REAL ONE
Should Kiwis be getting ready for another house price boom?
The big picture: Your guide to all things media rooms
11.
Wayne Maguire: Mortgage Wars – the Battle Starts Early!
Trendwatch 2024: Colour your year
31. Properties for sale 04.
22.
What's happening in the market, local area statistics
Welcome
Somewhat aptly, just as the Olympic Games ended, another competitive event stepped onto the podium here in Aotearoa.
The Reserve Bank’s August cut to the OCR of 25 basis points from 5.5 % to 5.25% – the first in over 4 years, was heartening for homeowners feeling squeezed from high interest rates.
Hard on the heels of that announcement, the major banks, some of whom had already begun to drop their rates, set about indulging in a mortgage war which can only work in the favour of struggling homeowners and their buyers. As we enter our busy spring phase a simultaneous lift in morale around mortgage rates goes hand in hand with the warmer temperatures.
We encourage you to reach out to us if you’d like an honest opinion of the market value of your home and what you can expect in the coming months. For the first time in a long time, the indicators are good and the interest rate weathervane points to a brighter future.
Wayne Maguire AREINZ CEO Maguires One Team
Ray White Mission Bay 33 Tamaki Drive rwmissionbay.co.nz
Ray White St Heliers 10 Polygon Road rwstheliers.co.nz
Ray White Kohimarama 5 Averill Avenue rwkohimarama.co.nz
Ray White Greenlane 139 Great South Road rwgreenlane.co.nz
Should Kiwis be getting ready for another house price boom?
Written by Tony Alexander, Source: oneroof.co.nz
Falling interest rates are likely to kickstart the market.
I don’t pay much attention to housing affordability measures in New Zealand. That is not to say they are of no use because they do illustrate how expensive houses have become. But when it comes to picking house price growth, they are lacking.
For instance, if a measure shows that housing is over-valued by 10%, that does not mean prices are about to fall 10%. Prices might only be 10% above someone’s measure of fair value because they are on their way to being 20% above this measure or 50%. The same goes for under-valued assets.
These gauges are useful for comparisons within NZ across time and comparisons with other countries at a point in time. They are also helpful when it comes to thinking about risk.
For example, if house prices look well over-stretched and mortgage rates are climbing, then I’ll be inclined to warn about the potential for prices to fall. Conversely, if prices look cheap by recent standards and mortgage rates are falling, I’ll be inclined to say prices look as if they will rise.
So, where do we sit currently? Interest rates have already fallen almost one percentage point from their peaks if we focus on the everpopular one-year fixed rate. Given the weak state of the New Zealand economy, it seems reasonable to expect at least another percentage point decline, possibly two. That means a one-year fixed mortgage rate eventually near 4.5%.
What about some measures of housing affordability? One very simple measure based on running a trend through average nationwide house price levels since 1992 suggested prices were 26% above trend late in 2021. Now they look to be about 12% below this trend.
This suggests a natural upward bias to prices as mortgage rates fall but it doesn’t tell us how quickly the market will respond.
Another measure could be the ratio of house prices to incomes. One measure we can construct from Statistics NZ data sits at a 7.2 times ratio from 8.8 early in 2022. This is above the 6.7 ratio just before the pandemic and suggests the speed of price gains this cycle will be constrained. That is probably where my view sits.
Prices will soon start rising again on average because of falling interest rates. But the extent of gains will be constrained by the following:
- The growing net loss of Kiwis offshore;
- The slowdown in rental growth as foreign workers depart;
- Higher costs for investors;
- Investors looking to cash up to fund what will be a more costly retirement;
- Changes in housing rules allowing more densification and making more development land available; and
- A relatively high level of housing construction this cycle compared with past ones.
On the last point, after the 1997/98 Asian Financial Crisis the annual number of consents issued for new dwellings to be built fell from 26,000 to 20,000. The change associated with the 2008-09 Global Financial Crisis was from 27,000 to a multidecade low of 13,000.
This time around the fall has been from 51,000 to 34,000 so far, with a low somewhere between 25,000 and 30,000 looking likely.
The shortage factor in play at the same time as interest rates fall away this cycle is much less strong than in the previous two cycles. This implies less than usual scope for house prices to soar and again leaves me favouring a scenario of good times peaking with annual growth between 10% and 15% rather than the 24% early in 2004, 18% in 2016, and ridiculous 31% in 2021.
Excluding the pandemic phase, note how long it took for peak house price inflation to be reached after the 1997/98 and 2008/09 downturns. Peaks take some time to build.
The big picture: Your guide to all things media rooms
Source: yourhomeandgarden.co.nz
A media room presents an opportunity for the whole whānau to come together for bonding time in an easy, entertaining way.
With technology becoming more entwined with our daily lives, it’s important to have some segregation between screens in our own homes.
That can mean no phones at the dining table, but dressing gowns on and popcorn ready in the media room for a Friday night blockbuster.
All you need is a spare room to change your life. Maybe you have a home office that isn’t needed as much as it once was. Perhaps you have a guest room gathering dust, with relatives from out of town or overseas preferring to Zoom rather than shell out for flights – we don’t blame them.
Take the opportunity to make the most of your extra square footage and transform your space into a cosy, cool TV room.
Why should I have a media room?
