Dear Fleur, It is a pleasure and a privilege to tender our recommendations for the sale of this outstanding property.
Be assured that by appointing Stean Nicholls, the full focus and strength of our entire sales team is behind you every step of the way. We are dedicated to achieving the highest possible price with a minimum of fuss. At all times you can expect us to be hard working, professional and respectful.
Our innovative approach keeps the campaign as simple and straightforward as possible for you. A key aspect of this is our dedication to close personal communication and excellence in professional service. We listen to your individual requirements and deliver.
Yours faithfully
Stean Nicholls
Jack Stean
M 0434 588 664
T 6021 5233
E jack@steannicholls.com.au
Mikaela Gould
M 0458 470 763
T 6021 5233
E mikaela@steannicholls.com.au
The Property
Land Specifications
Local Council Albury
Lot/Plan LOT 5 DP39270
Area 740m² Approx.
Planning Zone
Residential
Your Sales Team
Your Management Team
Jack Stean
Director / Licensed Agent / Auctioneer
Having worked on his craft, honing his skills in the Inner Melbourne real estate market for 5 years before returning to Albury, Jack now combines his commerce degree and real estate background to forge a successful career. Jack’s instinctive real estate skills, attention to detail and strong work ethic ensure every sales campaign is managed flawlessly from start to finish. His loyal and honest approach has established lasting relationships with his clients. Having developed an understanding of his client’s individual needs he gains a particular satisfaction from exceeding expectations of the service he provides and the ultimate result achieved.
Mikaela Gould
Sales Executive / Licensed Agent
Superior communication skills and a welcoming disposition, paired with consistent hard work, make Mikaela a pleasure to work with. Genuinely passionate about real estate, Mikaela is focused, energetic and motivated to deliver strong buyer and seller-focused service.
A lifetime Albury resident, Mikaela has a deep appreciation for the area and local community. Mikaela is not only approachable, but a strong communicator who easily establishes rapport with vendors and buyers. Finding she had a natural flair for real estate from young age, Mikaela has built her career on integrity, approachability, and service.
Lachlan Hutchins Director / Licensed Agent / Auctioneer
A sales traineeship with Wesfarmers, followed by eight years in the construction industry, developed Lachlan’s exceptional skills in problem solving while his time as a gymnasium owner and facilitator honed his outstanding communication skills. Together these attributes give Lachlan a distinct advantage in real estate where expertise in negotiating and customer service is paramount. A total professional, Lachlan’s confident and calm demeanour, underpinned by his broad skill set and strong commitment to service and integrity, has earned him an enviable reputation among both his clients and his peers.
Nicholas Clark Director / Licensed Agent
Originally from Albury, Nick began his career in real estate in Canberra. He excelled in all facets of the real estate industry covering leasing, property management, administration and finally sales. Nick demonstrates professional commitment to the real estate industry by striving not only to meet his client’s needs, but to exceed them. And with a strong background in hospitality, his dedication to customer service is second to none. Working in a busy and ever changing industry, Nicholas is equipped with the capability of juggling many tasks at once, while providing a professional and detailed outcome.
Value of the Property
Based on examples of recent market activity, we believe that Mount Street will broadly appeal to buyers capable of spending between $700,000 and $800,000 and is likely to achieve a sale price in the vicinity of $725,000 towards $775,000. Spirited offers with a competitive marketing campaign may result in an ultimate sale price in excess of our appraised range. Some of the included comparable sales are more relevant than others, as I’m sure you are aware.
