In Small Packages And In The Best Of Locations!

You simply won’t believe it at just 240sqm (approx), this incredible town home offers so very very much.

On the top level you will find stunning open plan living flowing to north facing decking enjoying sun and sea views. There is a brilliant master bedroom including views and a huge walk-in wardrobe and ensuite bathroom. Also on this level is a fabulous full bathroom with bath and a further two large bedrooms.

On the lower level you have another entire living room, with a bedroom, bathroom and office, an amazing space for visiting guests, teenagers or extended family. These rooms all flow out to a beautiful outdoor living area, with massive decking ideal for entertaining. These easy care grounds include an Astroturf lawn for low-maintenance living, that could easily be converted to a putting green for great family fun.

Built the old-fashioned way using block and cedar and subsequently refurbished you will enjoy all the mod-cons. All this wrapped up in the most desirable Takapuna seaward side location, a moment to the beach and tucked away for a zen like level of peace and tranquillity.

Bring the boat and plenty of kids and visitors, as well as the double garage there is great off-street parking here.

With very easy motorway access, the main shopping centre a stroll away, the best of schooling surrounding you, it’s time to simply enjoy the finer things in life without the drama.

Our sellers are moving offshore to meet their kids, this is a genuine sale, we are flexible regarding terms in all respects.

premium.co.nz /80449

VIEW | SUN 1 - 1.45 PM OR BY APPOINTMENT

EXPRESSIONS OF INTEREST | 26 OCTOBER 2023

AT 4 PM UNLESS SOLD PRIOR

LEWIS GUY 021 867 355

LewisGuy@premium.co.nz

TAKAPUNA 916 6000

3 Castor Bay Road Castor Bay

Exquisite ElevationMesmerizing Ocean Vistas

4 Bed | 2 Bath | 2 Garage

Stephen Barr 021 619 819 Michael Barr 021 190 5435

stephenb@prestierealestate co nz michaelb@prestigerealestate.co.nz

prestigerealestate co nz

37 Hastings Road Mairangi Bay

Size, Views, Massive Development Potential

5 Bed | 3 Bath | 2 Garage

This residence offers an unrivalled panoramic spectacle, sweeping from the harbour bridge through the vibrant City skyline and tracing the silhouette of Rangitoto Island The heart of the home is a convergence of open-plan living spaces and a well-crafted, contemporary kitchen, designed to bask in the warmth of the sun and seamlessly extend into the private garden The master bedroom reigns supreme, with an ensuite and a spacious walk-in robe, affording you the privilege of waking up to this magnificent seascape every day Descending to the lower level, you'll discover three additional bedrooms, a well-appointed bathroom, and a dedicated study area Along with a large double garage that includes plenty of space for storage

Prestige Real Estate International Ltd

Licensed Real Estate Agent REAA 2008

Craig Crosweller 021 630 150 Fleur Davis 022 192 1614

craig@prestierealestate.co.nz

fleur@prestigerealestate co nz

prestigerealestate co nz

Positioned on approximately 1070m2 of land and commanding elevated seaviews, this 3 bedroom home with another 2 bedroom flat offers an incredible opportunity in the heart of Mairangi Bay

First time ever on the market

14a Muritai Road Milford

128 Churchill Road Rothesay Bay

You from was reno With this livin

Magnificent Seaviews

A Picture Of Perfection On Muritai

This BRAND-NEW home is positioned in one of Milford's most coveted and picturesque beach-side streets Designed by awardwinning CAAHT Studio and crafted by Synergy Build Group, this stylish low maintenance home is living at its best Access to the first-floor living is via a double height stairwell, or central elevator and leads to a contemporary, light-filled space The designer kitchen, with large island and stone benchtops provides ample room for entertaining and casual dining Open plan living flows to an outdoor deck with louvred roof, planter boxes and views to the Hauraki Gulf The master suite on the same level has expansive sea views, along with spacious walk-in robe and well-appointed ensuite On the ground floor, a second living area opens on two sides to enjoy the landscaped courtyard or closes off for guests or office use The luxurious family bathroom is generously proportioned with walk-in shower and twin sinks A further two bedrooms have sunny garden decks, with views down the street to the beach Both levels are equipped with hydronic underfloor heating Data cabling, audio and security systems have been installed The gated entry ensures further privacy

With the beach, lake, and vibrant Milford village a short stroll from your doorstep, 14 Muritai Rd offers the perfect opportunity for those wishing to downsize or as an alternative to apartment living A brand-new home of this calibre on its own title, is extremely rare on the Golden Mile

Stephen Barr 021 619 819 Michael Barr 021 190 5435 stephenb@prestierealestate.co.nz michaelb@prestigerealestate co nz

3 Bed | 3 Bath | 2 Garage

TAKAPUNA/HAURAKI | 1/14 CLIFTON ROAD Charming Residence | Clifton Road

Located on a sunny street-front position in sought after Clifton Road, this home has been immaculately kept by the original owners for 28 years and has a lot to offer. Spacious ground floor kitchen, living and dining areas flow seamlessly to a gorgeous courtyard area with manicured lawns and gardens which enjoy privacy and a lovely all-day sun aspect. Due to the generous proportions of the home there is an abundance of space comprising three bedrooms, two bathrooms plus guest wc, two living areas (one of which could be a 4th bedroom or study), a double garage with internal access and laundry room. This location provides the ultimate lifestyle all within a short stroll to local amenities, the beach and excellent school zones. premium.co.nz /80444