More and more houses are open-plan these days, which while wonderful for creating a sense of light and space, is terrible for trying to watch the latest rom-com while your husband is in the kitchen using every noisy appliance he can think of.
Teenagers also don’t love open space – they want privacy for hanging out with their friends in peace, which is where a media room comes into play. Let your living room be for all the lovely things in life, such as drinking bubbles with the girls, and let a media room be the warm and wonderful place where you can wear pyjamas for an entire weekend without judgment. Not to mention, they’re much easier to heat in the thick of winter.
What colour should I paint my media room?
Use rich, dark colours for the walls; smoky greys, warm mustards and cosy browns. These colours should envelop you in one cosy, big hug. If you’re not in a rush to remove your white walls anytime soon, consider floor-to-ceiling curtains around your walls and windows to add that cocooning effect and block out light, without compromising on personal style.
How do I make my media room feel cosy?
In our minds, there’s no such thing as too many blankets – the same goes for pillows, the more the merrier. Black-out shades on windows and even doors go a long way to adding that luxe cinema experience.
But really, it’s all about lighting. Children love twinkling fairy lights and, to be fair, so do we. But if you want to take a more grown-up approach, invest in LED strip lighting around your wall skirtings to offer some light relief that still feels cosy and comfortable. If you love the look of lamps, consider a touch lamp to avoid fumbling around in the dark looking for the switch.
I still want to use my media room as a study/guest room. How can I do both?
A good sofa bed or foldaway wall bed is key here; something that can go from cosy to presentable in the blink of an eye (although, if you simply wanted to keep the sofa as a full-time bed for your Harry Potter marathon, rock on).
Modular sofas are rising in popularity: keep them as separate armchairs throughout the day, then come nighttime, arrange the pieces at your leisure to create a sunken lounge, a sectional or even a great fort for the kids.
If a modular couch is out of your budget, check out modular pillow stacks for a budget-friendly yet enviable alternative – Business and Pleasure has a great range.
Should I opt for a TV or projector?
You can use projectors with or without a screen, depending on your room layout, which is a godsend for those only wanting to spend small. However, cheaper projectors may have louder fans and brighter light intensity, which can interfere with your bingewatching pleasure.
But high-end 4K (UHD) projectors will often give you a far more detailed picture than your average TV, so if you’re a movie connoisseur it might be worth the money and wall space. TVs tend to be better with colour and lighting accuracy, plus their built-in speakers mean that you don’t have to exert too much time or energy on trying to play something: it’s as easy as pressing an on-switch. For the more casual watcher, this is probably the way to go.
If you’re not in love with the overall look of a flatscreen, consider the Samsung Frame TV or DIY your own TV frame.
Is it worth splashing out on a sound bar?
Much like the TV vs projector debate, it really depends on what kind of movie watcher you are. For a true cinephile, it pays to invest extra in a soundbar rather than just rely on a TV’s normal built-in speakers.
If you feel like all dialogue is weirdly quiet these days (you’re not wrong), then you could even look at surround sound for high-quality audio. However, if you have a small room that you’re kitting out, a sound bar should be just fine.
Text Caroline Moratti Images Are Media Syndication, Supplied
Olympic village chocolate muffins
Recipe by Claire Aldous, Photography by Sarah Tuck, Source: dish.co.nz
We had to see what all the fuss was about and after giving them a go ourselves (with our own little twist), we can confirm they are a chocolate lovers dream.
METHOD
Preheat the oven to 210°C regular bake.
MAKES: 6
INGREDIENTS
• 250 grams plain flour
• 100 grams caster sugar
• 100 grams brown sugar
• 40 grams dutch cocoa
• 1 teaspoon baking soda
• ¾ teaspoon sea salt
• 300 grams dark chocolate, roughly chopped 50% cocoa (or a mix of dark and milk chocolate)
• 2 large eggs
• 185 grams sour cream
• 125ml rice bran oil
• 125ml whole milk
• 2 teaspoons pure vanilla extract
TO FINISH
• 1/3 cup Nutella, slightly warmed for piping
EQUIPMENT
• Grease a 6-hole Texas muffin tin. Line with large cupcake liners or use baking paper, bringing it above the rim of the tins.
Whisk the flour, both sugars, cocoa powder, baking soda, salt, and ¾ of the chocolate together in a large bowl.
Whisk the eggs, sour cream, oil, milk, and vanilla together then pour into the dry ingredients. Use a large metal spoon to gently fold everything together but don’t over-mix. The batter will be thick.
Spoon into the tins, filling them to the top. Scatter over the remaining chocolate. Bake for 5 minutes at 210°C then turn the temperature down to 180°C regular bake and cook for about 18-20 minutes or until the muffins are cooked. Cool until just warm.
TO FINISH
Give the Nutella a good stir and pop into a piping bag with a small nozzle. Press the nozzle into each muffin and fill each muffin with about 1 tablespoon of Nutella. Delicious served slightly warm.
Ray White Now
Introducing Ray White Now, an insight to provide clarity to all our customers on what is happening in the market now.
If you are considering selling we explain how you can take advantage of the current conditions to achieve the best possible sales outcome.