224 Mount Street, East Albury
Sold for $785,000 (Feb 2025)
3 Bedrooms, 2 Bathrooms, 3 Car
Land size: 766m2
222 Fletcher Street, East
Sold for $780,000 (Mar 2024)
3 Bedrooms, 2 Bathrooms, 3 Car
Land size: 670m2
Sold by Stean Nicholls
242 Mount Street, East
Sold for $730,000 (Nov 2024)
3 Bedrooms, 1 Bathrooms, 2 Car
Land size: 702m2
Sold for $720,000 (Feb 2024)
3 Bedrooms, 1 Bathrooms, 1 Car
Land size: 781m2
251 Mount Street, East Albury
Sold for $745,000 (Apr 2025)
3 Bedrooms, 1 Bathrooms, 2 Car
Land size: 873m2
Sold by Stean Nicholls
323 Chambers Avenue, East Albury
Sold for $700,000 (Apr 2025)
3 Bedrooms, 1 Bathrooms, 1 Car
Land size: 715m2
Albury
Albury
237 Bernhardt Street, East Albury
Method of Sale - Two-Stage Expressions of Interest
Stage One
In the two-stage approach, we introduce your property to our current qualified and motivated buyers prior to any public marketing.
Our sales team inspects your property and recommends it to our potential buyers. We contact local and interstate Buyer Advocates and Re-Location Agents with the view to finding the right buyer prior to any media promotion taking place.
If the property is not sold during this initial introduction phase, it is listed as a forthcoming sale with a complete marketing campaign.
Stage Two
The fast pace of the modern real estate market has educated buyers to act swiftly, with the Expression of Interest (EOI) deadline working to reinforce this. The closing EOI date motivates buyer action and removes any unnecessary pressure on you, the vendor. The other benefit of an EOI campaign is that price can be removed as an obstacle. An EOI works in reverse: the buyer is given just a glimmer of hope that the property may be bought below market value, which encourages participation. The participation of others then drives the price upwards and often to unexpected heights, often via a “boardroom auction” where more than one party makes an offer at an acceptable level.
Method of Sale - Two-Stage Auction
Stage One
In the two-stage approach, we introduce your property to our current qualified and motivated buyers prior to any public marketing.
Our sales team inspects your property and recommends it to our potential buyers. We contact local and interstate Buyer Advocates and Re-Location Agents with the view to finding the right buyer prior to any media promotion taking place.
If the property is not sold during this initial introduction phase, it is listed as a forthcoming auction with a complete marketing campaign.
Stage Two
An auction creates competition by fully publicising the property and allowing interested parties to openly compete (bid) against each other. Often, offers are made prior to the auction date, which you may choose to accept.
The majority of buyers fear loss more than they fear overpaying. A deadline, combined with a concentrated marketing campaign, creates awareness as well as a sense of urgency. The auction date minimises procrastination — buyers are acutely aware that they must decide and act by the given date.
Professional Fees
With properties of this standing, commission structures vary from agent to agent. Reflecting on the reasons for this yields many important insights into the real estate industry. Often vendors encounter agents who, despite their standing in the market place, lack the energy and determination to obtain the best possible outcome and their client’s net result suffers as a consequence.
Our Professional Fees are generally structured as a fixed percentage of the sale price, we propose a fee of 2.5% INC GST.
Stean Nicholls Advantages
There is a lot of information to consider before appointing your agent. It is very difficult to financially quantify the difference that a particular agent may make to your sale. Naturally when considering a number of agents there are often important and significant differences that separate the exceptional agents from the average…
Reach, Relationships, Results
These three strategies underpin everything that is different about Stean Nicholls. Our company culture rewards teamwork, resulting in our sales agents working together to introduce buyers to your home. You have the whole Stean Nicholls sales team behind you, each of them working hard to sell your property.
The Stean Nicholls Brand
Stean Nicholls is a highly regarded brand and is recognised as a market leader in Albury associated with selling quality real estate.
Experience has shown that we have the ability to negotiate the highest price for the properties we represent. Not only does Stean Nicholls attract high net worth buyers from East Albury, but crucially we also attract tremendous interest from the surrounding suburbs where we also have a substantial presence.
We are not bound to suburbs and territories and restricted by franchise agreements. Our database is a central pool of potential buyers and our sales agents work together as a team to introduce buyers to homes.
