Thank you for the opportunity to provide a current market appraisal for your exceptionally renovated 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 large multi level family home secreted in a private lush right of way setting.
The Allan Shanahan designed home is bathed in light and has been meticulously remodelled and upsized to meet the demands of modern living on a luxurious scale
After considerable research we feel your home is sure to attract attention from a number of buyer groups including
Families upsizing to a forever home
Blended, extended and multi generational families that require separation and space for everyone
Professionals looking for a home that celebrates their success and allows for entertaining family and guests on both an intimate and grand scale.
Families drawn to the coastal lifestyle and desirable schooling
Returning expats looking for a unique and substantial base in Auckland
As you will see in the recent sales and listings there are 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
There are increasing numbers of “under the hammer sales” and pre auction offers
An increasing number of properties are selling above the CV
Significant numbers of high end buyers searching for quality homes
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
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:
$5,400,000 to $5,900,000 (with the possibility to achieve more under competition)
The appraisal range is based solely on recently sold properties and a final sale price often alters considerably depending on the buyers in the market at the time of the campaign
The appraisal range is always confidential and never disclosed to buyers.
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 $5,650,000 would equal
$149,700 (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
Comparative Market Analysis
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road
Prepared on: 26 March 2025
Prepared by: Stuart Robertson and Murray Dow
This Compara ve Market Analysis provides an es mate of the probable selling price for 40C Rawhi roa Road, Kohimarama
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: $3,650,000
Land value: $2,750,000
Valua on ref: 18/23500340014
Valua on Date: 2021
Improvements: $900,000
Land Area: 981
Floor Area: 340 m 2
Bedrooms: 5
Bathrooms: 3 5
Car Spaces: 5
Building Age: 1990
Council Rates: $8,412
Zoning: Mixed Housing Suburban Zone
Wall Material: Cedar and NuWall
Roof Material: Shingle Profile
Property Descrip on
The sale price of comparable proper es in this report range between $4,000,000 and $6,500,000
Es mated Appraisal Price
Will the lack of comparable proper es and the recent upgrades, addi ons and CV no longer relevant, we have es mate a range between $5,400,000 and $5,900,000 However this does not take into account the emo onal value of buyers looking at the me of the sale.
Nearby Sales
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road Prepared on: 26 March 2025
Nearby Listings
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road Prepared on: 26 March 2025
Prepared by: Stuart Robertson and Murray Dow
Nearby Listings
Residential Insights
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road
Prepared on: 26 March 2025
Prepared by: Stuart Robertson and Murray Dow
Residential Insights
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road
Prepared on: 26 March 2025
Prepared by: Stuart Robertson and Murray Dow
Residential Insights
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road
Prepared on: 26 March 2025
Prepared by: Stuart Robertson and Murray Dow
Title Details
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road
Prepared on: 26 March 2025
Prepared by: Stuart Robertson and Murray Dow
RECORD OF TITLE
DERIVED FROM LAND INFORMATION NEW ZEALAND
Address: 40C Rawhitiroa Road, Kohimarama
Identifier: 234277
Land Registration District: North Auckland
Date Issued: 2006-04-27T09:00:00+00:00
Prior References: 172826, 178938
Estate: Freehold
Legal Description:
Fee Simple, 1/1, Lot 2 Deposited Plan 357612 and Lot 3
Deposited Plan 343614, 981 m2 Fee Simple, 2/9, Lot 3 Deposited Plan 101916, 392 m2
Registered Owners: Andrew James Brown, DLT (2022) 3 Limited, Jodhi Lauren Wharfe, Tracy Nicola Pettengell
Current Instruments:
Land Covenant in Easement Instrument 6840629.11 - 27.4.2006 at 9:00 am (a ects Lot 2 DP 357612)
The easements created by Easement Instrument 6840629 17 are subject to Section 243 (a) Resource Management Act 1991
Subject to Section 241(2) Resource Management Act 1991 (a ects Lot 3 DP 343614 & Lot 3 DP 101916)
Land Covenant in Deed B320686.1 (a ects part formerly CT 178938)
Subject to a drainage right over parts Lot 3 marked C & Q on DP 343614 & a right of way easement over all Lot 3 DP 101916 specified in Easement Certificate B296403 4 - 6 6 1984 at 2 31 pm
Subject to air, light & fire protection easements over part Lot 2 marked A on DP 357612 created by Easement Instrument 6840629.17 - 27.4.2006 at 9:00 am
Appurtenant hereto is a right of way created by Transfer 956441 1 (a ects part Lot 3 DP 343614 & all Lot 3 DP 101916)
Map of Property
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road
Prepared on: 26 March 2025
Prepared by: Stuart Robertson and Murray Dow
Nearby Schools (Secondary)
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road
Prepared on: 26 March 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
476m away - 6min walk
away - 7min drive
College
3 88km away - 11min drive
372 Integrated Girls School
Nearby Schools (Primary)
Prepared for: Andy and Tracy
Subject property: 40C Rawhitiroa Road
Prepared on: 26 March 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