However, it’s important to remember that while the outlook is positive, the market remains dynamic. External factors, including global economic conditions and domestic policy changes, continue to influence the narrative. The potential for further volatility means that staying informed and adaptable is crucial. Our team at Ray White is committed to providing the latest insights and market commentary from the coalface to help you confidently navigate these changing conditions.
The New Zealand property market fundamentals remain strong as we look ahead, but the key to success will be staying ahead of the curve. Whether you’re buying, selling or simply evaluating your options, now is the time to engage with the
Our experienced teams nationwide are available to guide you through each market stage, providing tailored solutions that align with your unique lifestyle goals and financial parameters. We encourage you to reach out and take advantage of our insights. We love what we do in helping Kiwis make the most of the current market’s opportunities, and we remain focused on adapting alongside you as the property cycle continues to
Please enjoy our 73rd edition of Ray White Now. Regards,
Daniel Coulson Chief Executive Ray White New Zealand
3
Photo: 97 Seaview Road, Remuera, Auckland Proudly marketed by Steve & Nila Koerber
Wayne Maguire: Mortgage Wars – the Battle Starts Early!
Written by Wayne Maguire, CEO Maguire & Associates
Now that the Olympic Games have drawn to a close – another competitive event has stepped onto the podium in Aotearoa.
The Reserve Bank’s August cut to the OCR – the first in over 4 years, was heartening for homeowners feeling the squeeze from high interest rates. Hard on the heels of that announcement, the major banks, some of whom had already begun to drop their rates, set about further lowering mortgage lending rates across the board. A cut of 25 basis points from 5.5% to 5.25% doesn’t sound like much but it’s a strong indication that good news for mortgage holders is, like the imminent season of spring, well on the way.
All the major banks had already been anticipating the cuts in the lead up to the Reserve Bank decision with Kiwibank first out of the blocks to respond following the August 14 announcement. The New Zealand economy continues to challenge with costs of living still high and the impact of volatile global markets creating some choppy seas ahead. However, the general sentiment from economists and the banks is that conditions are set to improve, and that this is the beginning of a welcome downward trajectory with a forecasted OCR to be at 4.5% by mid 2025.
For us working in real estate, this news has stimulated an escalation in enquiry on our listings as buyers allow themselves to feel optimistic about the property market and their activity within it. Agents are noticing that there is more enquiry on homes and as banks compete for business, buyers – particularly first home buyers, are feeling more confident that their first home purchase is attainable.
The flow on effect from this renewed vigour is that we are handling more contracts on our listed properties with a number attracting coveted multiple offers – giving vendors an opportunity to negotiate and secure the sale price they desire.
We only need look to the 2024 Paris Olympics to recognise that competition brings out the best in participants and creates an environment of positivity, excellence, and achievement. And the great thing about renewed competition with the banks vying to win your home mortgage business, is that this delivers a greater sense of choice for hard-working Kiwis.
Shopping around for fixed lending rates could save thousands of dollars and like a self-fulfilling prophecy, increased competition only engenders more of it.
As we start to enter our busy phase in the real estate cycle with spring kicking off on the 1st of September, there’s not just a lift in morale around mortgage rates but the expected lift in climate temperatures is a mood we’re here for! We encourage you to reach out to us if you’d like an honest opinion of the market value of your home and what you can expect in the coming months. For the first time in a long time, the indicators are good and the mortgage rate weathervane points to a favourable future for all New Zealanders.
Please give me a call anytime to talk about how you can take advantage of this air of competition and go for gold to achieve your real estate goals.
Loan Market Lending Update
The 3 essential R's of Mortgages: Renewal, Refinance, and Review.
Mortgage Renewal:
Is your mortgage term coming to an end? This is a critical time to explore your options. With current interest rates below 6%, you could potentially reduce your monthly payments, offering you much-needed cash flow relief. Let’s discuss the optimal strategies for your renewal to ensure you maximize the benefits of your mortgage.
Mortgage Refinance:
Considering refinancing? This option can be particularly beneficial if you’re finding it difficult to keep up with your payments, need to consolidate debt, or are planning a significant purchase in the near future. Refinancing can help you access additional funds, increasing your monthly savings.
Mortgage Review:
Your financial situation can change significantly over the course of a year—whether due to a new job, changes in income, or evolving expenses. An annual mortgage review is essential to ensure your payments remain manageable and to identify opportunities to save money. Whether you’re a first-time buyer, exploring reverse mortgages, or planning for retirement, I’m here to provide expert advice tailored to your needs.
Tenzin Choedon Mortgage Adviser
021 404006
tenzin.choedon@loanmarket.co.nz loanmarket.co.nz/tenzin-choedon
Which Spring Flowers to plant in September
Source: yourhomeandgarden.co.nz
All the things you need to check off your list for a flowery spring.
Spring is the ideal time to plant colourful flowers. There is a plethora of varieties you can plant that will enliven your garden and create a vibrant display.
When deciding what spring flowers to plant in September, it’s great to be able to go to your local nurseries and buy plants that are already in flower. Consider a mix of different plants to achieve a pleasing combination before purchasing.
Make sure you have the number of spring plants you’re after worked out before shopping, rather than buying what you like and trying to find spots for them once home. This can save you money.