An Expert and Cohesive Sales Team
We are “top end” specialists and we sell more properties in this section of the market than any of our competitors. Our salespeople form a very cohesive team, we are a dynamic, tight-knit unit and bring our ‘family culture’ qualities to your sales campaign.
Our team regularly attends a diverse range of compulsory sales training, conducted in-house and externally, ensuring they are knowledgeable and up-to-date with the latest trends in the property industry to maintain elite negotiating skills.
Optimum Reach to Potential Buyers– Local and Interstate
Our integrated database is the largest in Albury with over 6,000 active contacts. Utilised across the entire network it includes details of thousands of qualified purchasers giving the Stean Nicholls agents superior intelligence and knowledge of the potential purchasers’ history and buying requirements. We will promptly contact these buyers via SMS, e-mail or phone and invite them to the open for inspections or arrange a suitable private appointment.
Exceptional Client Service and Communication
As your lead agent within Stean Nicholls, Jack Stean and Mikaela Gould will respond to every email and phone enquiry personally. This gives you confidence that agents of the highest calibre will be on your side for the entire campaign to deliver your ideal outcome. Rest assured that the team that initially inspected the property is the team that will attend the inspections. This direct, hands-on approach ensures that no detail is overlooked and the important aspects of the
sale are not delegated to junior or inexperienced agents.
You will be regularly up-dated during the marketing period regarding the depth of buyer interest in your property and the general progress. This includes a complete list of names and feedback from each buyer inspection, regular written progress reports, vendor meetings and regular telephone and e-mail contact.
The Stean Nicholls Client Services team offer a complimentary service to all of our clients assisting you with any relevant financial support as well as providing help with the connection of utilities.
Industry Leading E-Strategy
The Stean Nicholls E-strategy is tailored to engage the significant number of buyers that focus on the internet in their quest to research and find the ideal property. Our E-Strategy capitalises on the latest dynamic and adaptive online techniques to entice the optimum number of buyers to inspect your property. Our website is user friendly and updated regularly to ensure we are in step with the latest trends. Our strategy integrates the use of weekly Web-Books and SMS to reach a broad but targeted pool of buyers and our Social Media pages have over 5,000 followers ranking Stean Nicholls higher than any of our competitors with our engaged and active audience.
Effective Editorial Coverage
As your property is highly likely to secure editorial coverage in The Border Mail, we will engage our media contacts to obtain free exposure for maximum coverage of your property. This heightened awareness has the potential to add to the property’s selling price. Naturally, this is
orchestrated in a respectful fashion and in full collaboration with you. Often, stories around particulars of the property or indeed the owners (we are very selective about the latter), help generate additional coverage and engage higher levels of buyer interest.
Unique Auction Management
Many agencies do not involve their Auctioneers until auction day, resulting in a lack of knowledge about the buyers and merits of the property. Our Auctioneers are involved from the outset and will know all the relevant details about your property. Our auctioneer will dedicate at least one and a half hours post-auction to ensure any negotiations are not rushed and that we achieve the maximum price possible for your property.
At our auctions we proactively communicate with and encourage our bidders. If we feel a better price is achievable we often recommend passing in a property and negotiating with the highest bidder post auction, rather than selling on the open market.
Our success rate at auction is consistently higher than our competitors due to our meaningful impact on each campaign and our auction day strategy.
Your property is extremely important to our team. It’s more than just another sale, we want you to come back to us – for life. Our energetic, committed and determined approach clearly demonstrates we care about your ultimate sale price. Upon achieving this, we consider our business relationship with you to has just begun.
Marketing Strategy
Combined with editorial submissions to maximise exposure on a local and interstate level, our tailored marketing plan allows you to incorporate the options listed into your marketing strategy. Through a process of consultation, we customise your sales plan to best serve your property’s unique attributes.
