REAL ONE - Issue 43 - Richard Lyne by MaguiresOneTeam

ONE

Lyne & Co

Your residential property experts.

1. Your Luxury Auckland Real Estate Agent

When it comes to listing your high-end Auckland central or eastern waterfront property you want a boutique, luxury real estate agent for your specific needs - that's Lyne & Co. If you’re after an Auckland high-end real estate agent that’s committed to understanding your unique requirements, that offers premium real estate services, and that gets recordbreaking results, then you’ve come to the right Auckland real estate agent.

2. What we offer

Specialising in luxury real estate in the Bays and Remuera, our personalised real estate services include full listing management, market intelligence, discrete ‘off-market’ selling, Developer projects, investment consultation, creative advertising campaigns, and local insight guidance. Our breadth of experience in high-end real estate includes working with vendors who wish to remain confidential, developers looking for new investments, empty nesters considering premium downsizing, and executive families after timeless unobstructed views.

3. How we work

Collaboration with clients is at the heart of what we do, and that starts with ensuring you have access to all the real estate services our Lyne & Co professionals offer. We see working together with you as a relationship – not a transaction. It begins with taking the time to understand your specific high-end real estate needs and, like all good relationships, you can expect transparency, information sharing and openness. As your Auckland real estate agent we will be with you throughout the entire journey, with your interests front and centre, determined to get the best possible results no matter how tough the market.

Let’s talk

Our Team

Lyne & Co

“Richard is an extremely professional and committed real estate agent. We were so happy with his communication, efficiency and market knowledge, he was always polite, kind and respectful. He always had a clear and intelligent marketing plan and was very involved in getting our house ready for sale. We trusted his recommendations and we were delighted with the outcome. Richard and his wonderful team are very hard-working, trustworthy and proficient and it has certainly been a real pleasure dealing with them.”

Nadia (Sept 2023)

At Lyne & Co we’re more than a collection of skilled Auckland real estate agents – we are a truly unified team, offering real estate services to guide you through the sometimes daunting world of high-end real estate. If you’re looking to find a real estate agent, we’ve got the deep expertise of Richard Lyne, a highly accomplished #1 performing salesperson, combined with the experience and knowledge of the team –we have you covered throughout your entire Auckland real estate journey.

A journey home, made easy.

Richard Lyne

Licensee Salesperson 021 687 000 richard.lyne@raywhite.com

There’s only one real estate agent who has decades of experience selling prestigious properties in Auckland's Central and Eastern waterfront suburbs, who is recognised as a #1 performing salesperson, who has deep networks that rely on discretion, and who will always have the time to pick up the phone and talk to you personally. That’s Richard Lyne.

As Director and Selling Principal of Lyne & Co, Richard prioritises relationships over transactions; he knows that real estate is really all about people. Whether it be spending time with you on the latest housing analytics, or discussing negotiation approaches on your behalf, Richard is there to serve your interests first. Having brokered record-breaking sales in the region, Richard prides himself on his level of personalised service which, when combined with his in-depth market knowledge and community connections, will give you the edge and exceptional results.

Richard brings to Lyne & Co the mantra of Less Secret, More Agent. What that means is that, like all good relationships, you can expect transparency, information sharing and openness. And, like all good relationships, he will be with you throughout the entire journey and beyond.

Amy Hanson

Marketing and Operations Manager 021 840 400 team@lyneandco.co.nz

Amy brings a wealth of marketing experience to our team, having worked both locally in New Zealand and internationally, in corporate communications, finance and property, and working on luxury accounts within tourism, architecture, interior design, and property project marketing. Her passion lies in helping clients achieve their property goals through exceptional marketing, while enhancing the real estate journey for both vendors and buyers.

More recently, working in Developments and Projects and currently pursuing her Real Estate license, Amy’s deep local insight, combined with the extensive brand reach of Ray White Maguires One Team, ensures we connect with both local and international markets to secure the ideal buyer for your property. Raised around property, art, and interior design, Amy is thrilled to join the Lyne and Co team. Working alongside experienced Sales Principal Richard Lyne, she is committed to helping our clients achieve—and exceed—their property goals.

Less is More: Making Downsizing a Positive Journey

Source: Melissa and Rachel, Less is More

When Rachel

and Melissa

founded

Less is More,

they set out to transform

the overwhelming experience of downsizing into a

manageable journey. As

specialists helping clients transition from family homes to apartments and retirement villages, they've developed a structured approach

that

removes stress from this significant life change.

The Three-Step Solution to Stress-Free Downsizing

Their method breaks down what seems like an insurmountable task into three distinct phases:

Step 1: Preparing Your Home for Sale

Ideally beginning 3-6 months before moving, this initial phase focuses on planning and preparation:

• Creating a professional project timeline

• Compiling home documentation

• Decluttering strategically and systematically

• Photographing spaces to recreate in the new home

• Creating "Memory Boxes" for sentimental items

• Organising donations and storage solutions

• Completing small maintenance tasks

• Cleaning and staging the home

"We often suggest starting with spaces like garages or spare rooms when decluttering," Melissa notes. "Or we begin with low-emotional-impact areas like bathrooms and kitchens to build momentum."

Step 2: Preparing for the Move

Once the home is market-ready, focus shifts to moving logistics:

• Creating detailed inventories

• Designing intuitive labelling systems

• Sourcing quality packing materials

• Selecting reliable movers

• Organising essential documents

• Assembling a "moving day toolkit"

• Verifying insurance coverage

"The key to a smooth moving day is preparation," says Melissa. "We handle the details so our clients can focus on their new chapter."

