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WHAT IS HAPPENING TO THE

PROPERTY MARKET?

Bumper Issue, packed with loads of new listings

WHAT’S BEEN SELLING


Welcome to Preview February 2012

W

elcome to the first Abode Preview for 2012. I trust you have had a great Christmas and New Year Break and are now starting to accept that we are already one month into the new year!

The Property market in Nelson is still gaining momentum with Christchurch buyers still featuring at most open homes. The summer in Nelson so far has been pretty good really, Since the rains in mid December, Nelson has been basking in blue skies and smooth waters with some very stunning days for the both beach goers and boaties. Interest at open homes is rising, so if that’s an indication of buyers getting ready to purchase, then things could really hot up. Last weekend seen two of my properties receive offers, one of which is now sold, and the other is still in negotiations. In this issue I am showcasing even more stunning properties that are new to the market. Have a look, and if anything catches your eye, please click on the link and I’ll email you a copy of our comprehensive Property Information Memorandum (PIM) to you.

Preview is the Registered Trademark of Bayleys Realty Group This e-Abode Preview is the newsletter of Greg Monahan Licensed Real Estate Agent REA-Act2008

Greg Monahan Lifestyle and Residential Property Specialist Bayleys Nelson 288 Trafalgar St Nelson, NZ +64 21 851 916 cell +64 3 546 9455 business greg.monahan@bayleys.co.nz www.gregmonahan.bayleys.co.nz Skype name: gregmonahan Viber contact: 021851916 Facebook: Greg Monahan - Bayleys Real Estate, Nelson, NZ Cover photo: 219 Westdale Road, Redwood Valley, Tasman


219 Westdale Road, Redwood Valley Modern Elegance in the Country Built by award winning Master Builder InHaus to the highest specifications this property has it all. Set facing North on a 2589m² section within a tranquil estate, this home represents the ultimate lifestyle. Comprising open plan kitchen dining and lounge living area, four bedrooms plus office/fifth bedroom, three bathrooms and a double garage. The living area offers an excellent indoor-outdoor flow to a spacious entertainer's deck and sheltered barbecue patio leading onto the landscaped garden. Double glazed throughout with E glass in the living area, solar hot water heating, two heat pumps, built in Escea gas fire, Bosch appliances, under floor heating in en-suite bathrooms. This property deserves your undivided attention. Just a few minutes from Mapua, 10 minutes from Richmond and only 20 from Nelson Airport this property will not be around for long! For more information click here


112 Aldinga Avenue, Stoke Spacious and Stylish Family Living This charming four bedroom home and remote controlled double garage combines Mediterraneaninfluenced architecture with stunning street appeal. Surrounded by 727 square metres of manicured lawns, low maintenance bark gardens and a terracotta-tinted concrete brick courtyard, the northwest facing home enjoys all-day sun and views to the Barnicoat and Richmond ranges and the snow-capped peaks of the Western ranges. The property's location is immensely appealing. It is within walking distance of primary and intermediate schools and a college, with an adjacent three-pool swimming complex. The local shopping centre and two large supermarkets are within a two minute drive or a comfortable stroll. It is a five minute drive to the airport and both Nelson city and Richmond are within ten minutes drive. For more information click here


436 Cissy Bay Rd, Hallam Cove, Marlborough Sounds Tranquil Paradise Live the dream lifestyle with this modern eight year old, three bedroom home, located on the rise beside the foreshore, at one of the Marlborough Sounds more desirable locations. Boaties, fishers and divers will love the ability to boat on the safe internal waters of the 'sounds' and fishers' will revel in the closeness with which they can fish in open waters of the d'Urville fishery. This is your chance to own a low maintenance holiday or permanent dwelling, in one of the best spots in the bay...just look at the views! For more information click here