Local Marketing
• Colour display advertisements in The Border Mail newspaper —the most widely available Albury based real estate newspaper. This automatically means it will appear in The Border Mail on a Friday as well.
• The Border Mail editorial submission.
• Board
• Brochure
Interstate/International Marketing
Internet websites including:
• steannicholls.com.au
• realestate.com.au
• domain.com.au
• homesales.com.au
Feature property on the Stean Nicholls website.
E-Strategy
At Stean Nicholls, our e-strategy is built and refined on the basis of proven success. Every media platform is routinely measured and monitored to deliver the results you are looking for. Over 100 buyers receive our targeted e-mail update on a weekly basis. All e-mail recipients will receive notification of Mount Street twice; once upon listing and again once the property goes live on the internet. Read more about our High Impact E -Strategy on the following pages.
Marketing Schedule
Marketing
Stean Nicholls E-Strategy:
$1,950 www.realestate.com.au
• Premiere Listing 60 days
• Customised e-brochure sent to targeted database www.domain.com.au
• Platinum Listing 9 weeks
• Customised e-brochure sent to targeted database Steannicholls.com.au & Social Media
• Facebook application featuring current properties on market with open for inspection details
• Instagram application featuring current properties on market with open for inspection details
The Border Mail:
• 4 x 1/4 page colour advertisements in Saturday’s Domain
$880
• Open for inspection time featured in Friday’s edition of The Border Mail
• Artwork & Production fee
Photography: $760
Professional Photography (Twilight)
Signboard: $250
Signboards (no photos) 4x3
Artwork & Production: $705
Full colour 8 page buyer booklet
Webbook
Letter Box Drops to Area
Realtair Contract Fee
Creation of Site and Floor Plans
Marketing Production Fee
Total: T $4,515
Advertising Examples
High Impact E-Strategy
At Stean Nicholls, we pride ourselves on generating higher buyer activity and engagement through our E-strategy versus our competitors.
Real Estate Portals
Optimum exposure is best achieved by giving your property a strong and equal presence across all major Real Estate Portals
• realestate.com.au
Averages over 3 million visitors monthly
• domain.com.au
Attracts highest percentage of high net worth individuals supported in print media by The Border Mail
Our Points of Difference
• Exclusive Web-Book in excess of 100 high net worth buyers
• E-Brochure
• Property Gallery
• Guaranteed top spots
• Facebook
• Instagram
• Youtube
• Stean Nicholls website receives several thousand visits per month
Glossary of Products
steannicholls.com.au. Most visited independent real estate website on the border with several thousand visitors per month - 50% of which are new visitors to the site.
Web-Book. Weekly email to Stean Nicholls’ exclusive database of 100 high net worth home buyers. ‘Just listed’ section that promotes your property to buyers, generating interest before it is even listed on the Internet.
Social Media. Social Media platforms are an innovative way to generate ‘emotional’ conversations around your property. Remembering any unique or interesting facts about your property helps tell a story and generates interest with prospective buyers. Stean Nicholls are currently the No.1 real estate agency for Social Media in Albury Wodonga and we have over 5,000 followers across our Social Media platforms.
Realestate.com.au/Domain.com.au E-Brochures. Sends an e-brochure to a targeted database whose buying criteria matches the property criteria.
Feature Properties. Across all portals, your property is featured at the top of the search results. Feature properties receive more property views than non featured properties.
Property Alerts. Sent daily to a database of buyers that match your property selection.
Exclusive Advertising Positions. Available only to Stean Nicholls in their core areas.
Property View. A Property View is counted when a buyer clicks on a property and opens it in full screen to view all information and images.
Email Enquiry. An Email Enquiry that is sent to the listing agent(s) regarding a particular property.
Keeping You Informed
At Stean Nicholls, we ensure that your sales campaign is seamless and empowering. We achieve this through regular communication, responding promptly to your calls and initiating clear organisational systems that allow for the smooth execution of your sales process.
