QYNN BEARDMAN: THE BEAT OF A BETTER DRUM ‘MY CLUB’: EMILY AND BICTON JCC MARKET UPDATE:
SPRING INTO MELVILLE TOP DUP: THE ULTIMATE DONUT ISSUE EIGHT SPRING 2017
ONE RESIDENTIAL 6156 BY O N E RE S ID E N T IAL 1 Q U A R T E R LY M A G A Z I N E
No formula but quality
A publication of: One Residential Sales and Property Management 329a Canning Highway (faces McKimmie Road), Palmyra WA 6157
At Zeel Kitchens, we’re passionate about designing and building great kitchens, yet we’re not stuck to any formula other than quality.
Phone (08) 9339 8833 Mobile 0404 045 153 michael.jennings@oneresidential.com.au
oneresidential.com.au
CONTENTS EVERY STREET TELLS A STORY: Qynn Beardman To the beat of a better drum 3
MARKET UPDATE Melville Market Update 7
Welcome to 6156, Edition Eight! Thanks so much for the feedback you’ve given us from our seventh edition of 6156. There were plenty of thumbs up going on for the Bee Rescuer of Melville, Craig Adair. And a few people signing up for a regular supply of honey to help the cause as well! This issue is full of more local goodness. We bumped into Qynn Beardman, the visionary behind the Boonderu Music Academy which started out in the state’s north-west and continues to spread with great success. We review another local Top Dup Donuts on Archibald Street, Willagee. And we catch up with Emily Ward, a Melville local with a passion for cricket! As usual, you’ll find 6156 a great resource for what’s happening in the Melville property market.
WE LOVE_______: Top Dup Donuts 8
We understand that kitchen design comes in many flavours, hues and styles, so we’re committed to transforming your working hub into the kitchen of your dreams, n ot someone else’s! Call our designer, Stephen McMinn on 6397 5130, or visit our showroom today at 4/5 Merino Entrance, Cockburn Central.
ONE CHEERS ON: Bicton Junior Cricket Club 10
ONE ON ONE Wanted: One Crystal Ball 11
SELLING in 6156 Melville 12
PROPERTY MANAGEMENT in 6156
6397 5130
zeelkitchens.com.au
The time they have a-changed 14 Follow us on Facebook
THE EPICENTRE OF THE HOME Phil McDonald and Zeel Kitchens 15
KIDS’ CORNER Spring into action! 16
Enjoy the read—we loved putting it together for you!
CONTRIBUTORS Design: The Globe, Writer: Simon Elliott
Michael Jennings The ONE in Melville
With thanks to the following: Qynn Beardman, Betty McNeil, and Melville Primary School, David and Georgia Bignell at Top Dup Donuts, Emily Ward, Cherie Pirnie @ WACA, Phil McDonald from Zeel Kitchens, REIWA, realestate.com.au, ratemyagent.com.au, and the City of Melville.
TO THE BEAT OF A BETTER DRUM
Ten years ago, Qynn Beardman wandered north. It was nothing new. A professional musician for decades, roaming the world from gig to gig wasn’t rare. But this time was different. Something unique happened in those weeks. He found something that brought him back again and again and again. This is a story about a man, his gift and how he’s chosen to give it. And it is the story about the Boonderu Music Academy, a music program spreading across remote and local communities in Australia, and restoring the love, practice, and rich deposit that music makes in culture. WORDS | SIMON ELLIOTT
THE GREEN-CHANGE THAT TURNED TO DUST Qynn Beardman is a jack-of-all-trades when it comes to music. ‘No fixed genre’ may be the best label for his varied repertoire. Whether country, classical, jazz, heavy metal, or rock and roll, the boundaries of his musical preferences have had soft edges. With electric and acoustic guitar to accompany his vocal talent, versatility has long been his calling card. As the millennium ticked over nearly two decades back, Qynn, in his mid-thirties, and with half of his life spent touring towns and cities across Australia and the globe, decided to down anchor. Down south.
The elders of Roebourne say, “A good education is like a song. You sing the song over and over until the song is part of you. Sharing your song keeps your mind and body strong”.
Having gained a taste for the State’s premiere wine-growing region, he fixed on wine-making as a career-change. Over the next fourteen years, he spent time living in Cowaramup, Margaret River, and Dunsborough with his wife, Susie, and three children. His new career brought him back to Perth and to Curtin University where he studied viticulture and oenology (the study of wines). Just as quickly, though, it took him south once more to where the grapes are and the magic happens. He spent time in a series of vineyards and wineries learning all facets of the craft of wine-making. Amidst his wine-making education, a friend at a local winery asked Qynn to perform an acoustic set. It blossomed into the most fruitful season of his musical career. It was a period when his songwriting had been around the themes of family and his recent experiences in the
region. The non-commercial sound struck a chord in the venues in which he was playing, resonating with Margaret River crowds. What followed was a long, long string of solo shows where he was the one-man band playing drums with his feet, bass and lead lines with his acoustic guitar, while singing along to the music he was making. For five years from 2008, he racked up around 200 gigs each year in venues local and overseas.
