Thank you for the opportunity to provide a current market appraisal for your property
The content of this submission includes a strategic marketing plan that will help us to achieve the best possible results in the current market
The following pages include recent suburb sales data and demographics, some suggestions for a marketing investment, and a little bit of information about us, along with genuine feedback from our clients following the sale of their homes
We understand that the sale of your property is important and want to assure you that we take the marketing and sale of your property seriously
Our aim is to provide the best possible service and the best results, every time
We’re proud to be supported by Ray White Black Group, one of New Zealand’s top performing offices, backed by the fastest growing real estate brand in the country
On behalf of our team and Ray White’s Black Group, we look forward to working with you
Warm regards,
Stuart & Murray
Stuart Robertson & Murray Dow | Licensee Salespeople
027 574 7659 | stuart robertson@raywhite com
027 466 2660 | murray.dow@raywhite.com
Property Description
A character 1930's bungalow on one of Westmere's highly desirable streets.
Sited on 496 square metres of gently contoured land, with secure parking, outbuildings and in ground heated pool. The east/west orientation allows for an abundance of morning and afternoon light
The handy location is just minutes from Westmere Village and in close proximity Cox's Bay, Grey Lynn, Herne Bay and Ponsonby
Your home is sure to attract attention from a number of buyer groups including
Families stepping up on the property ladder
Astute investors looking for higher yield income streams
Owners looking to add their own personality and value
Owner occupiers wishing to supplement their mortgage with income generated from the additional buildings.
Ex pat buyers looking to purchase in a desirable city fringe neighbourhood
Families attracted by the high performing school zones
As you will see in the recent sales and listings there are consistent signs the market has turned and is once again improving This is evidenced by the following:
A reduction of DOM (average days on market) in your area.
Many homes being sold by auction have a DOM of around 24 days
There are increasing numbers of “under the hammer sales” and pre auction offers
There has been a huge increase of buyers applying for finance since the continued OCR announcements and the corresponding decrease in interest rates from the major lenders
Media reporting on the improving market conditions
We have appraised your property as detailed in the following pages and would envisage an improvement on sales prices as the market recovers
When you feel it is time to move on with your future plans, we are here to work with you to ensure that we maximize your property value come sales day
Our Recommendations
Your property would receive wide market attention when launched as part of a strategic and targeted marketing campaign, attracting qualified buyers competing for the chance to secure your property.
The most effective sales method in the current market is sale by public auction The first stage of our marketing process is crafted to ensure the following benefits:
Time-Limited Campaign: This approach minimizes your days on the market by creating a sense of urgency among buyers
Focus on Buyer Value: By removing price focus, we highlight the current value buyers place on the property, thereby attracting genuine interest
Unconditional Readiness: Buyers are prepared to make unconditional offers, streamlining the sale process
Competitive Environment: The auction format fosters competition among buyers, rather than pitting them against you, the seller
Pre-Agreed Terms: Buyers agree to your terms and conditions before bidding begins, ensuring clarity and efficiency
Seller’s Motivation: An auction signals to the market that you are motivated and committed to achieving a sale
Prepared Agreements: Sales and purchase agreements are prepared in advance, enabling us to obtain offers in writing promptly and with urgency
Ongoing Communication: After every open home or inspection, we will provide a detailed call and weekly written reports, including buyer feedback, to keep you informed and support your decision-making process on sale day.