75 Teal Valley Rd, Hira Peaceful, Tranquillity and Two Dwellings on One Title Located in a tranquil rural setting, within 15 minutes’ drive of the city centre, this unique , and potentially subdividable, 5 hectare property comprises a charming, two level, four bedroom family home, in a glorious garden and bush setting as well as a separate, single level three bedroom house with a double garage, flat lawns and easy-care gardens which would be ideal for elderly parents or extended family. Tucked into a rise, high above the surrounding countryside, the family home has been positioned to maximise the sun and views. The outlook extends across lawn and lush gardens or sweeps over a large tract of native bush, before extending up the Teal and Lud Valleys to bush and forest-clad hills and the Doubles beyond. The only sound is the song of native birds and water cascading along the river below. It is an ever-changing panorama, which can alter dramatically from a sunlit landscape to a spectacular Nelson sunset. For more details click here


136 Teal Valley Rd, Hira House + Cottage - 20 Mins to Town Set in 3ha of undulating pasture, with park-like gardens and magnificent rural views, the property comprises a modern three double bedroom home, plus a separate, totally self-contained two double bedroom cottage - ideal as accommodation for family and friends. Large Rimu kitchen, ducted heating/air conditioning throughout, sheds, small orchard, chook house, duck pond, all day sun. To view this 'must see' property, call me today. RV $780,000 - All reasonable offers considered For more details click here


37 Thompson Terrace, Toi Toi, Nelson FIRST HOME BUYERS OR INVESTORS Way up high, at the top of Thompson Terrace overlooking the Grampians is a charming 1960’s weatherboard home with three good sized bedrooms and a very large basement (with heaps of potential). There is plenty of off street parking for two cars and a trailer, along with a very large 954m² section for the pets and children to explore and run around on. All of this and it’s in a nice quiet neighbourhood. With its extended views over the city, this home offers first home buyers or investors a great opportunity.

For more information click here


40 Thompson Terrace, Toi Toi, Nelson Un-cut City Fringe Gem Home-ownership in New Zealand continues to decline with no change any time soon. So if you’re a first home buyer Who’s good on the tools, can recognise a sweet spot when you see one, are cashed-up and serious about moving, then you’ll be calling me today to view this pleasant surprise and bring your tape measure. The house is unashamedly the original handy-man’s delight. It’s a strong, sunny 1960’s split-level timber hideaway in the trees moments from the central city while the grounds are a jungle wonderland for children. Yet there is something strangely appealing about this place and the off-shore vendor says “Do what you have to do to sell it.”

For more information click here


14 Iwa Street, Mapua Waterfront Excellence This very private waterfront retreat, in its park-like setting, surrounded by 2,638 square metres of lawns studded with magnificent trees, lush gardens and an extensive walled courtyard, swimming pool, deck and jetty, has been designed to make the most of its exceptional coastal location. The views are spectacular as they extend over the estuary and Mapua channel to Rabbit Island, the Richmond ranges, d'Urville Island and Tasman Bay. The home comprises four bedrooms and four spacious ensuites, elegant formal entertaining and plenty of casual living areas.

For more information click here


220a Collingwood Street, Nelson Chic City Retreat When the chicks have flown the nest, this stylish home offers a private retreat just minutes away from cafes, award winning restaurants, art galleries and of course the shops! Its north-facing position ensures all day sun and views over a courtyard, pergolas and gardens to the tree-studded Grampian hills. Fully renovated and redecorated within the last twelve months including a new kitchen and bathroom, new wool carpet and curtains, it is now ready to move in and enjoy.This home oozes sensational style and its ultra functional living environment, provides the perfect platform to entertain guests or why not relax with a good book and a cool drink in the shelter of the private garden. The time for living is now, the ideal place to do it is here.

click here for more info


114 Parautane Way, Nelson An amazing reflection or your lifestyle This stunning home is a haven of tranquillity and beauty. From the moment you step inside the sun-kissed entrance its warmth and welcoming embrace draws you on until you're standing at the living room window gazing out over the valley below, and to the sea and ranges on the horizon. The view is ever-changing and it's as enchanting at night as it is by day. Set on 2.7 ha, the land is virtually maintenance-free and falls away on three sides to protect your outlook for all time. Outdoor living steps out from several parts of the home and the flow makes this a brilliant entertainer. The kitchen is an absolute delight but is simply representative of the overall quality of this special residence. For more information click here