BOOMING NORTH As the musical invitations kept mounting, it drew Qynn north to private shows and pub gigs. It was the heady days of the mining boom, and there was no shortage of opportunity. He became a frequent flyer north and found himself in communal settings in remote towns and mining camps. “I was suddenly struck by how musical these towns are. Everyone was into music in some way or the other,” Qynn says.
FANNING THE GIFT INTO FLAME Music was deeply embedded within the culture; a currency of communication and community. It also served as one of the primary mediums for storytelling. Through time around campfires with elders, older folk and community leaders, Qynn learned that music was a catalyst for heritage, legacy, and the handing down of culture and law. The elders of Roebourne say, “A good education is like a song. You sing the song over and over until the song is part of you. Sharing your song keeps your mind and body strong”. Almost by default, Qynn would find himself with his guitar, punctuating stories with songs and conversation. Or vice-versa. Qynn learned how the family ties that once bound Aboriginal people so strongly had, along with the traditional culture, become less prevalent. Some young people were no longer connecting with their elders. They no longer came together regularly for the song and dance meetings so integral to their ancient culture. “Over time I came to understand that these people really wanted music among their youth - it was a light bulb moment for me,” said Qynn. “I tend to operate intuitively. It may seem haphazard perhaps it is - but a grand strategy was never going to land me around a campfire with my guitar talking about music for indigenous youth in the far north of W.A.,” Qynn says wryly, “But here I was!”. “As I’ve matured, I’ve learned not to push these
things realising that if I have the right mindset, these moments often present themselves organically,” he observed. “Of course, you need to have the headspace to recognise those moments when they come,” he added. What triggered possibility for Qynn Beardman was hearing songs with an ancient heritage shared around the campfire. The oral tradition, marked by precision, was rendered note for note, and generation to generation. It made him feel at once humble, insignificant, grateful and privileged. “I guess the most profound moment for me was realising that when something as foundational to a culture as music is compromised, the culture quickly loses an integral part of its identity,” Qynn said. He slowly realised that he could play a small part in using music education to help children at schools.
BOONDERU MUSIC ACADEMY IS BORN It took a couple of years, but with each foray north, there was another chance to see the vision of a music program within schools given more life. The product of many conversations with educators and leaders was Boonderu Music Academy, and Qynn Beardman would be its CEO, Mentor and Senior Musician. At its heart, it is a program that aims to bring music back into the language of life by being a part of the every day. Theory and practice work in concert while the study and discussion of music theory reinforces basic literacy and numeracy. Some students have even chosen to study AMEB Music theory. “Listening was a big part of the genesis of Boonderu.” “The art of listening was an invaluable lesson for me,” Qynn says. Boonderu is an indigenous word for a musical gathering. “It’s a little like a yarning circle but with music at its heart,” he added.
“We hoped that perhaps five or ten students might turn up to our first gathering. 50 students showed up!” Qynn says. “Belonging, empathy, love, and trial and error are at the heart of our program. And while music is the medium, few students miss the scent of authenticity, no matter how subversive the introduction,” he added. Boonderu has become a reproducible program with a common syllabus and governing principles that stem from its DNA, but this has been an organic evolution rather than an instant cookie-cutter curriculum. Having launched local in January 2015, Boonderu has now expanded to five other schools throughout the Pilbara and into Perth, with teaching staff at Roebourne DHS, Mosman Park Primary, South Fremantle High School, Dampier Primary, Seaforth Primary and Southern River High School.
STARTING LOCAL
Boonderu has developed into a program for all children regardless of circumstance, age or gender. The lessons learned from their early years are holding the project in great stead as they continue to enter new schools they have entered in 2017.
Like the schools that have come after it, Boonderu began at Roebourne with little fanfare, preferring to gain traction quietly so that students could sniff out the music for themselves.
The glue to all of this has been a simple premise: when you add music to young people’s lives, they function better. Whether it’s Beethoven or Eminem, there’s genius in it.
“I have learned a profound respect and love for aboriginal people and culture,” Qynn said.
“Roebourne has amazing spirit and a great deal of culture in tact. It is a really musical and artistic. Some great things happen there though they rarely get the acknowledgment they deserve outside the region,” Qynn said.
OUTCOMES THAT REVERBERATE Boonderu has gained traction through results and a sense of collaboration that has permeated every aspect of the program.
“Belonging, empathy, love, and trial and error are at the heart of our program. And while music is the medium, few students miss the scent of authenticity, no matter how subversive the introduction,” Beardman said.
SHOES OFF FOR MPS PARENTS!
“More than anything, Susie and I would love others to be inspired to discover their own calling. To find their own purpose. And to realise that it’s not necessarily determined by a degree or a pay-check, but by opportunities that intersect with your passions.”
