WESTERN FARMERS MARKETS:
PRODUCING GOODNESS ALL YEAR ROUND ZEBRAS STEAKHOUSE: LOCAL BRILLIANCE ‘MY CLUB’: PALMYRA JFC ISSUE SIX SUMMER 2016
ONE RESIDENTIAL 6157 BY O N E RE S ID E N T IA L 1 Q U A R T E R LY M A G A Z I N E
ONE RESIDENTIAL CLIMBS INTO THE TOP 10 SELLING AGENTS, STATEWIDE.
A publication of: One Residential Sales and Property Management 329a Canning Highway (faces McKimmie Road), Palmyra WA 6157 Phone (08) 9339 8833 Mobile 0419 904 907 michael@oneresidential.com.au
oneresidential.com.au
CONTENTS EVERY STREET TELLS A STORY: Palmyra Western Farmers Markets: Fresh and good every Sunday morning 3
Welcome to 6157. Here’s our sixth edition of 6157! We’ve had lots of great feedback from our fifth edition - particularly from the Palmyra Primary School community. Pally Primary is such a tight-knit community and the story of Heather Anderson and Deborah Gambie was another reinforcement of all the good things going on in and around the school. The Summer edition has more great stuff from where you live. We’re not drifting too far from Pally Primary this edition either - our feature story is on the Western Farmers Markets that happens every Sunday morning on the school grounds. 6157 also looks at some of the current pricing strategies in the property market, enjoys a memorable meal at Zebras African Steakhouse, and catches up with Luke Kenny to hear all about his footy club. Thanks for your feedback so far— hope you enjoy the read!
Michael Forzatti Managing Director
ONE’s team of market leading salespeople and a cracking admin crew laid down a super set of results in the month of November. ONE was the 8th highest selling office across the state - our best result ever! The team also consolidated its position as #1 agent in the City of Melville by number of listings sold.
MARKET UPDATE Palmyra : Groundhog Day 7
WE LOVE_______: Zebras African Steakhouse 8
“MY CLUB”: Palmyra Junior Football Club 10
ONE ON ONE Are agents running scared? 11
SELLING in 6157 Palmyra 12
PROPERTY MANAGEMENT in 6157 Sentiment and Sentimentality 14
ONERS Action in the One Residential Team 15
KIDS’ CORNER Summer ’s Here! 16
CONTRIBUTORS Design: The Globe, Writer: Simon Elliott With thanks to the following: Kath Hoad from Palmyra Western Farmers Markets, Jerrald Swindell and the staff at Zebras African Steakhouse, Luke Kenny, realestate.com.au, REIWA, ratemyagent.com.au, and the City of Melville.
NOV Top 10 Office in WA
6157: EVERY STREET TELLS A STORY
FROM
little things BIG THINGS grow For over six years, the folk at Palmyra Western Farmers Markets have gone shoulder to shoulder, ushering in a quiet revolution. They’ve joined an informal network of fresh food producers across the metropolitan area who purvey the fruits of their labours each weekend. Markets like Western Farmers reflect a desire to recover a tangible link with the hands that grew the crop that ended up on the table. With a cherished value of authenticity, Palmyra is a genuine growers market. The produce you see on offer comes from the farm gate to the school oval. Chances are, the person who you deal with at the market stalls is also the one who tended (or bred, caught, smoked or baked) the produce that you’re ‘harvesting’ from their stall during the week. Rain, hail or shine (they’ve never cancelled a day), you’ll find producers at Palmyra Western Farmers Markets plying their trade and selling the produce that they’ve grown, harvested or made themselves. 6157 BY O N E RE S ID E N T IA L
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FARM FRESH/ORGANIC/ SPRAY FREE FRUIT AND VEGETABLES, COLD PRESSED JUICE, RAW HEALTH TREATS, CURRY, ORGANIC OLIVE OIL, SEAFOOD, HONEY, PICKLES, PRESERVES, ORGANIC BREAD, PASTRIES, CUPCAKES, EGGS, PASTA, BREAKFAST BURGERS, CREPES, GOZLEME, FAIR-TRADE COFFEE, ENTERTAINMENT, CUT FLOWERS, NATIVE SEEDLINGS AND MUCH MORE. ANY GIVEN SUNDAY MORNING.
THE GENESIS Palmyra Western Farmers Markets first erected its network of tents and stalls at Palmyra Primary School in 2010. Previously operating from FERN (Fremantle Environmental Resource Network) on the corner of Montreal Street and Leach Highway, the markets were gifted to the Palmyra Primary School P&C Association and resettled at Pally Primary. Since that time a succession of parents and friends of the school has managed the market on behalf of the P&C. More recently, Kate Ringvall and Kath Hoad have managed the market on a volunteer basis. While the P&C retain oversight of the markets, operational and marketing decisions are driven by Kath, Kate, and their marketing offsider, Pip Brown. Operational costs such as marketing and the procuring of equipment, all come out of the income for this self-sustaining, income-generating venture.