Spring flowers to plant in September
• ‘Forget-me-not’ (Myosotis)
• Viola pansies
• Aster
• Primula (Polyanthus)
• Petunias
• Aster • Bergenia
• Wallflower (Erysimum)
• Bellis
• Torenia
• Hellebores
• Hyacinths
• Dahlia
• Marigold
• Salvia
• Echinacea
Flowers to plant in spring for those without gardens
If you don’t have the area in your garden for some spring flowers or the space at your entrance for a feature pot, maybe a hanging basket filled with spring colour is the option for you. Hanging baskets can look amazing when planted with colourful flowers and are great hung at eye height.
Top tip: Need more plants? Dig up and divide some of your favourite perennials that have filled out since planting.
Spring flower pests
Attack pests with spray-on insecticides. The low-toxic ones may require more frequent application, but other systemic insecticides absorb into the plant’s system and continue to be effective against pests over a longer period of time. Make sure to spray the underside of the leaves as well as the top, to ensure effective eradication of pests.
Prune
and trim
Prune flowering plants in September to establish the desired shape and size before they start developing their flower buds towards summer. Also, trim evergreen hedging plants.
By trimming now as they come to the end of their dormancy period, they will be encouraged to shoot vibrant new growth which will have plenty of time to harden off before next winter.
Don’t forget your indoor plants in spring
Spring is also a good time to tend to indoor plants. You’ll want to cut off dead leaves and flower heads. Check for indoor plant diseases that may have developed due to reduced sunlight, overwatering or cold draughts. Some common diseases are Grey Mould (Botrytis), Powdery Mildew and Leaf Spots. To treat them, either prune the affected leaves or parts of the plant or wipe off the mould with a damp cloth. Then spray the plant with a fungicide.
Trendwatch 2024: Colour your year
Source: oneroof.co.nz, Sponsored by Resene
Resene’s colour experts and stylists on what’s new, popular and trending.
What is 2024 going to bring us when it comes to beautiful new design trends?
Keeping up with every interior design trend is impossible but it’s always fun to look at what’s driving new styles and how we might adapt them in different ways to suit our own tastes and homes.
Resene’s expert colour consultants and interior stylists offer their thoughts on what interior design styles they expect to be popular in the coming year.
What’s new in neutrals?
Resene colour consultant Amy Watkins: “The warmer palette seems to be what decorators are most drawn to at the moment. Whether it’s the interior or exterior, decorators are happy to go with colours that have some ochre undertones such as Resene Rice Cake, Resene Bianca or Resene Ecru White.”
Resene stylist Moneuan Ryan: “Look for neutrals with warming yellow, orange, red or brown bases, as these bring a generous calm warmth to space. Pair warm neutrals with warm accent colours for the best results.
For example, you could try Resene Wafer with Resene Hot Chile, or Resene Malta with Resene Cab Sav/ Embrace ceilings painted in unexpected hues from subtle but non-white neutrals like Resene Lemon Grass. Where the room allows, neutrals are even being phased out of ceilings in favour of pastels like Resene Inspire or even stronger colours like Resene Daylight.”
Resene colour consultant Madison McLeod: “I’m finding people are much braver with colour and willing to add stronger undertones to their main interior colours.
Ivory tones and soft greens are being used more as neutrals as they add warmth into an otherwise cooler room. Colours like Resene Quarter Linen and Resene Half Ecru White seem to be quite common.”
Resene colour consultant Meryl Southey: “Warmer neutrals which are comforting, calming and sophisticated will be key for 2024. A great base colour is what people will be wanting; one which combines well with many other trending 2024 hues such as aqua Resene Idyllic, raspberry Resene Very Berry and rich brown Resene Rebel.”
What other colours will be popular?
Resene stylist Moneuan Ryan: “Earth-inspired palettes will still dominate but will evolve to include nature-inspired oranges like Resene Kombucha, ochre-toned mustards like Resene Liquid Gold, caramels like Resene Salted Caramel, deep blushes like Resene Coral Tree, and fruit-infused tones like deep Resene Plum.
“Brown might be the biggest colour trend. From oak and rich walnut to mahogany, mocha, tan and chocolates through to softer cocoa or latte shades, even our old favourite friends Resene Tea, Resene Truffle and Resene Fossil get the tick! The other aspect of this, and the popularity of visual textures, is that we will still be wild about wood, with a focus on darker nutty wood stains like Resene Colorwood English Walnut, Resene Colorwood Dark Oak, Resene Colorwood Mahogany and Resene Colorwood Bark.
“When it comes to blues and greens, cooler Mediterranean and watery blues like Resene Wedgewood or complex classics are popular choices. Elegant, soft sage greens, minty tones or avocado shades are all trending greens.”
Resene colour consultant Madison McLeod: “I think we’ll move away from the greyed-off colours that have been quite popular and move into more vibrant tones. I see bluegreens like Resene Sorrento, as well as bright oranges and pinks like Resene Grenadier and Resene Cabaret, making more of an appearance.”
Resene colour consultant Amy Watkins: “Lots of colour is the key moving into 2024! Decorators are exploring stronger colour tones such as Resene Ayers Rock and Resene Fuel Yellow.”
Resene colour consultant Jackie Nicholls: “We will see a continuing trend towards blended and more complex shades, rather than the clear, simple tones we’ve seen in previous decades.”
What other design trends are on the horizon?