7 Cambria St, Nelson Own Your Own Life in Your Gorgeous Cambria House B and B Today we present a rare opportunity to drive your own destiny in a spacious gracious landmark Nelson residence now beautifully crafted into a discreet live-in premier B & B just four minutes amble from the CBD. As economic cycles come and go you'll be busy through Nelson's famous spring, summer and autumn seasons and then off for a well earned prolonged holiday over winter. Romantic owner's rooms upstairs above six luxuriously appointed double bedrooms, dining, office, farm-house kitchen and lounge rooms below. Sold as a well known and favoured going-concern with repeat and forward bookings filling fast, Cambria House may be your best chance in years to get off the corporate ladder or out of whatever you're doing now into a new life style with total control of your own future. For more information click here


Blue Chip Princes Drive, Nelson Bay Side High Life An unassailable blue-chip site on the Port Hills above Tasman Bay with the treasury of Nelson’s famous waterfront are laid at your feet. For your pleasure a sweeping vista gathering everything between Tahunanui Beach and the Light House on the longest boulder-Bank on earth, each day heralded by magic sunrise, topped with every glorious sunset. Turn-key convenience and the assurance of a fully modernised feature-rich home for the aspirational. Three bedrooms (all with water views), two bathrooms (master ensuite), For more info on this property click here


63 Marsden Valley Road, Stoke When Piece of Mind is Important This much loved lifestyle property, in its tranquil 5.5 ha setting, has remained in the same family for almost forty years. The grounds are superb and the air is alive with birdsong. Bordered by council reserves and surrounded by magnificent trees, gardens and pasture, the quiet secluded home enjoys all-day sun, unobstructed views and private living. The home’s location, central to all amenities, is immensely appealing with both Richmond and Nelson within a ten minute drive. This is a lovely, light and airy home, with the main living areas combining to open up the house to cooling breezes in summer to create a spacious environment for indoor/outdoor living and entertaining.

For more information click here


Lots 1 - 8 , Wairangi Bay, Marlborough Sounds A place where dreams can be made to come true. Once in a while, and not very often, you get an opportunity to craft your dream setting, your dream bach or holiday home, from a clean slate. This is one of those opportunities! On the gently sloping flats, at the head of Wairangi Bay in the Croisilles Harbour, there are now available for the first time, eight very generously sized sections available for you to purchase and build your dream holiday home. The access road to Wairangi Bay is excellent, each section has fantastic vistas of the bay, Power water and telephone will be to the sites. Don’t miss this opportunity to create your dream in paradise. Lot 1 - 7163m², Lot 2 - 7313m², Lot 3 - 6629m², Lot 4 - 6678m², Lot 5 - 7592m², Lot 6 - 9223m², Lot 78846m², Lot 8 - 2.3454ha For more information and price on each lot, please click here


Montebello, Stoke, Nelson A Unique Parkland Lifestyle House and Land packages available. These spacious sections range in size from 545m² to 865m² and are priced from as low as $195,000. Montebello isunquestionably the most beautiful and natural subdivision available in Nelson today. Let us help you through the build process and put you in touch withthe right people. People that others have had great success with. For more information on these beautiful sections and to see what makes them so special call me today. For Sale from $195,000 For more information click here


21 The Cliffs, Nelson Location and Views Location, sun and views are everything when buying a home and this unique property has it all. Built in 1980 on a ridge in a prestigious area, high above the waterfront, the north-northwest facing, 400m², four double bedroom home features generous indoor and outdoor entertaining areas, including a huge games room, massage room and sauna, and a four car garage. Within walking distance of Nelson’s popular waterfront restaurants and a comfortable stroll from Tahunanui beach. The views are mesmerising as they sweep across the waterfront, and the long curve of the Western ranges. Low maintenance, 630m² grounds include easy-care gardens, a small rear lawn and a spacious, terracotta ceramic-tiled courtyard and outdoor dining area, surrounding an 8x4m, in-ground concrete salt water swimming pool, which extends along the seaward frontage. For more information click here