THE EVOLUTION Since moving from FERN to Pally, the markets have enjoyed steady growth. Kath Hoad recalls some of the milestones that have fuelled the momentum and development of the markets. “It’s certainly grown a lot since moving from its previous home,” Kath remembers. “Rachel, who brought the markets to Pally in the first place, did the work of getting it here. Lisa and Karen were next in the line of market managers, introducing the ‘Monthly Mega Markets’ and pop-up shops, continuing its expansion. Each management team has brought their skillset and own innovations to build on the success of the others, which is brilliant.” Along with innovation has come greater diversity. While fresh fruit and vegetables remain the staple and greatest drawcard, a whole range of other food, fresh produce, home-made goods, entertainment and family fun, has risen around that core offering. The Annual Christmas market, a more recent innovation, has become one of the largest events on the annual market calendar. “The Christmas market has become an enormous event!” Kath notes, three days from this year’s edition.
A LIGHT AND HEAVY LOAD The markets open at 8 am and close at midday. The crowd probably peaks not long before ten, but there’s a steady stream from opening. Some come early to get on with their day, others linger and chat, making an experience of the visit that could never be offered with a trolley and linoleum. For the managers of the markets, it’s not just simply a Sunday morning event that they need to oversee from 5 am every Sunday morning. Each week there is also a host of relationships that need to be managed with stall-holders and other stakeholders. There’s always the potential for conflict from an oversupply of a particular produce offering, and this needs to be managed and protected. As well as this, there are permits required by the council for the selling of fresh or prepared food and these need to be monitored to ensure that the markets abide by all the necessary health regulations. There is promotion, social media and marketing to manage, ongoing equipment to be procured, and a stream of operational decisions that need to be considered and made so that the steady train can keep on moving. In addition to this, there’s a necessary enforcement of authenticity. “To consider this a ‘farmers market,’ it’s important that we hold to the definition of ‘grower’. These aren’t fruit and vegetable ‘suppliers’, they’re growers. We ensure that our stall-holders have either grown the produce themselves or played a substantial role in the growing,” says Kath. “That’s a significant audit to undertake, but it’s important to us that there be integrity in what’s being sold here, or else Coles and Woolworths may as well open up a stall!” Seventy-five percent of produce must be own-grown or have a direct connection to the primary producer in order to be able to operate a stall. If all that sounds like a full-time job, you’re not far wrong. Except that Kath Hoad also has a full-time job. She’s a Community Corrections Officer with the State Department of Corrective Services. The market is a safe respite and an outlet from the onslaught of a regular week!
A SOCIAL DIVIDEND There’s a clear link between the Farmers Markets and the school’s Kitchen Garden. The ‘Pally Patch’, which began over ten years ago, was created to educate children about the connection between what grows in the garden and what comes to the plate. The ‘farm to plate’ experience for Pally students is a rare thing. It’s had a significant effect on the relationship of many of the students with food, diet, and their understanding of the work of primary producers. A significant percentage of the income for stall hire is used to finance the wage of the Chief Gardener of the Pally Patch, Jared Murtha. This support has enabled the Pally Patch to continue to thrive. “We’ve also encouraged the P&C and the school community to use these big monthly events as fundraising opportunities for the school. It’s been great to see parents and students involved in leaflet distribution for the big events. It’s just another way that the link between the markets and school community is deepened. Given they’re the major beneficiaries, it makes so much sense for them to be deeply connected with what’s happening here,” Kath says.
THINGS THAT MAKE YOU SMILE A venture like this, while exhausting, is enormously rewarding. There’s a strong commitment by the operators to see primary producers flourish in the market, so a busy day with patrons walking around with bags full of fresh produce while snacking on local fare, is hugely encouraging. “My kids call this ‘my happy place’ - it’s been a place of both respite and joy for me. Plenty of work, but plenty of joy as well,” Kath says. She adds a few of the little vignettes that bring a smile to her face. “To see kids working away with drawing and craft each Sunday morning in the yellow tent is always a little ‘smile moment’ for me. “The excitement of the children when the farm animals are around, or the squeals of delight from people on the giant inflatable slide that makes a regular appearance through summer - they’re all causes of both mirth and enjoyment. “I think I’d have to say that the greatest satisfaction for me, though, is the interaction with people each week who make Pally markets a part of the rhythm of their week. “Over time, you get to know names and stories and even their preference for particular produce. All of this builds into the richness of the market for me,” says Kath.