Resene stylist Moneuan Ryan: “Curves continue to be popular, but we can also expect angles and straighter lines in the form of herringbone or chevron shapes as well as large-scale painted chequered patterns and diagonal stripes across floors. There’s also an ‘inside-out’ trend where exterior colours mimic the interior palette to create greater connection.
“Wallpaper is huge – and everywhere, even extending to wallpapered ceilings. Try mixing and matching Resene wallpaper patterns or experiment with layered patterns and paint colours.
"Warmer neutrals which are comforting, calming and sophisticated will be key for 2024."
“Texture will continue to be popular, allowing for a wide range of raw and rough finishes created with technically creative products like Resene Sandtex Mediterranean effect and Resene FX Paint Effects Medium.”
Resene colour consultant Amy Watkins: “For interiors, the trend is for having multiple colours in one room of the home, using geometric shapes to help divide the room into different zones through colour blocking.
“For exteriors, the trend is for having some colour. For example, on the main body of the exterior using soft green Resene Secrets paired with Resene Bianca on the trims or going light with Resene Thorndon Cream and a contrasting windowsill in peachy Resene Dawn Glow.”
Resene colour consultant Madison McLeod: “We are seeing a lot of Art Deco styles being brought back into homes. Large-patterned wallpaper, bright pieces of furniture and colour blocking are all on the rise again.”
Resene colour consultant Meryl Southey: “Exterior colours will be driven by sustainable and environmentally-conscious designs so natural colours and textures will trend. Greens, browns, greys and whites will continue to be popular as they complement architecture and design features such as timber, stone, metal and expanses of glass. Any colours and features which reflect the unique beauty of nature will be popular both inside and out.”
Resene colour consultant Jackie Nicholls: “Soft effects such as colour washes will still be very popular adding depth and variation to your finished look. The colours of these are evolving from natural, stony colours to dusty pinks like Resene Valentine, faded terracotta like Resene Summer Rose and red wine shades like Resene Pandemonium. These colours are relaxing to live with and timeless but still have a good dose of colour in them.”
Top tip: You can develop your colour expertise with Resene Colour Class. Whether you've run out of ideas, or want to improve your understanding of colour, the free videos cover topics such as how to use a colour wheel, finding your colour personality and creating a concept board. Find out more at www.resene.com/colourclass.
"The focus will be on consistency, balance and wellness, and making houses an uplifting place to unwind, recharge and entertain."
What will influence design trends in 2024?
Resene stylist Moneuan Ryan: “A focus on sustainable and regenerative practices strongly influences trends, so we’ll continue to see repairing and re-using items as a popular choice.
“Ensuring our homes offer protection from the elements will see a continuation of technical innovation with a focus on eco-choice products that withstand increasingly harsh environmental factors.”
Resene colour consultant Meryl Southey: “The focus will be on consistency, balance and wellness, and making houses an uplifting place to unwind, recharge and entertain.”
Resene colour consultant Madison McLeod: “With people travelling overseas again, we can expect a lot of international trends to appear here. Seeing how other countries and cultures use colours to tell a story inspires travellers to do the same at home.”
Top tip: Resene colour experts at your local Resene ColorShop can help you adapt your favourite trends and colours to suit you and your home. Book a free virtual or instore colour consultation, www.resene.com/colourconsult or a paid home visit (selected areas).
French onion soup with molten cheesy toast
Recipe by Claire Aldous, Photography by Josh Griggs, Source: dish.co.nz
Possibly my all-time favourite soup and one of the easiest to make. You do need a good-quality stock and to allow enough time for the natural sugar in the onions to caramelise.
METHOD
SERVES: 4
INGREDIENTS
• 3 tablespoons butter
• 1 tablespoon extra-virgin olive oil
• 1.5 kilograms large brown onions, peeled and sliced
• 1cm thick 2 sprigs thyme
• sea salt and ground pepper
• 3 cloves garlic, crushed
• 2 teaspoons Dijon mustard
• 2 teaspoons Worcestershire sauce
• 1 tablespoon brown sugar
• 2 tablespoons brandy
• 2 tablespoons plain flour
• 6 cups good quality beef stock or chicken stock for a lighter soup
TO ASSEMBLE
• 8 slices sourdough bread, lightly toasted
• 1 clove garlic, peeled
• 100 grams gruyère cheese, grated
• 2 teaspoons finely chopped thyme
EQUIPMENT
• 1 heatproof serving bowl or 4 individual soup bowls, warmed.
Heat the butter and oil in a large thyme. Season well with salt and pepper. It will look like a mountain of onions but they cook down dramatically. Cover and cook for 10 minutes to soften, stirring occasionally. Uncover and cook for a further 30-40 minutes until a good golden colour, stirring occasionally to prevent them catching on the base of the pot. Combine the garlic, mustard, Worcestershire sauce, sugar and brandy and stir into the onions. Sprinkle over the flour and cook for 2 minutes then add the stock and season. Bring to the boil then reduce the heat and simmer gently for 20 minutes.
Preheat the grill to its highest setting.
TO ASSEMBLE
Rub one side of each piece of the toasted bread with the garlic. Place on a baking tray and top with the grated cheese and thyme. Place under the grill until bubbling and molten.
Ladle the hot soup into the serving bowl/s and top with cheesy toasts, serving the rest separately.