“When it comes to Boonderu, as with most things, kids vote with their feet,” Qynn offers. “If the student are not engaged, they’re out. There’s no grey, no sense of obligation or attendance.” “What’s refreshing in all of this is that they don’t have to be there, and importantly, they know that we don’t have to be there either. I think it helps with the integrity of Boonderu”. It seems that students involved in Boonderu don’t think twice about engaging with the program. Since its inception they’ve come and they’ve kept coming.
THE FUTURE AND BIGGER LESSONS In 2018, Qynn will split his time between a bush-home in the North-West and his family home in Melville. It’s another development to nurture what has become a burgeoning range of projects in the Pilbara. While the conduit for Qynn’s calling has been music, he’s quick to make sure that his insights are transferable. “More than anything, Susie and I would love others to be inspired to discover their own calling. To find their own purpose. And to realise that it’s not necessarily determined by a degree or a pay-cheque, but by opportunities that intersect with your passions,” Qynn said. “Boonderu is a facet of that, but if people are inspired, I’d love them to realise they probably have their version of Boonderu incubating away inside of them and waiting to see the light of day. The challenge is to keep your eyes and ears open for the spark that sets that into flame,” Qynn said.
If you’re a Melville Primary School parent, it’s time to enjoy the feeling of well-manicured grass between your toes! All the parents are invited along for some adult only fun to celebrate being parents at Melville Primary School and say thanks to all those that have supported us throughout the year. There will be bowling, barefeet, food, cheap drinks, raffles, prizes and music, plus a few special presentations. If you’re a Melville parent, get along for a few ends on the green, raffles, prizes and some special presentations. 28 Oct, 5pm - late Venue: Melville Bowling Club 592 Canning Hwy Tickets: $20 More information: mevillepspandc@ gmail.com
“What we see in the media, much of it fear-driven, has the nasty habit of derailing us from our deeper purpose and causing us to retreat. My encouragement is to be resolute. Keep walking, keep discovering,” he added. Don’t be afraid to sit down at a few campfires either! ••••••••••••••••••••••••••••••••••••••••••••••• Read more about Boonderu at boonderu.com
PROUDLY SUPPORTED BY ONE RESIDENTIAL
YEAR 6 GRADUATION EVENT SOON! For a whole lot of Year 6 students at Melville Primary School, December 13 will be a cause for great celebration and a little sadness. The evening marks their graduation from Year 6 and a time to say goodbye to Melville Primary. It’s a time of great excitement, as one chapter of life opens up to another; often a time of saying goodbye to friends they’ll no longer see each day at school. The Graduation Ceremony will be at 6pm on December 13. If you are a parent of a Year 6 student, this is a night you don’t want to miss! Be there!
6156: MELVILLE
MELVILLE: MARKET UPDATE
Michael Jennings is the clear market leader in the Melville area. He was recently recognised in REIWA’s Top 40 salespeople for listings sold in 2016/17. In the last twelve months , he has sold over 50% more properties in Melville than his nearest competitor and has a similar margin when it comes to total sales volume. In this market update, Michael provides some qualitative thoughts on the current Melville market as we head into the finer months.
Behind an apparent lack of movement in market data, a little tide is turning. It may be anecdotal, it may not have spiked the needle of median price just yet, nor created a flurry of market activity, but there’s movement all the same. Perhaps the biggest change that I’ve seen in the market in the last six weeks or so is a dramatic increase in the traffic at our home opens. In Melville, in particular, I have had properties open for inspection over the few weeks that have been attended by fifty groups or more. That’s big traffic. I’m not suggesting that every one of those people are ready to buy right now, but the level of interest in the stock on the market is higher than it’s been in recent times. It also makes it very frustrating for sellers when they see so many people interested in looking at their home but not necessarily a flurry of offers to buy! What prevails is a lack of urgency among buyers that stems largely from the perception that the market doesn’t demand a quick response right now. So while they may be out there and looking again, buyers are in no panic. They’re contemplating, accessing the market, and deliberating a little longer. There now seems two windows of action: in the first week of listing, or after three months. Little has been happening in between, and I’d suggest it’s because
they’re taking a good look at what’s going on. If they don’t pounce straight away, they’re waiting to see what might happen to the selling price in the ensuing period and then responding accordingly. The vast majority attending my homes open inspections ask the same two questions: how long has the property been on the market, and why are the owners selling. The reasoning is obvious: they’re looking for desperation and, if they can swoop in and win big, they’re keen! Not everyone needs to sell, but given the prevailing economic climate, it’s a reasonable question to ask. Some things have changed little in the past twelve months. When homes do come on the market, particularly well-presented, newer, 4x2 family homes on larger blocks, they don’t last long. They’re the ones that are often snapped up in their first week on the market. All other product tends to fall in behind those house types when it comes to the enthusiasm from buyers in the market. Units remain a tough sell, but that’s a general trend across the metropolitan area. What I expect over the next few months is a swelling in the stock on the market. Partly seasonal, partly a tentative emergence from economic hibernation. Don’t expect any records to be suddenly broken, but anticipate a greater vibrancy in market activity.