WHAT’S NEXT? In many ways, the sweetness of markets like this is their familiarity and predictability rather than how often the formula is shaken up. For the current operators, the changes are at the edges rather than the core. There’s a strong desire to continue the steady growth of the markets, with any innovation preserving the market’s authenticity and integrity. “We’re keen to continue managing the operation next year but that’s in the hands of the P&C right now - I sure hope we do,” says Kath. It’s certainly become an integral ingredient to the vibrancy of the Palmyra community - so familiar for some that it’s hard to remember a time when it wasn’t around. More than this, it’s vital to the funding of the kitchen garden program. There’s a constant stream of tasks that need to be done or could be done to improve what’s going on at the markets. “We try and involve those in our school community, if they’re willing, on jobs where they have professional skills. This isn’t a big budget operation - while we pay a dividend to the P&C, we’re not a profit-making venture so we need be wise with every cent we’re spending. We’ve been working on a new website. It’s an important marketing tool but we’re doing our best to source professional talent within the school community so that we can get the best result for little (if any!) money,” says Kath.
As people mill around comparing current fertilising techniques for the garden (organic, of course!) others come and go, procuring their weekly bounty of fruit and vegetables. Markets like these have become a movement in recent decades - a direct line from the primary producer to the customer, and a place for a more gentle, slower pace of weekly food gathering. Children twirl and dogs walk slowly on their leads, mostly curious at the cacophony of sound and potpourri of aromas drifting within and beyond the different stalls. Chicken eggs, duck eggs, and smoked meats sit beside organic fruit and vegetables - a few cents per kilogram more than commercial outlets but, pound for pound, bigger on flavour as well. This is Palmyra, Sunday morning. Market style.
There’s little surprise people are so passionate about the Pally Farmers Markets. A little time with Kath Hoad or a visit on any given Sunday affirms this. Aside from the quality at the dining table and the satisfaction in knowing that you’re contributing to the livelihood of a local primary producer, there’s a whole lot of joy and passion fuelling a sweet thing. 6157 BY O N E RE S ID E N T IA L
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6157: PALMYRA
PALMYRA: MARKET UPDATE There’s a sense of groundhog day describing the current market. It seems little has changed with no apparent likelihood of significant change around the corner. Michael Forzatti was the highest listing salesperson in Western Australia in 2015/16. He has won this award for the past three years. The largest portion of Michael’s sales is in the Palmyra area, an area where One Residential is the clear market leader. So dominant is One’s presence in the Palmyra market (where their office is located) that their current market share of 55% is over ten times greater than the nearest competitor (with 5%). In this market update, Michael provides some qualitative thoughts on selling in the current market.
In any market, though, there are observations to make. While we haven’t seen a spike in activity, there’s no doubt that we’ve seen a growth in transaction rates. While that’s an observation within an office operating in a small patch of the metropolitan area, it’s anecdotal evidence that’s supported in the broader market. Indeed, REIWA reported a 15% jump in property sales transacted in the middle week of November. Not a figure to be quickly discounted given the relative flatness of the market. This has had an impact on the available stock in the market which, if it continued, would have an upwards effect on home prices. Much of this increase, however, can be attributed to owners and agents adjusting selling prices to meet the market. It’s no surprise then, to see that the median selling price in Palmyra, in particular, has had a further correction in this quarter. We’ve seen properties shift over the last 60 days that have been on the market for far too long. The reason, without exception, has been the adjustment of pricing to reflect more accurately the state of the current market. Owners have realised that in this market you need to take
your price down or take it off the market altogether. The impact of a tighter grasp on market conditions by sellers and agents alike has also meant that new, wellpriced stock is coming onto the market and selling relatively quickly - relative to what we’ve seen more recently. Palmyra, more generally, has continued to turn over. The lower end of the market - two and three bedroom homes - continues to be slow due to significant stock levels, a lack of investors re-entering the market, and the difficulty facing first homeowners in securing finance for their first purchase. The market movement continues to be primarily in the ‘upgrade’ area - homeowners moving from smaller properties to larger ones. With the late start to spring, there seems to have been a slight delay in people coming to the market who were holding off for seasonal reasons. I see this having a potentially atypical affect on stock levels over the Christmas period - a time when the market typically has a mini-hiatus. It could result in a very different summer for real estate. Coupled with a section of the market that is forming the opinion that the downturn of the cycle has bottomed out, there’s some that are prepared to activate. All of this is speculative for now. I would suggest that before there’s significant movement with sales, a restoration of the rental market is required. At Christmas time, more than any other, the proof of the pudding is in the eating.
THE CURRENT PALMYRA MARKET
-5.4% SUBURB GROWTH, CURRENT QUARTER
-7.7%
SUBURB GROWTH, YEAR TO DATE
Median sale price:
$660,000
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ONE LOVES :
WHERE: 1 Point Walter Rd Bicton WA 6157 WHEN: 6PM-MIDNIGHT TUES - SAT REVIEW: 3.7 ON ZOMATO PRICE POINT:
$$$
MAKING ZEBRA’S FAMOUS CH AK AL AK A! Here’s how to recreate the flavour sensation of Zebra’s Chakalaka!