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What's happening in the market.
Local Statistics
July 2024
Mission Bay, Orakei, Kohimarama, St Heliers, Glendowie
TOTAL SALES JULY 2024
39 Sales G4.9% E34.5% LAST YEAR LAST MONTH
BREAKDOWN BY SUBURB
Mission Bay = 3 | Orakei = 5 | Kohimarama = 7 | St Heliers = 12 | Glendowie = 12
MONTHLY SALES - LAST 12 MONTHS
MEDIAN SALE PRICE JULY 2024
MONTHLY TREND - LAST 12 MONTHS $1,750,000 G8.9% E16.6% LAST YEAR LAST MONTH
Mangawhai,
Auction vs Other Sale Methods
Maguires One Team - Last 12 months
AUCTION
OTHER SALE METHODS
(Maguires One Team percentage of homes selling within 90 days)
AUCTION
OTHER SALE METHODS
32 51 days on market days on market
(Maguires One Team average days on market)
Sell with confidence through the auction method
Team's
20/20
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Maguires
PRESTIGE PROPERTIES
3 4
3801/1 Courthouse Lane, Auckland Central
ICONIC METROPOLIS PENTHOUSE: A PINNACLE OF LUXURY
Elevate your lifestyle with the Metropolis Penthouse - Auckland's most prestigious and iconic residence, commanding a prominent position on the city's skyline. This unparalleled penthouse offers a blend of luxury, sophistication, and exclusivity, making it the ultimate choice for discerning buyers.
Spanning over 325m2 + (140m2 on decks), this penthouse features 4 sumptuous bedrooms and 3 elegantly appointed bathrooms, providing an opulent retreat for both residents and distinguished guests. The expansive floor plan and state-of-the-art amenities make it the perfect venue for high-profile entertaining and lavish celebrations.
You'll experience breathtaking 360-degree views of Auckland's skyline and harbor. Expansive terraces create a seamless flow between indoor and outdoor living, offering a stunning backdrop for both day and night. By day, the cityscape offers a dramatic panorama, while by night, the apartment transforms into a vibrant urban spectacle transporting you to the ultimate night time cityscape.
Designed with avant-garde flair, the interior features soaring ceiling heights, floor-to-ceiling Italian tiling, and striking Onyx paneling, reflecting a modern and sophisticated aesthetic.
The penthouse boasts 4 dedicated car parks, ensuring ample space for your luxury vehicles. Located just moments away from vibrant CBD dining scene, you'll enjoy easy access to the city's finest restaurants and entertainment options.
The Metropolis Penthouse is not only a testament to luxury but also a piece of Auckland's architectural heritage, sharing its front facade with the historic century-old courthouse. With the highest security measures in place, it offers a safe and private sanctuary for international stars and high-profile guests.
Please Call RICKY CAVE 027 222 5419 or JAYNE KIELY 021 352 007 for more information.
Please Phone For Pricing Guide
Viewing:
Please phone for viewing times
5 2 2 3 2
88A Allum Street, Kohimarama
SUNNY SPACIOUS KOHI HOME WITH POOL
A striking home from the outside, this standalone residence is deceptively large at 270sqm (approx.) and boasts 5 bedrooms and 2.5 bathrooms.
Recently renovated downstairs and externally painted, this family home gets all-day sun and has the benefit of heat pumps throughout. Downstairs the designer kitchen, scullery and dining area look over the inground salt-water pool and you have a separate lounge as well on this level. At the entrance of this home is another separate living room, office and generous laundry room. Upstairs are the bedrooms with the master near the top enjoying a private ensuite and walk-in wardrobe/ dressing room, all on its own level.
There are three external balconies off the bedrooms enjoying valley views across Kohimarama. A large double internal access garage completes the floor plan.
Enjoy a four-minute walk to the front gates of St Thomas's Primary School, and a five-minute walk to Madills Farm to exercise the hound. Mere moments to the cafes, restaurants and boardwalks that make this beachside suburb so special.
CV: $1,900,000 (2021)
Freehold
Rates: $4,886.36 per annum (2024/2025)
Floor Area: 270sqm (approx.)
Land Area: 502sqm (more or less)
School Zones: St Ignatius School, St Thomas School, Baradene College, Glendowie College, Selwyn College
Please call JAYNE KIELY 021 352 007 for more information.
Auction:
5pm, Tuesday 17th September
In Rooms, 33 Tamaki Drive, Mission Bay (unless sold prior)
Viewing:
Please phone for viewing times
4 3 2
3C The Rise, St Heliers
ELEVATED, EXPANSIVE & EXECUTIVE
Located on one of Auckland's most exclusive and sought-after streets, this exquisite residence boasts breathtaking sea views and impeccable craftsmanship. Designed by Cullen Paterson Architectural Partnership and constructed by Manson Developments, this solid masonry home boasts security and solidarity.
Accessed via a secure gated driveway, the residence spans three levels and features a Schindler lift for seamless mobility. The top level offers panoramic views extending from the bays to the city, overlooking Glover Park towards Beachlands and beyond.
Crafted to perfection, the interior resembles pages from a design magazine, showcasing Bosch appliances, American Oak floors, and designer bathrooms. Comfort is assured year-round with heat pumps, underfloor heating, laminated hush glass, and a gas fireplace complementing the abundant natural light.