It’s been said that Spring is when a fancy turns to love. When it comes to the current property market, you can’t be quite so bold with your predictions, but you never know!
THE CURRENT MELVILLE MARKET
-1.2% SUBURB GROWTH, CURRENT QUARTER
+1.9% SUBURB GROWTH, YEAR TO DATE
Median sale price:
$800,000
6156 BY O N E RE S ID E N T IAL
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ONE LOVES :
TO P D U P DO N UT S
WHERE: 350 Archibald Street Willagee WA 6156 WHEN: TUES-FRI 7AM-1PM SAT 7:30AM-12PM SUN-MON CLOSED REVIEW: 4.9 on FACEBOOK PRICE POINT:
$$$
half-life. The ‘innovate or die’ mantra runs deep in the Top Dup story, but longevity needed to feature as well. The only way to control their integrity and, to a lesser degree, their destiny, was finding their own kitchen and retail space. The epiphany has lead to them finding their own retail space and moving all their eggs to one or two baskets. The Top Dup home is just down the road from where they live beside the post office on the main drag of Willagee.
IN AN ERA OF CLEAN, GREEN WHOLE FOODS, THERE’S A COUNTER MOVEMENT AT THE OPPOSITE END OF THE SPECTRUM - HANDCRAFTED QUALITY WITH UNADULTERATED DECADENCE. THAT’S TOP DUP DONUTS, AND THEY’VE MOVED INTO 6156 WITH A RETAIL SPACE ON ARCHIBALD STREET, WILLAGEE.
Every genesis begins with a revelation and for local foodies, David Bignell and his wife Georgia, it began with coffee, curiosity, and a wok burner in a backyard. Constrained by a lack of working capital while flogging themselves with a low return coffee cart operation, the beginnings of the Top Dup Donut story is more serendipitous than strategic. Necessity is the mother of invention, and the pair were searching for something (anything!) to pull them out of the crowd. The zeitgeist they spotted across the US and eastern seaboard was the humble donut - amplified, tweaked, crafted, and totally Instagram-able. They quickly realised two things: the wave hadn’t reached Perth, and nothing was stopping them from seizing the moment. With a touch of Jobs & Wozniak in their folklore, they retreated to Georgia’s parents’ backyard and began experimenting. Claiming dibs on their wok burner, the couple became obsessed with crafting the ultimate donut. Not a skinny, round sausage of pre-mixed dough rolled in cinnamon sugar, but a plump brioche-bun version that oozed with exotic fillings like brown sugar custard or butterscotch goo, and garnished with curious additions like candied bacon or persian fairy floss. The wilder the flavours, the better. It was a sideline that became the main game, While they continued to care about coffee, an army of followers began to assemble. Initially perplexed over the sudden inspirations for decadent donuts, they started lapping them up. An ‘every now and then’ became their calling card. Three times a week, in the early days, they’d batch it up on the wok burner with a big pot and plenty of oil. Before too long, they outgrew the humble wok burner and found a semi-professional kitchen. They read plenty and were sponges for culinary secrets, business know-how and marketing smarts while absorbing
themselves in the niche world of artisan donuts. The results weren’t shabby. Better than that, people started asking for more. Driven by the foodie promotional tools of the day (Instagram and Facebook), their ‘doughies’ started trending. Pop ups sprang up and, fuelled by likes and shares, sold out just as fast. Their following on Instagram (now over 21,000) made their pop-ups the stuff of legend. Persian Rose Donuts, Black Forest Bullseyes, Peanut Butter and Jelly; Maple, Pecan and Candied bacon, each innovation was lapped up and shared away. They were recognised in mainstream media as among the emerging crew making food great in W.A. Top Dup even grabbed some of the least likely ground, promoting their deep-fried goodness as “Guilt-Free Donuts™”. Their logic is sound enough. They’re local, they support local producers, wherever possible they use locally produced ingredients, and they support local causes. Sure, they shifted the goal-posts of the definition a little, but you can’t argue the claim. With an engaging, small-town vibe going on that has strong roots from back on the farm, you find yourself hoping that they’ll just kill the pig. Get talking to them now, though, and you’ll discover quickly enough that despite a $6-8 price tag for a doughie, profitability is still a long way off. A lack of desire to compromise on the quality of ingredients or the labour intensive production process means that lofty ambitions such as profitability are at bay for a while yet. Top Dup grew fast. Initially as a wholesale supplier to local cafes. Before too long, they were supplying 40 cafes - rising at 4 am each morning to fulfil a growing roster of orders. They realised soon enough that they also had a problem. Despite flogging themselves daily, there were things they couldn’t control. Unable to insist on their recommended shelf life of 24 hours, they were gambling the integrity of their product. In the process, they were in danger of losing their most valuable asset: their story. They also discovered quickly enough that awesomeness has a
Top Dup are locals. They live local, produce local, and work local. And while they now have a semipermanent retail offering in Enex 100 as well, their kitchen and sweet spot is in the heart of Willagee. What makes the perfect donut, you ask? Plenty of things. Perfect brioche buns. Vanilla beans from France, chocolate from Belgium, locally milled flour, fruit sourced from local growers, real eggs, and real butter. There’s no premix going into a Top Dup Donus, only good gear. And it sure helps to chase down the donut with great coffee. There’s no compromise there, either. These guys use Five Senses Coffee (locally produced in Rockingham), and they know what to do with it. But it’s the story that makes it great. Without the story, you lose the romance of a humble but brilliant donut. Don’t stop at the doughies either, these guys have just launched into Slice Dup, too - Detroit-style pizza that will take your pizza experience to new places! Popping up on the last Friday night of the month and as directed on Instagram and Facebook! Should you try Top Dup? Heck yeah! Bring your friends, buy one as a gift. Make ‘em famous. Go on!