VIEW | PLEASE CALL FOR VIEWING TIMES EXPRESSIONS OF INTEREST | 28

By Yan Davies, Takapuna Residential Bayleys Real Estate Ltd

Various sale methods - pros and cons

One important decision to make when selling your property is choosing the most suitable method of sale. Different methods of sales have different advantages and disadvantages depending on the type of property, market conditions, personal situations such as timeframe and goals, and your personal preference. There are five main sales methods: auction, price, sale by negotiation, expression of interest/set date sale, and tender.

Auction

Advantages: Timeframe approach; ensures competition; unconditional sale; transparency; the vendor is in control.

Disadvantage: No conditional offers initially.

Price

Advantages: Buyers know what the price is; can deal with conditional offers.

Disadvantages: If priced incorrectly you may sell at a lower price; no timeframe; purchasers may not engage in property on price; not considering the features and benefits.

Sale by negotiation

Advantage: You can accept conditional offers.

Disadvantages: No time frame/no urgency; offers are often conditional; buyers often try to get a bargain.

Expression of interest/set date sale

Advantages: Timeframe approach; owner can accept conditional offers; deadline sale.

Disadvantages: Offers are often conditional; buyers often don’t understand this process; no transparency.

Tender

Advantages: Timeframe approach; allows confidentiality; ideal for challenging properties; interested parties have to do due diligence; a very formal process that locks buyers in.

Disadvantages: Non transparent; buyers often don’t feel comfortable with the process.

Each sales method has its pros and cons. You need to weigh them carefully and choose the one that suits your situation best.

Yan Davies, a long-time North Shore local, has amassed a wide network of quality clients and superior knowledge of the area. She is a straight talker who enjoys an open communication style and ethical business model. She works hard for her clients, driven by a sense of duty to provide a high level of service. She holds a Masters degree in business and administration and speaks English and Chinese fluently.

Yan Davies 燕

021 585 590

yan.davies@bayleys.co.nz

Licensed under the REA Act 2008

Louise Benson, Head of Property Management Barfoot and Thompson Milford

What tenants look for in rental properties

What makes a great rental property? For a landlord, the 'holy grail' is a property that requires low maintenance, delivers high returns, is rarely vacant and always attracts good, reliable tenants. And for tenants, there are also several ‘must haves’.

The most important thing for tenants is a property in good, clean, modern condition. Gone are the days when renters tolerated flatting in draughty old villas for a couple of years while saving for their first home. Currently, approximately one third of our population are renters, and they’re living in rental housing for longer.

With this reality in mind, the priorities of today’s renters are much like today’s owners. They‘re less interested in homes with dated, tired décor and un-renovated kitchens and bathrooms. Even in the most desirable suburbs, older style houses in original condition tend to sit vacant for longer and bring in lower weekly incomes.

Much of Auckland’s rental stock is older and not modernised, so there’s a mismatch between supply and demand. When we advertise a modern home, we are able to achieve a premium weekly rent, and the landlord will often be spoiled for choice of great potential tenants.

If a refresh or renovation isn’t in the budget, the next best thing a landlord can do is properly maintain their rental. If you want your tenants to look after the home, it’s important to show that you’re quick to fix repairs. By creating the impression that the owner cares about the property, you’re sending the right message to the person you have entrusted with your valuable asset.

The layout of the home is a factor too. Unusual layouts that don’t suit how most people live, typically take longer to let. Examples include lots of bedrooms but a very small living area, a kitchen with no storage or small bench space, or no outdoor living area.

Unsurprisingly, location is key for most people. Rental properties in good school zones, with proximity to public transport or commercial centres are always in demand. And in any location, a secure garage is also important. Even if there’s off-street parking available, tenants often need more storage space because, like owner occupiers, they have a lot of stuff!

Lastly, some tenants look for properties that allow pets. We encourage landlords to keep an open mind on this. Appreciative tenants with pets can sometimes be the best tenants. They tend to stay longer and pay more for the privilege.

Louise Benson, Head of Property Management Barfoot and Thompson Milford

027 431 9536

milford.rental@barfoot.co.nz

Much of Auckland’s rental stock is older and not modernised, so there’s a mismatch between supply and demand.

Join us at our open days as we unveil our stunning new apartments.

THE BEST OF BROWNS BAY ON YOUR DOORSTEP.

Saturday 7 & Sunday 8 October, 11am – 3pm. 3 – 7 Woodlands Crescent, Browns Bay. Refreshments included.

We’ve recently completed the development of our boutique two and three-bedroom apartments at Arvida Aria Bay. Architecturally-designed, fully insulated and just a stone’s throw from the beach, the shops and the hustle and bustle of beautiful Browns Bay, they won’t hang around.

For more info, call Sharon on 0800 20 22 20, or visit arvida.co.nz/ariabay