When Jerrald Swindells was boosted from Zimbabwe during the America’s Cup in 1986, he didn’t realise that it would begin a deep association with food and hospitality in Perth. Recruited as the Functions Coordinator at the now-rebadged Merlin Hotel in the CBD, it was a frenetic twelve months that left him exhausted and at a crossroads. “My future wife laid down the gauntlet,” Jerrald recalls, “Did I want my life back or to keep working myself into the ground?” Aged 22 and perhaps not aware of how his decision might reverberate, he resolved to regain his life by opening a restaurant! Inspired by his Rhodesian homeland and the flavours of Bulawayo, Jerrald launched Zebras African Steakhouse. For 14 years, it found its home on Hislop Road, Attadale, but for the last 16, it has built an enviable reputation just off Canning Highway in Bicton. Zebras has been on our radar for a long time - occasionally dismissed by the Vegetarian in lieu of other options. With continuous encouragement from the Carnivore, though, it was time to feel the rains down in Africa once more. From the smoky goodness wafting onto the street from the potted fire that is lit each evening to the battered Land Rover Defender turned bar, the scene was set. As the fire warmed the hands of the Carnivore, I knew that tonight’s gonna be a good, good night. The courtyard area at the entrance, sheltered by an enormous plane tree and espaliered lemon, is more than an enticing entry statement, it’s a place for pre- and post-dinner drinks. As our girls got busy around the fire playing ‘paper, scissors, rock’, we began to pore over the menu. The Carnivore opened her account with the chef’s recommendation from the ‘Safari Starters’ menu: Marinated Ostrich, red onion, and mushroom sosatie with Piri Piri Aioli. A first-time ostrich eater, the reaction would’ve have been a double thumbs up - had she been able to release her firm grip on the eating utensils. Surprisingly tender, and gently marinated, the starter got the dinner off to a flyer. As we waited for mains to arrive, Paul Simon’s “Homeless” hung in the air. The darkened room, clad at every opportunity with African artefacts spoke tributes to the homeland, making the room ring with authenticity. Anticipating the delivery of the meal, the Carnivore overheard a neighbouring table comment that they regularly come to Zebras because of the reasonable prices and the great steaks.
“The sirloins are beautiful and so is the scotch fillet,” they enthused to their dinner guest. We stopped eavesdropping after that. Promise. Mains arrived and so did the ecstasy. One onion ring was all it took. The Carnivore had opted for something from the Char Grill - a mini fillet with roasted garlic cream sauce served with chips and a garden salad. Served medium-rare, sizzling on the griddle and steaming its garlic sauce aroma through the room, it was utopia in a plate-sized portion. Beyond a culinary experience, there was something far deeper transpiring! Midway through the meal she proclaimed herself the “Happiest Carnivore in the world right now”. It got a bit annoying after a while. The Vegetarian wanted to enjoy some of his own food but was instead found recording the superlatives that followed each meat-laden mouthful. Meanwhile, the kids’ menu was a breath of fresh air from the standard options of margarita pizza, chicken nuggets, or fish & chips. The four-year-old went misty-eyed over the boerewors sausage. “This is sooo good,” she exclaimed before stifling a dopey face plant into the table. While the Vegetarian’s selections at a steakhouse are not worthy of much ink, they were sublime. Three sides were ordered to form a main — Vegetable Chakalaka, Piri Piri Coleslaw, and Sadza Chips — the combination of spice and heat were both unique and brilliant. Enough of the non-meaty options, though, this night was always about the Carnivore, and she was plastered with a grin that was going nowhere. Just as the adjectives were running low, dessert arrived. A dinosaurian shard of homemade, chocolate-drizzled honeycomb paired with a white chocolate wafer were plunged into Cappuccino ice cream, with crushed coffee beans. Crazy talk. Took all four of us to deal with it (with some honeycomb left for a decadent treat in the lunch box the following day!). It may not have caused me to reconsider a lifetime dietary preference, but it would be worth returning again and again purely for the unadulterated pleasure the Carnivore derived from the experience. We weren’t there on a peak night at Zebras - that’s reserved for Friday and Saturday nights for the moment. After thirty years in the ‘hood, this restaurant is in no danger of losing its rhythm. They’re right in the groove, and they’re hanging there. If there are two carnivores in your household, get along to Zebras Steakhouse. Even one will do.