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WANTED:
One crystal ball
WITH EMILY WARD
Emily Ward kitted up for Bicton Junior Cricket Club for the first time last year. A Year 9 student at Melville Senior High, she’s setting her sights high for the game she loves. We caught up to talk about cricket and her club. Where did the passion for cricket begin? We’ve always had games of backyard cricket going in the summer with my family and cousins and I’ve always wanted to be in the action, so last year I joined a club! Do you bat or bowl? In the form of the game that I play, which is a little like T20, we get to mix For more information on all cricket programs offered by Bicton JCC, email admin@ bictonjcc.com.au For more on the girls’ junior league: perthscorchers. com.au/ girls-cricket
it around. We all bat for four overs in pairs, and we all get to bowl. I probably lean towards batting a little more and I enjoy wicketkeeping as well. Tell us about your club. I play for Bicton Junior Cricket Club. Last year was the first year that we’d had a girls’ team. We didn’t have enough players so we were in a team called ‘Southern Storm’ made up of players from Bicton and Leeming. It’s a WACA-sponsored competition called the Perth Scorchers Girls League - it was great to see it getting off the ground.
coach so it’s fun whether I’m playing or in the nets. Do you play a winter sport? Yes, I play netball as well as Scouts. When does it start up? We have a spring and summer comp - before and after Christmas holidays. Where would you like to go with your cricket? I dream of playing for the Scorchers and would love to make a career of cricket but I know I just need to keep working at it, aim high, and enjoy the game. Who’s your favourite player? Elyse Villani from the Perth Scorchers. Love her!
Why would you tell your mates to join your club? Ha - I’d tell them they get to play with me! I’d tell them they get to meet a bunch of great people. I play with four Santa Maria Do you play locally? boarders who we pick up We get around. It’s fun! for training and games. We’ve played in Wembley, They’re friends now, but Joondalup, East Fremantle, I would have never met and South Perth. them except for cricket. I’d also tell them about the What do you love about opportunities they’d get to the game? I love the atmosphere and enjoy and the great way playing with people. I love the club looks after you. training (we train at Troy Have you hit a six yet? Park) and we have a great Of course I have! How many teams and what age groups? Last year there was only one but we’re hoping for Under 15s and Under 13s this year.
In this issue, Michael Jennings addresses the most common question being asked by buyers and sellers alike and the reality of life without a crystal ball.
ONE ONE
w wiitthh M MIICCHHAAEELL JFEONRNZIAT N GTSI
“My Club”
If there’s a question that I’ve been asked more than any other in recent times, it’s this: What’s the market going to do next? It spills into a volley of other questions: What should we do with our house as a result? Should we put our property on the market or should we wait? Has it bottomed out or is it still heading there? It’s fuelled out of concern for missing the boat on what’s happening in the market. In the absence of definitive replies to questions like this, people start listening to plenty of people for possible answers. Some of those people are ill-qualified to give an answer, while others are wise enough to say nothing at all. Some give answers in the hope that their prediction will come true because it fuels their agenda and creates the sort of market in which they wish they were operating! But it’s driven by fancy not fact.