11 Albert Road, Nelson Sun, Sea and Serenity This 314 square metre seven year old residence is bathed in sunshine and has breathtaking views of Tasman Bay, The Cut and beyond. Clean lined, contemporary and low maintenance it is well suited to professionals and families with teenagers. Three generous double bedrooms are well separated for privacy and there is a separate studio downstairs for guests or rental income. Underfloor heating in all tiled areas, heat pump, cedar and concrete block exterior cladding with 9mm Harditex and Fosrock Plaster, roof - Coloursteel and Dexx Equus, aluminium with double glazing to most windows. The grounds have been extensively landscaped and choice of plants ensures minimal upkeep. A truly special home in a breathtaking setting in Nelson's dress circle. For more details click here


300 Pomona Rd, Ruby Bay The Ultimate Country Estate This is a brilliantly crafted home possessing a unique ridge-line position offering almost 360 degree views with vistas including Mount Arthur and its surrounding mountain ranges as well as a seascape of Tasman Bay reaching across to Nelson city, The Glen and D'Urville Island. Set amongst verdant pastures, it also encompasses three rental properties plus grazing income from the 14 ha (33.6 acres). The outlook is one of the most spectacular in the Tasman Bay region, and is enhanced by the charming outdoor living areas, heated in-ground pool, and spacious pool house. The near new home has the classic design of an English country lodge on the exterior giving forth an aged feel of another era with modern contemporary interior that also highlights some traditional pieces. Central heating, log burner and double glazing ensures this is a perfect home for all seasons, and the internal double garage is enhanced by additional garaging external to the house. The land lends itself to a variety of agricultural, lifestyle or horticultural activities, and there is a water right that will benefit any such use of this rolling, arable land. Click here for more details


3D Hill Street, Richmond A Stunning Lifestyle Environment With Dramatic Living Spaces This 1.7 ha home offers space on a grand scale on the northern edge of Richmond, where the privacy is absolute. Simply imagine long summer afternoons at the edge of the pool, or on a winter's afternoon, bathing in sunshine in front of the large windows while you snuggle up to a hot drink and a good book. Privacy, space and sundrenched outdoor living areas will be yours to enjoy in this unique slice of paradise. Here is the permanent blend of nature, quality and style existing in total harmony. This home was built, (and more recently extended and renovated), with quality in mind in tune with its environment. Features include three car garaging, a large shed for the boat or other hobbies, five bedrooms and two additional bathrooms, multiple living spaces and the safety and freedom for your children to take full advantage of this very private and tranquil home. For more details click here


2 Teal Valley Rd, Hira, Nelson Lifestyle package with cottage and business opportunity This charming Fraemohs home, with its interlocking timber walls, dormer windows, French doors and extensive decks is nestled in a tranquil rural setting. There is a spacious double garage, with a large workshop and an attached gallery, with internal and external access. Surrounded by 2,378 square metres of sweeping lawns, including terraced lawns with dry-stone retaining walls, mature plantings of native, deciduous and old-fashioned fruit trees extend around the grounds to provide privacy and shelter. The property's location is extremely appealing. Within 15 minutes drive of Nelson city, on the main coastal highway, it is a comfortable stroll or short drive to the local school and pre-school, a comprehensive convenience store, petrol station and church. More details click here


118 Lord Rutherford Rd, Brightwater, Nelson Affordable Country Living Surrounded by 517 square metres of lawns and gardens of well-established trees, flowering shrubs, spring bulbs and old-fashioned perennials, with a walled patio and outdoor dining area, this charming, single level, three double bedroom home enjoys a northerly aspect and a view over tree-studded lawns to the historically-listed Newman brothers' stage post and stables, where passenger and mail coaches changed horses in the late 1800s and early 1900s. More details click here