INGREDIENTS 1 x tin of baked beans 1 x medium carrot diced 1 x medium onion diced 1 x tsp ginger (fresh is best grated or add the powder) 1 x tsp crushed garlic 1½ x tins of chopped tomatoes ½ x cup of soy sauce ½ x cup of Worcestershire sauce A few Kaffir Lime leaves 1 x tsp curry powder 1 x tsp turmeric 1 x tbsp olive oil or ghee
METHOD 1) Put the onions, garlic, carrot, ginger, into a pan with the good glug or tbsp. of olive oil on high and cook till the onions start to go soft. 2) Add the Kaffir lime leaves, turmeric and curry powder and stir together. About 30 seconds (don’t want it to burn, just start to release the flavours 3) Add the chopped tomatoes, baked beans and sauces and bring to the boil stirring often. 4) Once boiling, turn it down to simmer for around 30-45 minutes stirring occasionally and testing for taste. Can add some extra salt and pepper if you need to. 5) Serve with your favourite pap and boerie or use as a sauce for everything Yum!
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Are agents running scared?
“My Club” WITH LUKE KENNY
When did you start out with Palmyra JFC? I started out in Auskick when I was five. What position do you usually play? We get rotated around through all the positions until we move up into the older age groups. I love playing in the midfield, but it’s good to get some experience in every position. What’s next for you? Well, this year was the Year 6 comp, next year it will be Year 7s. The younger years are more about involvement and getting to know the game. Year 7 is more competitive - you begin to play fixed positions, get points for wins and losses, and play in final series if your team is good enough. Which other teams are in your zone? We play against East Fremantle, Winnacott, Applecross, Attadale, Willetton, Rossmoyne, Bullcreek-Leeming, and Melville. Are there other sports you play? What about summer? Right now, it’s water polo. I play ‘Flipper ball’ down at Bicton Baths each Friday night. What do you love most about footy, Luke? It’s just fun to run around and play with your friends. Are you a Dockers’ fan? Nope. I’m a Sydney Swans fan! My brother started supporting them when they played the Eagles (Dad’s team) in the 2005 Grand Final and I hopped on as well. Favourite player? Luke Parker. Why would you tell your mates to join your club? Well, because we do lots of things that help the club. We support the players; we go on footy trips, we do some fundraising for the club. The parents really help out the kids, and it helps build our community as well. It’s a good footy club. I love it.
ONE ONE
w i t h M I C H A E L F O R Z AT T I
Luke Kenny is a football veteran. With seven seasons under his belt, he’s well past 100 games for his club. We caught up with Luke, whose age has comfortably cracked double figures to talk about his passion for footy and his beloved Palmyra Junior Football Club.
In this issue of 6157, One’s Principal, Michael Forzatti, talks about a trend in the market for some agents to conceal the price or address of a property from the market - a strategy that quickly turns potential buyers away and is often driven by fear.
In a challenging market, there’s a dynamic that I’ve noticed becoming increasingly frequent. I think fear drives it - a fear of rejection, getting it wrong or losing a listing. In a market that might feel desperate to some, it seems that the temptation for inexperienced agents is to butter up the seller and withhold the information that they think may lose them the opportunity to sell the property: the genuine price. It may be that they don’t have a good grasp on current market conditions, or that they don’t want to be the bearer of bad news, but there’s been a rise in homes for sale with ‘price on application’ or ‘set date sale’ or even ‘transparent negotiation’. Each of these is an attempt to market a property without revealing to the market (or the seller) the true worth of the property. The selling methods are directed under the guise of ‘discovering what the market might say’ yet the results are often spectacularly unhelpful. The anatomy of selling with these methods often goes something like this: the agent lists the property and promotes it to the market without a price; potential buyers see the property and often look away for lack of information; the property becomes stale in the market; the agent suggests re-marketing at a price reflecting the current market; the property is now stale and barely a soul notices. Some time later, the property comes off the market. Ok, not all sales go this way, but it’s a scenario I’m seeing more frequently. I understand the pitch. Generating awareness, attracting many interested
The underlying and ulterior motive is that if this strategy doesn’t work, then we’ll go for the price that reflects the market and try and sell it that way. It’s usually too late by then - the market has lost interest.
J M H T I W A + Q
parties, and creating a silent auction of sorts sounds plausible - even attractive. Except when it doesn’t reflect the current market. The underlying and ulterior motive is that if this strategy doesn’t work, we’ll go for the price that reflects the market and try and sell it that way. It’s usually too late by then - the market has lost interest. Several buyers have told me recently that they were interested in a particular property being marketed under ‘set date sale’ but with no indication of the price they were discouraged from going any further. Unsure whether the advice from the agent was connected to the reality of the current market, they looked elsewhere. Buyers are savvy right now. Increasingly, they see these methods of sale and gloss over to the next property. There is no shortage of data for them to access so when an agent indicates a price that’s 10% over what they would expect in the current market, it’s a short conversation. They move on. Let’s be clear: there are market conditions when these methods of sale may be effective. In a heated market where many buyers are competing for a limited number of properties, these selling methods are a way to achieve the highest possible price. We are not currently in such a market. I will also state that auction remains a viable strategy for marketing particular properties as it is a highly transparent process. The issue here is nontransparent strategies that seek to hide market realities. Agents need to show courage and based on the weight of current market information, present the facts to their (potential) client. As tantalising as it might seem, buyers want reality over fantasy. To look a seller in the eye and say “I know you would love to be hearing $895,000 as a selling price but, based on the last ten properties I have sold in this area and all other sales, your home will sell for around $820,000” is not easy news to break. That said, sellers are selling because they have a
Our advice and challenge to clients right now: let the market know that you are genuinely priced and want to sell and buyers will sit up and take notice. Then, ask yourself the question: “How would I react to this pricing strategy if I was a buyer?”. Chances are, you’d want to know the price and the address for starters!