As one who has been in the thick of real estate for the past 12 years, I can say something with great certainty: the current market conditions are unlike anything I’ve ever experienced. We are amidst the most unique set of market conditions I’ve seen, and it’s difficult to spot consistent trends anywhere. It’s a week by week proposition that can change in a moment. A significant component of my discussions with home owners and buyers is communicating that we don’t know what’s happening next in the market. We don’t have a crystal ball, and we shouldn’t pretend that we do. What does this mean and what are the implications? Well, first, if someone tells you with any clarity what the market is going to do, be highly suspicious! They don’t know, and
they’re making it up! If they’ve caught a whiff of windswept optimism blowing through the market and drawn straight lines from those anecdotes, the ground is shaky. To infer anything regarding the future of the market from a small window of results is always dangerous. In six to twelve months the market may have picked up, flattened out, or still be heading south; we just don’t know. What might be fuelling one’s optimism is a single result, but the likely reality is that the owner and the agent became more realistic about price and met today’s market. What we’re finding right now is that the common practice of considering market evidence from the last six to twelve months is simply not relevant. The market is fluctuating so quickly (in every direction) and is so inconsistent from property type to property type that the evidence of the last six to eight weeks becomes a far more reliable indicator. As an agent with plenty of experience, it’s still causing me to question myself. What’s true right now? What’s the market doing in the present? The lack of definitive answers for those with less experience and fewer sales over the past year has caused them to hedge their bets, refraining from any deliberate pricing strategy and suggesting instead that ‘we let the market tell us what’s happening regarding the price of a property’. There’s still a prevalence of ‘transparent negotiations’, ‘expressions of interest’, and ‘all offers presented’. All of these strategies are bet-hedging-shorthand for ‘we don’t know and haven’t had our heads deep into the market enough to make a strong, informed pricing decision’. It’s this dynamic that has resulted in properties being stuck on the market for far too long while the overpriced listing is gradually reduced down to market reality (and often below, because it’s become stale). What are the ramifications of this for sellers? Owners need to be guided by professionals who are active within the current market in their area. Owners also need to be driven by the present realities, while also factoring in their distinct
personal situation. One of the most volatile markets in a couple of decades is not the time for false assumptions.
What’s in front of you right now? That’s what needs to drive your decision making. Both your situation and the present market reality. The crystal ball may be a fanciful desire, but in this market, the crystal ball is miniature and sees about four weeks into the future! It’s a time when strong, successful agents are turning over plenty of business because they have a keen awareness of what the market is doing right now and are confident enough to let owners know the present reality when it comes to talking about price. Sellers need a ‘current agent’ who is experienced, trusted, and consistently turning over properties right now. They’re the ones who have their heads in the ‘now’. They’re selling eight to ten properties each month, opening handfuls of properties across a weekend, and able to speak reliably about present market conditions. Anything beyond that is probably wishful thinking.
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For professional attention to the settlement of your property, contact Shelly Staddon.
0428 336 878 jacarandasettlements.com REAL ESTATE SETTLEMENT LICENCE : 59440
SOME OF THE ONES IN
MELVILLE
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FOR SALES DATA, ADVICE AND EXPERTISE IN MELVILLE, CALL THE MARKET LEADER, MICHAEL JENNINGS ON 0404 045 153
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88B REDWOOD CRESCENT STYLISH RETREAT
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43 WILLIAMS ROAD ELEVATED OUTLOOK – DUPLEX DELIGHT!
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66A ROME ROAD RENOVATED CHARACTER GEM!
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This gorgeous three bedroom, one bathroom duplex home is being offered for sale by GENUINE sellers and is the definition of a hidden gem.
This exceptionally well presented STREET FRONT character home is filled with natural light and offers an ideal entry point into Melville!
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8/5 KITCHENER ROAD BACKYARD BONANZA
A wonderful opportunity to secure a hard to come by FULL 894sqm GREEN TITLE BLOCK, currently zoned R40 in a convenient Melville pocket near shops and public transport.
The home is tucked away perfectly and brings all the benefits of a house, without the maintenance. You will be amazed how much room a villa can have!
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After a two year hiatus, Jelena Petrovic has returned to One Residential as Executive Assistant to Melville Market Leader, Michael Jennings. Jelena has an extensive background in customer service and finance with 8 years working for Commonwealth Bank focussing on management and mortgage lending. Fuelled by her love of real estate which dovetailed with her lending experience, she began her real estate career with One Residential in 2013. Jelena forms an integral part of Michael’s team, specialising in delivering outstanding customer service to his clients. She thoroughly enjoys the fast paced and challenging environment that real estate provides.
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SOLD 308 MARMION STREET TRIPLEX BLOCK WITH BONUS CHARACTER HOME!
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WELCOME BA C K , JELENA!
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Jelena has a Certificate 4 in Finance and is a Licensed Real Estate Representative. Away from work, she enjoys pilates, yoga, walking her dogs, and planning her next renovation project with her partner Daniel.
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ONE RESIDENTIAL: MANAGEMENT
MANAGING WITH ONE IN
the times they have a chang-ed PRINCIPAL & DIRECTOR, RICHARD THURTLE ON THE CURRENT RENTAL MARKET It’s no news flash that the rental market has changed dramatically over the last couple of years. The lines of people at property inspections hoping to find a property for lease and the subsequent flurry of rental applications and bidding wars to secure a property are a distant memory. In its place, is a market with lower median rental prices, higher vacancy rates, and competition for tenants, not properties. Richard Thurtle, Principal and Director of One Residential Property Management, talks about the current market conditions and how they have changed the behaviours of tenants, owners and Property Managers in different ways.