QUOTABLE VALUE SURVEY SHOWS NZ PROPERTY VALUES UP 1.1% IN LAST 3 MONTHS AND UP 2.7% ABOVE A YEAR AGO, BUT STILL 2.7% BELOW LATE 2007 PEAK By Bernard Hickey Government owned property valuer Quotable Value (QV) has released its monthy survey of property value nationwide showing values are have risen 1.1% in the last three months and are up 2.7% from a year ago. The Quotable Value index, however, remains 2.7% below its late 2007 peak and prices are falling again in provincial areas, QV reports. Quotable Value's measure of house values is different from the Real Estate Institute of New Zealand's (REINZ) measure, which is a simple median of house prices transacted in any one month and can be skewed by more activity or bigger price moves in different parts of the market. The QV measure compares the prices transacted of the same types of houses in the same areas to try to compare apples with apples. REINZ figures for January are due within days and will be closely watched as they are seen as the broadest and most up to date figures, although more volatile. The REINZ figures also show levels of activity in terms of sales. Auckland's largest real estate agency group, Barfoot and Thompson, reported figures for January showing Auckland Central house prices up 9% from a year ago with sales activity up around 21% from a year ago. “While national values are continuing to increase, this is not universal across the country. While the combined main urban areas and combined rural areas have increased over the past few months, the combined provincial areas have begun to slide back again” said QV.co.nz Research Director, Jonno Ingerson. "There appears to be a little more market activity since the New Year, with signs that decisions made over the holiday break are now being put into action. However potential buyers remain cautious and calculated and are often unwilling to commit quickly," Ingerson said. “The increase in values in many areas, particularly central Auckland, can in part be attributed to a lack of supply, with a shortage of desirable and well presented properties for sale. When quality properties come up for sale in these areas they are in high demand which is tending to push the price up," he said. The combination of the Barfoot, REINZ and QV figures paint a picture of a two speed market, with stronger activity and prices in central Auckland and Christchurch, where waterproof and undamaged houses are selling well. Prices on the fringes of the major cities and in provincial areas are more subdued, given supply shortages are less acute and both internal and external migration are reducing demand for property.


Here is more detail below from QV on value trends in various areas: Auckland Values in the Auckland area are increasing the fastest of any of the main centres, up 2.1% over the past three months and up 5.1% over the past year. Values are above the previous market peak by 1.9%. The old Auckland City continues to be the strongest performing area within Auckland, up 2.7% over the last three months, up 7.2% over the year, and is now 4.4% above the previous market peak. North Shore has shown slightly slower value growth but is still up 4.0% over the year and 0.9% above peak. Across the rest of Auckland values are up over the last year by between 2.5% (in Franklin) to 3.2% (in Waitakere) with the exception of Rodney where values have been volatile over the past few years and now sit 1.6% above last year. Hamilton Values in Hamilton have once again stabilised in the past few months in what is probably a longterm trend. This follows a slight short-lived recovery in late 2011. Values are now 0.5% above the same time last year and 11.0% below the 2007 market peak. Tauranga In general, Tauranga values have been increasing very gradually over the past year, up 1.1% over that period, but remain 10.9% below the 2007 market peak. QV Valuer Shayne Donovan-Grammer said “Tauranga has started 2012 well with a good level of activity in the market. This is perhaps even a little more than expected but in line with what has happened this time of year in years gone by. While activity has improved though, prices have remained stagnant”. Wellington Over the past year, values in the Wellington area first fell a few percent, then recovered most of those losses since mid 2011, leaving current values just 0.4% below the same time last year and 6.2% below the 2007 market peak. “Despite increased market activity, prices are generally quite static throughout Wellington. Properties in the lower price brackets are meeting the greatest demand although it is still important for all sellers to present their properties well and to price them sensibly” said QV Valuer Kerry Buckeridge. Christchurch Values continue to increase in Christchurch, as they have been doing since just after the February 2011 earthquake, and are now 3.7% above the same time last year and just 0.7% below the 2007 market peak. The areas immediately surrounding Christchurch have continued to show strong value growth, with Waimakariri District 10.5% up over the year and 5.2% above the 2007 peak, and Selwyn District 8.7% up over the year and 5.3% above the 2007 peak. QV Valuer Richard Kolff said “areas like the north west of Christchurch continue to benefit from good demand from purchasers. Open homes are busy and resulting in a multiple offer situations for the vendors. This is particularly the case for houses in under $400,000 with demand being fuelled by a steady stream of payouts to red zone home owners”. Dunedin In Dunedin values have been increasing since August 2011 and are now 3.4% up over the past twelve months and 4.2% below the 2007 peak. QV Valuer Tim Gibson said “the Dunedin property market is seeing increased outside investment due to the affordability of Dunedin values. Buyers are becoming more active and we are seeing some multiple offer scenarios occurring. The lower to mid bracket properties are the most popular with increased demand stimulating the growth shown”. Provincial centres While values for the combined Provincial areas have slid back over the past three months, there is variability between areas. Towards the end of 2011 values appeared to be increasing across most provincial centres in line with the main centres. However in the last few months values have begun to drop again in Whangarei, Rotorua, Gisborne and Wanganui. Values have stayed more or less steady in Napier, New Plymouth and Palmerston North over the past three months, and increased over the same period in Hastings and Nelson. Nelson also differs from all the other provincial centres by being only 0.3% below the previous market peak. This is in contrast to 5.7% below peak in New Plymouth through to 17.0% below in Queenstown Lakes, 17.5% below in Whangarei and 22.3% in Gisborne.