stronger motivation to move than stay right now, and an ineffective marketing campaign is of little benefit. Our advice and challenge to clients right now: let the market know that you are genuinely priced and want to sell and buyers will sit up and take notice. Further, ask yourself the question: “How would I react to this pricing strategy if I was a buyer?”. Chances are, you’d want to know the price and the address for starters! We’re working harder than ever to realise the highest possible price for our vendors, but it will always be in the context of prevailing market conditions. The truth is stronger than fiction - it’s no different when it comes to selling your property. For a successful result in this market, an agent has to be prepared take it on the chin, lay it on the line, and deliver the realistic advice you need to sell your property. There’s no room for soft sentiment or running scared if you’re about achieving results for your client. It’s the reason our dynamic team at ONE sold 25 properties last month and 23 properties the month before. Our pricing strategy aligns with market reality and our vendors appreciate our honesty and transparency to get them on the move. That’s our philosophy at ONE!
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SOLD
SOME OF THE ONES IN
PALMYRA
17A,17B, 17E BOYD STREET Fr $675,000 SUPERIOR QUALITY, STYLE & FUNCTION This brand new townhouse, perfectly positioned on a street front block with its own driveway, offers amazing living and storage space with three double bedrooms, two quality bathrooms, open plan living and meals, fully appointed kitchen & ducted reverse cycle air-con!
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2
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FOR SALE
239 STOCK ROAD Fr$639,000 PLAYGROUND FOR KIDS BIG & SMALL
FOR SALES DATA, ADVICE AND EXPERTISE IN PALMYRA, CALL THE MARKET LEADER, MICHAEL FORZATTI ON 0419 904 907
This much-loved family home with large grounds, veggie patches, room for the chooks and more on a 677sqm block. Gorgeous w/board and tile home with 3 genuine bedrooms, renovated bathroom, study, open plan lounge/meals, country style kitchen and large rear games/utility room.
3
1
2
FOR SALE
17 HIRD PLACE Fr $569,000 LOW MAINTENANCE, HIGH MANICURE Delightful low maintenance lifestyle home set on a Green Title, 450sqm block. A gorgeous frontage with manicured surrounds leads to a remote double garage with rear access. The functional, practical floorplan delivers 2 large living zones, 3 double bedrooms and 2 bathrooms.
3
2
2
FOR SALE
UNDER OFFER
21 WELD ROAD FRONT CORNER BLOCK
Fr$725,000
189 FORREST STREET COOL AND ECLECTIC
Fr$699,000
Set on a commanding street front corner block in a location ultra convenient to shops, transport, schools and parks, this brand new designer townhouse is a wonderful opportunity to savour lifestyle with quality fixtures and fitout in this desirable suburb.
One of the coolest homes in Palmyra, this pad offers unique living and entertaining areas with the added bonus of a separate studio perfect for the creative type or fantastic granny flat/AIR BNB plus a full workshop for the handy types!
3
4
2
2
FOR SALE
2
2
FOR SALE
11A HARRIS PLACE RARE EARTH IN PALMYRA
Fr $539,000
2/219 MARMION STREET QUIET & CONVENIENT
This large villa home offers a lot more floorplan than the typical villa in Palmyra (over 96sqm with garage). You will love the cool vibes of this immaculate property with large lounge area, separate meals and study nook plus renovated kitchen and bathroom.
0
2
0
UNDER OFFER
1
For the chance to win a $150 voucher for Zebras African Steakhouse at 1 Point Walter Road, Bicton, message One Residential’s Facebook page. There’s no tricky questions, just let us know that you’re entering the competition. ‘Like’ and ‘Share’ us while you’re there! Entries close: 31 JANUARY 2017
Fr$419,000
A rare and fantastic opportunity to secure a supersize rear survey strata 583sqm block with your own private wide driveway and a stunning new home already built on the front lot, this cleared block is fully fenced, retained, and ready for your new home.
0
E N T E R TO W IN A $150 MEAL VO U C H E R AT Z E B R A S
1
FOR SALE
PALMYRA WESTERN FARMERS MARKETS: EVERY SUNDAY Taste a little bit of the country in the city at Palmyra Western Farmers Market every Sunday 8 AM – 12 PM.
