Market Appraisal - 16 Leafield Cres, Lake Panorama
07/07/2025
Ed Mar n Adrian Heineke & Barbara Jeane e Heineke
Dear Ed and Barbara
Thank you for the opportunity to provide a current market appraisal for your property
The content of this submission includes a strategic marke ng 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 sugges ons for a marke ng investment, and a li le bit of informa on 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 marke ng and sale of your property seriously
Our aim is to provide the best possible service and the best results, every me
We’re proud to be supported by Now Realty Group, one of New Zealand’s top performing Ray White franchises and backed by the fastest growing real estate brand in the country.
On behalf of our team and Ray White’s Now Epsom, we look forward to working with you.
Warm regards, Stuart
& Murray
Ray White Epsom
027 574 7659 | stuart.robertson@raywhite.com
027 466 2660 | murray dow@raywhite com
Property Description
A single level execu ve home on a freehold tle, in an elevated sunny posi on in the highly desirable Lake Panorama community.
Sited on a gently sloping site of 693 square metres (more or less) and falling under the Residen al Single House Zone.
This generous easy maintenance home is sure to a ract strong interest from mul ple buyer groups, especially at this me as there are a lack of compara ve proper es for sale in the area.
A er research, your home is sure to a ract a en on from a number of buyer groups including
Home buyers looking to take their next step up the property ladder
Families a racted by the quality build, generous spaces and safe, quiet street
Astute investors looking to add value and obtain a rental income
Down-sizers from the area wan ng a single level home
The market is currently in a stable state with property prices not expected to undergo any significant movement in the next 2-3 years
This is an ideal me to sell and to u lise your capital gain to put your future plans in place
We have seen
A reduc on of DOM (average days on market) in your area
Many homes being sold by auc on have a DOM of around 21 -28 days
There are increasing numbers of “under the hammer sales” and pre auc on offers
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 me 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
Comparative Market Analysis
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 2025
Prepared by: Stuart Robertson and Murray Dow
This Compara ve Market Analysis provides an es mate of the probable selling price for 16 Leafield Crescent, Henderson
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: $1,310,000
Land value: $700,000
Valua on ref: 33090/1462
Valua on Date: 2024
Improvements: $610,000
Land Area: 693
Floor Area: 218 m 2
Bedrooms: 5
Bathrooms: 2
Car Spaces: 2
Building Age: 2000
Council Rates: $3,710
Zoning: Single House Zone
Wall Material: Mix
Roof Material: Tile Profile
Property Descrip on
The sale price of comparable proper es in this report range between $890,000 and $1,525,000
Es mated Appraisal Price
Based on the selected proper es that have sold nearby, this property is likely to a ract buyer interest between $1,350,000 and $1,450,000 This price could increase with buyer compe on during the sales campaign
Map of Property
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 2025
Prepared by: Stuart Robertson and Murray Dow
Map of Comparable Properties
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 2025
Prepared by: Stuart Robertson and Murray Dow
Nearby Listings
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
Based upon the recent sales and taking into account the current market condi ons, we appraise the value of the subject property, with the poten al to be more in a compe ve buying situa on, within the range of: $1,350,000 to $1,450,000
With a base fee of $950.00 and a standard commission of 4% on the first $500,000 and 2 5% therea er, the es mated commission based on the mid-range sale price of $1,400,000 would equal
$43,450 (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 are able to review our commission structure when we have an offer that is acceptable
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 Informa on Report (LIM Report) Therefore our appraisal is subject to any compliance or local authority issues that may be iden fied therein.
We highly recommend you complete the presenta on works that we discussed at our mee ng, as this could add significant value in the eyes of the buyers.
The only certain way of ascertaining market value is from qualified buyers wan ng to purchase during the sales campaign.
Residential Insights
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 2025
Prepared by: Stuart Robertson and Murray Dow
Residential Insights
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 2025
Prepared by: Stuart Robertson and Murray Dow
Demographic Insights
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 2025
Prepared by: Stuart Robertson and Murray Dow
Title Details
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 2025
Prepared by: Stuart Robertson and Murray Dow
RECORD OF TITLE DERIVED FROM LAND INFORMATION NEW ZEALAND
Address: 16 Leafield Crescent, Henderson
Identifier: 180228
Land Registration District: North Auckland
Date Issued: 2005-06-13T00:00:00
Prior References: 170169
Estate: Freehold
Legal Description: Fee Simple, 1/1, Lot 27 Deposited Plan 343891, 693 m2
Registered Owners: Barbara Jeanette Heineke, Ed Martin Adrian Heineke
Current Instruments:
Consent Notice pursuant to Section 221 Resource Management Act 199113.6.2005 at 9:00 am
Land Covenant in Transfer 6456019.7 - 13.6.2005 at 9:00 am
Mortgage to ASB Bank Limited - 17.4.2018 at 2:02 pm
Fencing Covenant in Transfer 6698746.1 - 20.12.2005 at 9:00 am
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
Nearby Schools (Secondary)
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 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.
away - 9min drive
Remove TKKM o Te Kotuku (Primary/Intermediate) Not zoned 1.59km away - 8min drive EQI 499 Co-Educational
Remove
Nearby Schools (Primary)
Prepared for: Ed Martin Adrian Heineke & Barbara Jeanette Heineke
Subject property: 16 Leafield Crescent
Prepared on: 07 July 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. Western Heights School
1.02km away - 7min drive
EQI 399 Co-Educational
Remove Henderson South School
Remove
Remove
zoned 1.38km away - 7min drive
EQI 516 Co-Educational
TKKM o Te Kotuku (Primary/Intermediate) Not zoned 1 59km away - 8min drive