Yes, it’s a market skewed towards the tenant, but how is that playing out across the market? “There’s no doubt there have been fundamental changes in the marketplace,” said Richard Thurtle, Principal of One Management.
median prices but with these now factored into the market, the next round of rent reviews is likely to be flat or with only a minor further correction. In a market that is generous with properties and low on tenancy applications, there can be a tendency to be less rigorous with screening rental applications.
“Prospective tenants inspect properties expecting to make an offer on the ‘going rent’ rather than diving for the closest “There’s certainly that temptation,” says Richard, “but the rental application form. consequences of being lax in screening has a far greater downside than the upside of getting someone into a property. “Where we saw people outbidding one another to secure tenancies before, it’s been replaced by negotiation for a lower-than-asking price.
“Just recently we recommended the rejection of an applicant to an owner desperate to let their property after finding the “Sitting tenants (those with existing leases) are far more savvy, applicant had a track record that wasn’t favourable when it too. They know the lay of the land and that the property up came to paying the rent. the road, just like theirs, was just re-let for a lower price. “That’s tough news to break when you think you’ve finally They’re not shy of demanding a similar decrease in their secured a tenant. It’s no fun for us either, but we know the weekly rental at renewal time,” Richard said. potential ramifications of ignoring such obvious warning signs As a result of this dynamic, there’s plenty of communication as well,” Richard said. on rental prices going on with owners. In a nutshell, the attitude of tenants is more demanding, the attitude of owners more concerned, and the attitude of “Back a year or so, there was two markets - one with people property managers more conscientious! that were taking on new leases at far lower prices, but another slice of the market that was still wearing the weekly “There’s plenty of cause for disappointment out there right rental of the previous market conditions,” said Richard. now if you’re an owner and that makes for many delicate conversations,” says Richard. “There are very few of those scenarios remaining in the market now. Most have renegotiated to reflect the current market conditions and the playing field is level once more - albeit at a lower median price. “We’re frequently talking with owners as we approach a re-letting to establish what room we have to move (or how much we may have to move) in light of the market. “While we work hard for our tenants, our primary relationship will always be with our owners, and so we work to achieve the maximum income for them at any letting or reletting,” said Richard. The result of all these negotiations and renegotiations is that the wild, downwards swing in the rental market is tapering off. Re-lettings may have seen dramatic movements in the
Given the demands that tenants can make, there’s reasonable concern as to how owners will continue to finance their property on lower incomes or make improvements when they’ve been in negative income territory for many months. There is little doubt: the market is in a holding period. While the impetus for the downswing may have abated, there’s no reason to assume that it won’t move further - just not as harshly. Holding on in a holding period is no joy for an owner, but with few other options on the table, it’s a case of bunkering down, locking tenants into secure, if not lower, rental agreements, and hanging in there. The times may well have changed for owners but, like another song says, all the good times we had will happen again!
P L E N T Y O F PA S S I O N IN T HE K I T C HE N
not personal preference, but delivering quality, functional design that meets our client’s requirements - practical and aesthetic.
The kitchen. It’s often referred to as the epicentre of the home. More waking hours tend to be spent in and around there than any other area in the house. It makes sense then, that whether you’re building, renovating, buying, or living in a home, that you’d care about the form and function of the space. We caught up with General Manager of Zeel Kitchens, Phil McDonald to talk about kitchen design, construction, and how he came to be in the industry.
What got you into the industry? About two weeks of work experience, while I was at school, was all it took. Not long after, I left school to begin a cabinet-making apprenticeship and haven’t looked back! What caused you start Zeel Kitchens? When I finished my apprenticeship, I wasn’t sure what would happen next, but I knew that working for my employer at the time probably wasn’t a long term proposition. My Mum had said years before that she could see me starting and running a business and I guess, at some level, that had stuck with me. I was fortunate that my first boss exposed me to every aspect of the industry. It stood me in good stead when I struck out on my own. That was 14 years ago! So that was Zeel Kitchens? No, that was Prescott Cabinets. For some years I operated another business with a business partner, and after that business relationship changed, I started Zeel. What do you enjoy about designing kitchens? What I enjoy most, more than the construction work, is the pleasure I get from seeing people satisfied and loving the kitchen we built for them. When you pull out an old kitchen and install what is often the kitchen of their dreams, and then witness them discovering the difference, it makes to their home and the greater function that it brings, that’s cool. There’s been a lot of flat pack options flooding the market. If someone was considering one of those options, what would you recommend? If someone plans to use one of those standard options, pick it up and do the installation themselves, and they have the kitchen that’s the exact dimensions for it, go for it! We’re certainly not going to compete on that price. The moment people come in and show us those standard plans, we feel we can’t ethically give them just that. It makes too much sense to us to make it fit perfectly into the space they have, but we understand that will put us out of the price range of some.