9A PALIN STREET Fr $689,000 PEACEFUL AND ULTRA-PRIVATE
30B SOLOMON STREET ELEVATED, QUIET & SECLUDED
A quiet, remote gated rear block in a peaceful cul-de-sac with one of Pally’s favourite parks at the end of the street, this perfectly presented home is ideal for small families, professionals or those downsizing to maximise lifestyle!
Rear 540sqm block in a wonderful location close to parks, schools and cafes. Immaculate home priced for genuine sale! Generous, free flowing floorplan with 4 bed, 1 bath, separate lounge plus open plan family and meals overlooking the rear yard.
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4
2
2
1
Fr$589,000
Supporting your local market directly funds the Kitchen Garden Program and allows Palmyra Primary School students to grow and cook produce as part of their curriculum. Absorb yourself in the vibrant community experience amongst great food and friends.
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ONE RESIDENTIAL: MANAGEMENT
MANAGING WITH ONE IN
&
sentiment sentimentality PRINCIPAL & DIRECTOR, RICHARD THURTLE ON THE CURRENT RENTAL MARKET
Richard Thurtle, Prinipal and Director of One Residential Property Management, discusses the current market - a set of conditions that provides little room for sentiment nor sentimentality.
When people ask us whether anything has changed in the residential property management market recently, it’s hard not to jump to a familiar line of recent times: “It’s pretty flat with more of the same”. It’s a statement that’s difficult to argue. Recent REIWA statistics pegs the current vacancy rate at 6.7%. Over 10,000 properties are currently vacant and available for rent in the metropolitan market. Meanwhile, median rental prices have fallen more than 15% with the prognosis, you guessed it, “pretty flat with more of the same”. In all this, though, we’ve noticed the effect that sentiment and sentimentality are playing in the market. The sentiment of property managers amidst the sentimentality of property owners. Let me explain. While the current indicators for the rental market are hardly brilliant, the way in which we respond to them as property managers has a significant impact on our success and the results we achieve for our owners. Some owners I have met with recently have told me that other property managers they have talked with have been negative to the point of depressive. At One, we want to take the positive view. There are plenty of properties available for rent and plenty of people continuing to rent properties. Our job is to bring the energy, skill and experience to match those renters with the properties to rent not to bemoan the current high vacancy rates. The sentiment that we bring to the workplace and the market plays a part in the results that we achieve for our clients. Market sentiment doesn’t change current reality but, in time, it certainly plays a part in its shaping. It also changes the atmosphere of the workplace, so we’re quite intentional in encouraging stories of the upside in the current market rather than validating negative sentiment. The flipside to this is the occasional hint of sentimentality that we’ve observed amongst some owners in the market. Despite the raw facts of the current market, it doesn’t take a long memory to recall when tenants were fighting one another to rent properties, queuing to inspect and lodge applications, and outbidding one another to secure properties for rent. When these memories are fresh, it’s sometimes hard to accept the
current state of play. Except that the market now demands it. The market is not hot but cool and demands a revision of approach by owners and property managers alike. Suddenly, tired properties with kitchens that should have been upgraded in the last decade, or paint jobs that bear the scars of previous tenants, aren’t overlooked - they’re unacceptable. The rental income that may have been reliable before is suddenly patchy and subject to significant reductions. For those who missed the changes in the market or are clinging to sentimentality, this will likely lead to vacant properties. With no queues for properties, there’s been a revision of what’s out there and what’s possible. A new kitchen at $50/week less than the property you’re in seems pretty attractive when the market is suddenly yours for the taking. As sentiment and sentimentality do their work, there’s an even greater need for honesty and transparency. To tell an owner that their property remains vacant because the weekly rent that they are demanding is too high, or that we might need to consider either an incentive to rent, or that some improvements to the property may be required, can be a bitter pill to swallow. But it’s still one that must be swallowed. Ignore this reality and the property can remain vacant for even longer. No one likes earning a lower yield from a property than they may have only a year ago, but it’s a reality that we often need to bring into the light. No one likes the drop in income that comes from a having a property vacant for a protracted period either. Amidst the tension of sentiment and sentimentality, lies hard work, tenacity and transparency with our clients so they can realise the best result in a tough market. If you’re in the rental market right now then there is no doubt, there are some big wins to be enjoyed for tenants. For owners, though, it’s just a little cloudy with the weather outlook ‘continuing cloudy’. It’s not a time to drop the bundle, but to work to lighten the load by adjusting sentiment to the current market and cutting your cloth accordingly. Most property managers can make hay while the sun shines brightly, but it’s the experienced ones who continue to thrive when the clouds close in. As always, if you have a property to manage, we’re ready to show you the One way to manage!
:ONERS our people: out there and doing good stuff ONE CLAIMS POSITION AS LEADING AGENCY IN CITY OF MELVILLE.
100+, 3 IN THE TOP 20 - ALL THE MILESTONES, ALL AT ONCE.