Housing market on the rebound ANZ chief economist Cameron Bagrie

Housing sales ended last year with a lift in momentum, but building activity has yet to see the same degree of recovery. While there is certainly the potential for a sustained pick up in the property market, there are still a myriad of forces which can have an affect on the outlook, such as the continuing economic problems in Europe. Nationwide house sales volumes continue to be on the rebound, rising a further 4.4 percent in December, following a 6.6 percent rise in November. These increases continue to be underpinned by an extended outlook for low mortgage interest rates, and a recovery from Rugby World Cup induced lulls. The increase in sales volumes was broad-based, with monthly sales growth particularly strong in the Manawatu/Wanganui, Taranaki, and Otago regions. Low numbers of stock available has continued to support prices, with buyers finding that they have to compete for the lower number of properties available. The latest Real Estate Institute of New Zealand House Price Index showed a 0.6 percent rise in prices in December, with annual house price inflation sitting at 3.1 percent. The median number of days to sell, at 39 days, remains well above the sub 35-day range seen when the market was at full steam back in 2007. Towards the end of 2011, the rate of increase in the number of mortgage approvals pushed above 10 percent when compared with the same period a year earlier, with the rise in values for these approvals increasing 30 percent compared with the previous year. With interest rates likely to remain low for the near future, the number of registered bank mortgages on a floating rate has reached 60 percent – the highest proportion since the early 1990s. Household mortgage lending remained unchanged in November, following three successive months of 0.1 percent growth. While the volume of house sales has gained momentum, the number of building consents remains volatile, although numbers are trending up slowly. Consent numbers fell 6.4 percent in November, but this should be seen in the context of a 10.7 jump the previous month. Towards the end of 2011 a much smaller net permanent and long-term migration of 60 people was recorded, taking the annual net outflow to 568 people.


"How to Quickly and Easily Sell Your Home at Top Dollar"

If you are thinking about selling

your home soon, or know someone how might be, then this book is a must have! In all my years of buying and selling houses, I have had different tips given to me, assisting me to get the very best possible price for my property . So in November of 2009 I published a book that encompasses all of those tips and many, many more. A "how to" book that simply covers everything you need to know, from what to clean, what to paint, what to throw away and how to "dress" your house like the professionals. It also covers the need to employ a real estate agent or not.

My book is available to buy at selected bookshops, but as a bonus, I will give a complimentary copy to the first ten (10) abode readers from this issue to contact me and simply ask for a free copy. please call me on 0800 BAYLEYS (0800-229-539) or email me greg.monahan@bayleys.co.nz if you would like a free copy.


What we have been selling ...

Abode Preview Feb 2012  

Abode Preview is the Newsletter of Greg Monahan, Residential and Lifestyle Property Specialist for Bayleys Nelson, New Zealand.

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