The flat-pack option has certainly lowered the level of acceptable quality and customisation largely is out the window. The integration of lighting, cables, and finishing are all compromised to some degree - whether great or small. That’s not to say they can’t work, but it comes down to chance a little as far as dimension goes and the proficiency of the installer (owner) certainly plays a big part. What would your advice be to someone considering renovating their kitchen? I’d start with motive. Why are you renovating? To sell? To enjoy your new kitchen long term? What works and doesn’t work about your current kitchen? Do you just want it to look good or does it need to work? While you can have a functional kitchen that looks great, there’s plenty of attractive kitchens that are ill-considered when it comes to functionality. Nine out of ten people respond that practicality prevails over form. Once that’s sorted, we get busy with the mechanics of the working triangle in the kitchen and how we can turn it into a functional working space. While there are no hard and fast rules, there are certain guidelines that make sense when it comes to spatial relationships. We work through those in the design phase. And the budget is obviously a key factor. That’s a conversation that needs to happen early because not everything is possible. While it might be nice to dream that you can have whatever you want, it’s good to establish reality early. If the owner is renovating the kitchen as part of preparing the home to sell, it’s important that the design decisions aren’t so particular or bold that it will make it difficult to market. Does Zeel have a particular design style? Not at all. Our marketing catch-cry is ‘no formula but quality’ and we certainly live by that. We’ve designed kitchen from traditional and classic to modern contemporary, Hamptons and French Provincial, Cottage, and plenty in between. What drives us is
What are the big trends in kitchen design you see right now? There are a lot monochromatic kitchens going around, and a thoughtful use of different textures. Tiles against wood, stone with tiles and natural flooring. Tiles are overwhelming splashbacks now with people opting for less gloss and more personality on the walls - sometimes with tiles or patterns with tiles. The level of sophistication in cabinetwork with automation and the clever use of storage space have opened up a lot more alternatives when it comes to shelving, closures and use of the vertical spaces in the kitchen. When it comes to colour, white and neutral greys are winning the day - not necessarily so it’s sparse and clinical but to open the way to stronger design features elsewhere in the kitchen while stainless steel remains the overwhelming choice for appliances. The kitchen design industry is constantly innovating and the half-life of trends is brief, but they’re some general trends right now. Do you have a showroom? Our current display space in Cockburn Central has a display area, but we’ll be moving this to Home Base in Wembley shortly with our design staff permanently located there.
If you’re ready to make your kitchen great, call Phil at Zeel Kitchens on 6397 5130 or visit zeelkitchens.com.au
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EAT, DRINK, GATHER: ANY MEAL OF THE DAY, ANY DRINK OF THE DAY. (OR NIGHT) Functions bookings now available in the Midnight Fox Room. 356 MARMION ST, MELVILLE
PHONE 9317 4400
eat | drink | gather
NOW FULLY LICENCED
OPEN 7 DAYS, 6:30AM - LATE
blendcafepizza.com
SPRING BURSTS INTO LIFE! Spring is a great season to get out there and see things grow! Here’s 18 things that Nature Play have put together to make spring plenty of fun for kids. 1. Collect fallen winter sticks and build a cubby or giant nest
Your local butcher is a stockist of:
MT BARKER CHICKEN
LUV-A-DUCK
KILLARA OPEN RANGE PORK WA FRESH SEAFOOD
and a range of gourmet condiments
E L L I V AD L E M HER C T BU
2. Find a good sturdy tree, make a rope swing and pretend you’re Tarzan 3. Take a photo or sketch of a flower or tree at the beginning of spring and watch it change over the season. 4. Explore Melville to see how many blossoms you can find 5. Collect snails and watch the trails they make 6. Collect natural things to make a hanging mobile to hang outdoors 7. Plant tomatoes, basil, cucumbers, pumpkins or lettuce in a patch, in recycled pots, pans, milk containers, even old boots 8. Build a scarecrow for your veggie patch 9. Make a necklace or garland from dandelions or daisies 10. Head to a creek or wetland with a net and magnifying glass and see what you scoop up (return everything to the water!) 11. Collect natural objects from the ground and make a giant mandala 12. Pick a flower, place it in a glass of water with some food coloring or dye and watch the petals change colour
354 MARMION STREET MELVILLE PHONE 9330 3863
13. Take a Day Trip to Bells Rapids! 14. Grab your friends and go fly kites 15. Go on a bushwalk and see how many spring wildflowers you can find 16. Start a spring nature journal with poems, drawings, and things you’ve collected 17. Find an old gum tree and spot the birds going in, poking their heads out or nesting in hollows 18. Start a spring nature journal with poems, drawings, and things you’ve collected
One Residential Sales and Property Management Mobile 0404 045 153 michael.jennings@oneresidential.com.au
oneresidential.com.au Supporting local producers and suppliers, Marmion Street Fresh stock fresh fruit and vegetables with a gourmet delicatessen, gourmet and day to day grocery needs.
LOCALLY-OWNED + RUN BUSINESS
344 Marmion St Melville - Open 7 days, 7am-7pm