ONE’S TOP GUN MAKES CAMP AT THE TOP OF THE LADDER.
ONE RECRUITS ROOKIE UNDER FATHER-SON RULE TO SURE UP FUTURE PROSPECTS
Michael Forzatti has claimed the title of top selling salesperson in Western Australia for the last three years. It seems that he doesn’t plan on letting up in 2016/2017!
ONE has made a bold selection for the future with the recruitment of Leo Michael Jennings.
In the recent year-to-date results for 2016/2017 (YTD Nov), Michael is ranked number One with 42 sales at a total value of $22,507,500. Another stunning start for Palmyra’s market leader. Great stuff, Michael!
JADE’S FEET WERE MADE FOR WALKING
NOV Top 10 Office in WA
Born 6 November at 3:28am, weighing in at 3.18kg and measuring 51cms long, Baby Leo is the latest addition to the Jennings Clan, cocaptained by Michael and Francesca, and flanked by big sister, Lucy. While it’s a touch early for nailing down key positions, genetics suggest that he’s a likely mid-fielder.
ONE ADDITION TO PROPERTY MANAGEMENT TEAM
ONE BIG CHEER TO ONE GREAT 2017 On behalf of the team at One Residential, here’s to a great, hopeful and prosperous new year to you, your family and our community. We hope that we can help you with all your property needs once again in 2017 as we have over the last six years.
The big November result has built on the successes of recent months.
8TH
Somewhere towards the end of November, One sold its 100th property for the financial year. Their consistency places them in the Top 20 in the state - an incredible result for the tight, dynamic team.
In November, ONE registered its highest ever result across a month with 27 sales in the month at a total value of $14,862,500.
The month also saw our best ever representation in the individual Top 20 with three of our team leaping into the list.
The recognition also confirms One’s place as the top agency in the City of Melville by listings sold!
Any suggestion that there’s little happening in the market right now is highly exaggerated!
Jade Morris, Executive Assistant to Michael Forzatti, is off for a walk and she’d be more than happy to have your help! Jade has entered the Walk for Women’s Cancer, and will join hundreds on 6 May 2017 raising funds for cancer research. You can support Jade’s efforts by donating at: hawaiian-walk.everyday hero.com/au/jade Everyone who donates will go into the draw for a $100 giftcard at Crown!
One Management has bolstered their team with new Senior Property Manager, Teneille McCulloch. Originally from the Gold Coast, Teneille has widespread property management experience in both Queensland and WA. Welcome aboard, Teneille! 6157 BY O N E RE S ID E N T IA L
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G R E E N WA S T E COLLECTION IN 6157 1
1. Go ice-sledding (Monument Hill, Fremantle) 2. Snorkel slowly and watch the fish come to you (Greens Pool, Denmark) 3. Play at a Nature Play Space (like Bibra Lake Regional Playground!)
Stock Road
2 Carrington St
The heat is on! Here’s 22 things from all around W.A that NaturePlay have put together to make summer fun for all the family!
Petra St
Preston Pt Rd
Sainsbury St
Canning Highway
AREA 1 2 JAN, 2017 27 MAR, 2017 AREA 2 9 JAN, 2017 3 APR, 2017
4. Visit a cave (Crystal Cave, Margaret River) 5. Swing on a rope swing into a river (Check depth first and stay safe!) 6. Go mountain biking (Kalamunda Circuit) 7. Play beach cricket (Any beach in WA) 8. Spend a night star gazing (Lake Ballard, Goldfields) 9. Fish from a jetty (Broome Jetty, Point Walter, or your local jetty)
The service, provided by the City of Melville is for collection from your verge according to council requirements and applies to residential properties only. White goods and junk is another verge-side pick up and will take place later in the year.
10. Make and fly a kite (Geraldton - if you’re brave!) 11. Explore in a kayak (Blackwood River, Bridgetown) 12. Go on a night stalk (Barna Mia, Dryandra Woodlands) 13. Take a Day Trip to Bells Rapids! 14. Walk the Bibbulmun Track & sleep in a hut (Valley of the Giants Campsite) 15. Catch a gentle wave (Golden Bay on a small day) 16. Take an early morning nature walk (Granite Skywalk, the Porongurups) 17. Discover nature in the city (Perth Cultural Centre wetlands & Urban Orchard)
One Residential Sales and Property Management 329a Canning Highway (faces McKimmie Road) Palmyra WA 6157
18. Explore rock pools at low tide (Mettam’s Pool, North Beach)
Mobile 0419 904 907 michael@oneresidential.com.au
19. Jump off a pontoon (Hillary’s Boat Harbour)
oneresidential.com.au
20. Take a family bike ride (Canning River Regional Park) 21. Make a mud kitchen (Your backyard) 22. Eat fish and chips & watch the sunset over the ocean (Your favourite beach)