With four bedrooms and three bathrooms, the residence offers versatile living spaces, enhanced by four sundrenched terraces that invite both relaxation and entertainment. Whether enjoying serene moments on the secluded terrace or hosting gatherings by the 12-meter swimming pool and flat lawn area, every detail caters to sophisticated living.
For discerning buyers seeking a residence of unparalleled quality and privacy, this property represents a rare opportunity in a prime location.
Don't miss out on this rare opportunity.
Contact us today to schedule a viewing or we'll see you at the open home.
Auction:
5pm, Wednesday 18th September
In Rooms, 10 Polygon Road, St Heliers (unless sold prior)
Viewing:
Saturday & Sunday 3:00-3:30pm or by appointment
5 3 2 4 4 1
1 Ventnor Road, Remuera
CLASSIC REMUERA FAMILY HOME
Located in blue chip Ventnor Road this iconic 1930's Horace Massey residence has been much admired over the years.
With pretty street appeal, this deceptive site rolls down to a large English garden and pool complex, the elegance continuing throughout the home. Whitewashed floors give added light and stunning interior design makes the many features stand out. White shutters and lattice windows showcase the home with room for everyone in this 5 bedroom residence which has great separation for a large family.
The open-plan kitchen and casual family living overlook the courtyard from a generous deck - perfect for warmer evenings. The formal dining has hosted many great dinner parties and over the Winter months, you will be drawn to the open fireplace. The lower level of the home has a movie room, wine cellar, two bedrooms, bathroom, and a garage that flows to the pool area.
Moments to the Benson Road shopping and cafe precinct, Little Rangitoto reserve for Friday night Fish and Chips, and the Orakei Basin to walk the hound - a wonderful family home in the heart of Remuera. Our motivated vendors are ready to pass this amazing home to the next family.
Horace Massey (1895-1978) was one of the most prolific architects in NZ who designed many houses in Remuera. Designing many stately residences, as well as commercial and public buildings through the 30s and 40s which still define our cities and towns today, collecting 4 Gold Medals from the NZ Institute of Architects along the way.
CV: $4,200,000 (21)
Freehold
Rates: $8,897.86 p.a. (23/24)
Floor Area: 390sqm (approx.)
Land Area: 632sqm (mol)
School Zones: Meadowbank School, Remuera Intermediate, Baradene College, Epsom Girls' Grammar School, Selwyn College
Please Call JAYNE KIELY 021 352 007 for more information.
Please Phone For Pricing Guide
Viewing:
Please phone for viewing times
19B Paora Street, Orakei
ULTRA MODERN LUXURY
This executive architecturally designed residence is a true celebration of distinctive design magnified with high-end striking luxury features transcending all three levels. Presiding in the enviable Blue Chip postcode of Orakei. This prestigious neighbourhood is minutes to the city and daily ocean swims. An exceptional opportunity for the discerning buyer.
Presenting as new this opulent home truly succeeds in Wow factor. Commanding your attention from the moment you set foot inside. Solid oak flooring, soaring high stud, dramatic feature walls, colour wave fire and breathtaking chandelier takes centre stage. Step out to the tranquil patio with all day sun and alluring water feature or pick a sunny side deck for your morning coffee.
The epicentre of the home the entertainer's kitchen is equally dramatic. Stunning German cabinetry, top of the line Miele appliances, three ovens, gas & induction stoves, and integrated fridge freezers to inspire any chef to grand affairs or cosy family dining. The separate butler's scullery serves as an entree before the main event. Venture through to the dining room with equally opulent lighting. Beyond to a guest bedroom, separate bathroom, a master with dressing room, sumptuous ensuite with rain shower, porcelain basins and under floor heating. All flowing to a sundeck.
Please contact salespeople for viewing details 5 4 2
The mezzanine floor upstairs is your private retreat to relax, plus a second master bedroom with ensuite and spa. Wake to the morning sun rising over Bastion Point, singing Tuis and tranquillity. A truly versatile living experience extends to the ground level, two more large bedrooms, fourth full bathroom, kitchen wet bar and a further living area flowing to decking. A separate laundry, shelved storage room, and spacious garaging with electric car provision. Everything is done with ducted heating and cooling, intercom with camera, CCTV security, and easy-care landscaping. Even the garden shed matches!
With exceptional schooling on the doorstep all your family needs are taken care of.
By Negotiation
View:
8 6 4 6
45 & 45A Paunui Street, St Heliers
COASTAL LIVING IN YOUR TROPICAL RETREAT
Welcome to your private oasis of luxury and tranquillity! Nestled on a sprawling 2625 sqm of lush tropical gardens, this exquisite estate is a testament to refined living. Discover the epitome of elegance in this meticulously crafted 5-bedroom, 4-bathroom home, offering an expansive 464 sqm of opulent living spaces.
As you enter, be greeted by the high stud grandeur of a thoughtfully designed layout that seamlessly blends sophistication with comfort. The spacious and multiple living areas are bathed in natural light, alongside the substantial covered deck areas throughout the property, creating an inviting ambience that enhances the overall allure of this residence. Impeccable attention to detail is evident throughout, from the high-end finishes to the carefully chosen materials that adorn every corner. The heart of the home lies in its gourmet kitchen, a culinary haven equipped with an extensive selection of appliances and ample counter space, perfect for both intimate family meals and grand entertaining. The five generously sized bedrooms provide retreats of serenity and the four bathrooms offer a sanctuary for relaxation.