Stage Two: Conditional Negotiations
Should the auction not achieve an acceptable level of bidding, our marketing plan includes a second stage where we will engage with buyers on a conditional basis This ensures that we have a plan in place to secure the best possible outcome for your property. We are confident that this strategic approach will position your property to attract the attention it deserves and ultimately achieve a successful sale
Commission Calculation
A market appraisal is always a legal requirement for determining the commission range Appraisals are always a snapshot and are dependent on the buyers in the market at the time of sale of comparative properties
In our appraisals we cover two values
1 The Stats Value: Is solely based on past sales and does not take into account buyers emotional engagement with your property or competition
2 The "LOVE" value: The value we are always aiming for when your property is on the market We work to uncover the additional value buyers are prepared to go to when they connect with your property and move from price driven to heart driven purchasing This also happens during competition between buyers In most cases the LOVE Value may be significantly higher than the Stats Value
Based upon the recent sales and taking into account the current market conditions, we appraise the value of the subject property, with the potential to be more in a competitive buying situation, within the range of:
$1,950,000 to $2,150,000
to $2,300,0000
With a base fee of $950 00 and a standard commission of 4% on the first $500,000 and 2.5% thereafter, the estimated commission based on the mid-range sale price of:
$2,200,000 would equal
$63,450 (plus GST)
Our commission is performance based and is only chargeable when we bring you an offer that you are happy to accept for your property.
We have reviewed the Record of Title and legal interest and in our opinion there are no encumbrances that will have an impact on value
However, we have not reviewed the Land Information Report (LIM Report) Therefore our appraisal is subject to any compliance or local authority issues that may be identified therein This is particularly the case with things such as additional out buildings etc Non consented and uninsurable buildings may have a significant impact on the value buyers place on a property.
Comparative Market Analysis
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
This Compara ve Market Analysis provides an es mate of the probable selling price for 77 Warnock Street, Westmere
The es mated selling price is based on other proper es deemed 'comparable' - either sold or currently for sale in the area, plus suppor ng market informa on
Descrip on
Capital value: $2,325,000
Land value: $2,025,000
Valua on ref: 2/7700190000
Valua on Date: 2021
Improvements: $300,000
Land Area: 496
Floor Area: 123 m 2
Bedrooms: 3
Bathrooms: 2
Car Spaces: 3+
Building Age: 1930
Council Rates: $5,742
Zoning: Single House Zone
Wall Material: Weatherboard
Roof Material: Aluminium
Property Descrip on
The sale price of comparable proper es in this report range between $1,870,000 and $2,900,000
Es mated Appraisal Price
Based on the selected proper es that have sold nearby, this property is likely to sell in the following ranges
Stats Value: $1,950,,000 and $2,150,000
Love Value: $2,100,000 and $2,300,00 (with the ability to achieve more under compe on).
Nearby Sales
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
Nearby Sales
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
Nearby Listings
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
Residential Insights
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
Residential Insights
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
Demographic Insights
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
Title Details
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
RECORD OF TITLE
DERIVED FROM LAND INFORMATION NEW ZEALAND
Address: 77 Warnock Street, Westmere
Identifier: NA393/98
Land Registration District: North Auckland
Date Issued: 1924-05-28T00:00:00
Prior References: NA392/33
Estate: Freehold
Legal Description: Fee Simple, 1/1, Lot 151 Deposited Plan 17366, 496 m2
Registered Owners: Ranjini Kumar, Rohit Kumar
Current Instruments:
Fencing Agreement in Transfer 178761 - 28.5.1924
Mortgage to Bank of New Zealand - 12.11.2015 at 5:00 pm
The information provided on this Title Details form acts as a guideline only. As a result, Relab cannot and does not provide any warranties or assurances of any kind in relation to the accuracy of the information provided through this report. Relab will not be liable for any claims in relation to the content of this report.
Map of Property
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
Nearby Schools (Secondary)
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
This school data from the Ministry of Education. Please advise that school zones and other details are subject to change and you should not rely on this information alone To check current boundaries or other details you should contact the school concerned Relab accepts no responsibility for any action taken on the basis of information provided below, or for any errors or omissions
Nearby Schools (Primary)
Prepared for: Ranjini Kumar & Rohit Kumar
Subject property: 77 Warnock Street
Prepared on: 15 April 2025
Prepared by: Stuart Robertson and Murray Dow
This school data from the Ministry of Education. Please advise that school zones and other details are subject to change and you should not rely on this information alone To check current boundaries or other details you should contact the school concerned Relab accepts no responsibility for any action taken on the basis of information provided below, or for any errors or omissions