We keep you informed about every development in your campaign as well as provide important feedback following each Open for Inspection. Our face-to-face meetings provide an essential platform to discuss buyer feedback, interested parties and to hone our strategy as new factors emerge.
In addition to our regular communication, you will also receive:
• Weekly written reports on buyer interest and progress
• Internet statistics and enquiry reports
• Weekly meetings
• A list of all buyers who have inspected after each inspection
The Stean Nicholls Story
An Enduring Relationship Built On Client Service
As our clients have grown, so have we. We are acutely aware of our traditions that go back to 1988 when Geoff Stean and Gordon Nicholls bought a small real estate office in Dean Street, Albury. Equally we are aware of our future direction and the benefits of growing and broadening our knowledge and skills. We continually strive to maintain harmony within our overall sphere of activities and to capitalise on the blend of youthful enthusiasm with the mature experience of our sales team to achieve the highest possible standards of excellence.
A Focus On Excellence And Innovation
Stean Nicholls has undergone a great deal of change since those founding days. It has been progressive change, designed to keep abreast of all developments that could, can and do make us more efficient and effectively able to provide a high level of service, unsurpassed in the real estate industry.
Growth of course has accompanied this change. By the early 1990s the agency had established an enviable reputation from its solid client base in property sales, auctions, appraisals and property management.
At the same time, the firm has maintained its willingness to act as an adviser on real estate matters of interest to existing clients and, when requested, assist in the selection and purchase of new properties.
Reputation & Results
In keeping with our desire to provide excellent service, our senior management team has been expanded to provide leadership in all of our fields of expertise. Our sales senior management responsibilities are shared by Geoff Stean and Heather Fuller. The other members of our sales team are principally concerned with property sales and auctions. The vast majority of our sales team has between ten and twenty five years of experience in real estate. Important support is provided by a team of young and enthusiastic agents, all of whom are keen to maintain and enhance their standing in the firm.
Additional Services from Stean Nicholls
Our Property Management department has developed a loyal following of clients who trust our sound judgement and knowledge of property management and leasing.
Stean Nicholls has won high regard for its executive relocation service, as well as the management of small and large properties on behalf of investors both locally, nationally and internationally.
Our Commercial Sales and Leasing department has grown from strength to strength over the past few years. Headed up by Kristian Hopwood, our team offer a range of services that can assist you in achieving your business objectives whether you’re an investor or occupier.
As a result of the expansion of our client base over the years, Stean Nicholls has developed an extensive network of interstate real estate companies that share a similar commitment to service and excellence.
At Stean Nicholls, professional service and advice is just the beginning.
Disclaimer
Although every care has been taken in preparation of the particulars contained herein, we stress that the particulars provided are for your information only. The accuracy of any information obtained from a third party source used in the preparation of this opinion cannot be guaranteed by Stean Nicholls.
Particulars provided are for your information only, are believed to be accurate as at the date of printing, however no responsibility will be taken by Stean Nicholls for any errors or omissions.
The estimated opinion of value we submit to you is not a valuation or an estimate of worth to which section 47A of the Estate Agents Acts 1980 applies, and this opinion should not be relied upon as being either of these things. It is an indication of current market value at the time of printing only and should not be used at any other date.
There are a number of factors that affect a property‘s market value, some include:
• The local economy
• Legislation including state and federal government policies
• Interest rates
• Planning scheme zoning
• Taxation legislation
• The way the property is marketed for sale
• The property‘s state of repair (services connected and compliance with building/essential services regulations)
• The property‘s location
• Condition of surrounding properties
• Development of surrounding properties
The opinion of value we provide is solely for your use and must not be used by third parties for any purpose whatsoever.
You should not rely upon any opinion of worth given to you by Stean Nicholls to commit yourself to the restructure of your finances, or to buy other property. It is your sole responsibility to obtain independent, professional advice with respect to such matters.