Step outside into the sprawling oasis that surrounds this magnificent property. The landscaped tropical gardens spanning 2625 sqm create natural beauty and privacy. A shimmering inground pool beckons, inviting you to indulge in moments of leisure and recreation.
Whether hosting gatherings or enjoying quiet contemplation, the outdoor spaces are an extension of the home's elegance.
This estate is completed with a 191 sqm three bedroom guest house with all the amenities one could desire, and is ideal for hosting guests or extended family. This is more than a home; it's a lifestyle. Seize the opportunity to make this extraordinary property yours and experience the pinnacle of sophisticated living amidst the beauty of nature.
Price By Negotiation
View:
Please contact salespeople for viewing details
6 4 3 3
5 Melanesia Road, Kohimarama
SIX BEDROOM KOHI RESIDENCE AT THE BEACH
A grand home with so many great features, this strong and beautifully crafted home will soak up everything a family and extended family could ask for. A signature entranceway creates instant appeal and the home unfolds before you.
The main house has four double bedrooms (two with ensuites), three distinct living areas and loads of extra space for everyone to enjoy a quiet place of their own within the home. Downstairs there is a formal dining/ lounge area plus an open plan kitchen, dining and family room opening out to the salt water pool complex and outdoor patio area.
The bonus of a pool house as well which could be converted into the perfect teenage retreat. Then you also have a completely separate two-bedroom selfcontained adjoining apartment which mirrors the fit out of the main dwelling. Perfect for that extra income or to accommodate friends and family on a more long term basis.
Large double garage and generous off-street parking is secure behind electric gates. Lets not forget you are moments to Kohimarama Beach with its cafes and restaurants, and a short stroll to walk the dog and wear out the kids at Madills Farm and playground. Zoned for Kohimarama Primary and Selwyn College.
CV: $4,750,000 (2021)
Freehold
Rates: $10,861.48 per annum (2023/2024)
Floor Area: 455sqm (approx.)
Land Area: 708sqm (more or less)
School Zones: Kohimarama School, St Ignatius School, Baradene College, Selwyn College
Please Call JAYNE KIELY 021 352 007 for more information.
Please Phone For Pricing Guide
Viewing:
Please phone for viewing times
41 Cliff Road and/2 Springcombe Road
CLIFFTOP EXCELLENCE ST HELIERS - PREMIER LOCATION
The exceptional positioning of these two distinct adjacent freehold properties is truly outstanding, and the unobstructed views are timeless. Sitting prominently in prime clifftop location, your investment is poised to last for generations. Consider this your ultimate suburban sanctuary, seamlessly blending urban convenience with coastal tranquillity.
The adjacent trophy properties with flight deck views over the harbour, offering the best of both worlds offering a range of value packed options to the next custodian.
Total land comprises 912sqm (more or less), set over two new freehold titles. Options exist to acquire these properties individually or together, with the potential for future expansion of grounds for 41 Cliff Road, or development prospects that may include a new build, or multiple units adjacent.
41 Cliff Road: CV $7,000,000 (2021) Land Value $5,200,000
2 Springcombe Road: CV $2,875,000 (2021) Land Value $2,725,000
While the older dwelling can be kept comfortable for many years, comprehensive planning consents have already been obtained for a new dwelling or two-unit titles.
The newer property is a superb contemporary masonry residence, circa 3700sqft, perched in an uncompromised position, sets the benchmark for modern luxurious living. It offers private and secure living spaces across two and a half levels, with a clifftop location and beautifully landscaped grounds. Enjoy a sun-drenched poolside terrace with breath-taking views from sunrise to sunset.
Under current planning regulations, savvy buyers will appreciate the work undertaken to date and the potential. With an ability to secure two (or three) road frontages - this property represents one of the most unique waterfront opportunities on sought-after Cliff Road, St Heliers. Properties in this coveted location are seldom available.
Viewing is strictly by appointment.
Price on application
3/6 Keys Terrace, St Heliers
LOOKING FOR AN APARTMENT WITH BREATHTAKING HARBOUR VIEWS - THEN LOOK NO FURTHER!
A short stroll to the St Heliers Village and the Waterfront with all it's Cafes, restaurants, retails shops and a newly opened Library, the location is nothing short of superb, sought after and all you could ask for.
North facing and sundrenched, this apartment is one of four and has been newly redecorated to a high specification. the harbour views are simply panoramic and breath taking.
Oddles of space, and all tastefully, elegantly presented, the living and dining areas are complimented by 3 double bedrooms each with its own ensuite. To top it off there is an additional study and a media room. Every care has been taken to cater for a variety of modern lifestyles.
Get in touch to request an inspection. 3 3 2
With 100m2 of deck opening from the living, an ideal extension for your outdoor entertaining or simply enjoying family living.
The double garaging has one additional park.
This apartment has many extras, my invitation to you is make an appointment to view, you will be pleased you did!
$4,350,000
Viewing:
Maguires
RESIDENTIAL
Country & Coastal