Step 3: Settling Into Your New Home

The final phase creates comfort in the new space:

• Setting up utilities before arrival

• Directing movers to place items appropriately

• Prioritising bedroom and bathroom setup

• Methodically unpacking the kitchen

• Professionally hanging artwork

"There's a real art to making a new, smaller space feel like home," Rachel explains. "We create functional, beautiful arrangements that honour cherished possessions while embracing a more streamlined lifestyle."

A New Beginning

At Less is More, friendship is at the heart of everything they do – Rachel and Melissa have been friends for 15 years - and big changes are always easier with a friend. Clients consistently report feeling relieved to have mature and experienced guides through both the logistical and emotional aspects of the journey.

For those facing downsizing, Rachel and Melissa's message is clear: you don't have to do it alone. With guidance from Less is More, the transition to a new lifestyle can be smooth and even a bit of fun.

For more information: www.lessismore.nz

41 Cliff Road, St Heliers

Set against an awe-inspiring backdrop, this distinguished 3,700 sq ft clifftop residence offers sweeping, uninterrupted views from Rangitoto Island to the iconic Sky Tower. Perfectly blending modern sophistication with natural beauty, this residence fosters a seamless transition between indoor and outdoor living. Located in the highly coveted St Heliers enclave, this property promises an exclusive lifestyle, offering both ultimate privacy and effortless proximity to the vibrant village and waterfront.

View: Please contact salespeople for viewing details

Set on a private 933m2 (more or less) section in the heart of the Bays, this beautifully updated 1950s home is a true sanctuary for modern family living. Solidly built in plaster over brick and weatherboard, it blends timeless mid-century charm with contemporary comforts and resort-style amenities.

North-facing and filled with natural light, the spacious circa 220m2 layout offers generous open-plan living, a thoughtfully designed kitchen, and seamless indoor-outdoor flow to multiple entertaining zones. Whether it's summer evenings by the fire pit, poolside BBQs under the stars, or cozy winter nights by the fireplace, this home is made for year-round enjoyment.

A heated swimming pool, ambient garden and pool lighting, and lush landscaping create a holiday-at-home vibe, while a fully self-contained unit provides flexible options for Airbnb, extended family, or teens seeking independence.

Tucked away from the road in a peaceful setting, yet just minutes from coastal walks, cafes, top schools, and local amenities-this is resort-style living without compromise.

Don't miss your chance to experience this rare gem.

Resort-Style Family Oasis

40 Rawhitiroa Road, Kohimarama

Step inside this extraordinary home and be immediately captivated by uninterrupted, picture-perfect views of Rangitoto Island - a daily panorama framed by floor-to-ceiling glass and surrounded by a lush, subtropical garden. Perfectly positioned on a north-facing freehold circa 944m² land in the heart of Kohimarama, this property offers a rare blend of mid-century charm, architectural integrity, and effortless contemporary flow. Bathed in natural light, the open-plan kitchen and scullery is an entertainer's delight, while the dining, and living area, complete with gas fireplace, connect seamlessly to sun-drenched outdoor entertaining spaces. Whether you're hosting an alfresco dinner or simply enjoying a quiet moment, the vistas of Rangitoto and the harbour create an ever-changing backdrop - like living inside a work of art. Designed with flexibility in mind, the home suits both growing families and downsizers alike. Enjoy the space of a large family home or the ease of single-level living and an apartment-style retreat on the main floor, while the versatile lower level presents an ideal space for extended family or guests. The downstairs 'granny flat' with both internal and external access - and car park - adds further value, whether for independent family members, border/au pair, and guests seeking their private retreat. This tropical haven is only a short stroll to Kohimarama Beach, Madills Farm, and local primary schools, offering a coveted lifestyle of sun, sea, and serenity. And with ample space to add a pool, the garden oasis offers even greater potential to elevate your lifestyle in this exceptional setting. Opportunities like this are rare - discover this hidden gem and experience Bays living at its best.

For Sale

Viewing:

Please contact salespeople for viewing details

Richard Lyne

021 687 000 richard.lyne@raywhite.com

Iconic Rangitoto Views in a Lush

Kohimarama Oasis

Lyne & Co - Recent Sales

Scan the following QR to view more of our sold properties at Lyne & Co

16.

OCR drops again, but who's winning and who's missing out?

18.

10 objects you didn’t know could be wall art

23.

Wayne Maguire: Advantages of Getting Sold in the Cold

Resene: Your guide to renovating without over-capitalising 26.

38.

What's happening in the market, local area statistics

47. Properties for sale

Welcome

Selling real estate in winter offers a golden opportunity to stand out, as fewer homeowners list their properties during this cooler season.

While winter may pose presentation challenges, there are effective strategies to attract motivated buyers, who will brave the cold to track down their ideal home. Ensure yours is warm and inviting at opens and inspections with drapes drawn wide, and abundant lighting and heating to double down on the cosy aesthetic. Keep outdoor spaces safe and tidy by raking up leaves, pruning foliage, and water-blasting moss and mould off paths and decks.

A lit gas fireplace looks so enticing while energy-efficient installations such as solar power and double-glazing showcases comfort and economy Incorporate virtual tours and walk-through videos in any marketing to reach online searchers. Once at the property, buyers appreciate that seeing a home at its perceived worst during winter gives them an unvarnished all seasons snapshot to rely on.

Serious about winter selling? I’d love to chat.

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

OCR drops again, but who's winning and who's missing out?

Written by Tony Alexander, Source: oneroof.co.nz

The

Reserve Bank has cut the Official Cash Rate to 3.25%, giving

first-time buyers a boost.

First we had the Budget, then we had the OCR. Both are unlikely to substantially change the course of the housing market. On the Budget, the many attempts by some real estate agents to talk the market up by saying they had inside information regarding the Government removing the ban on foreign buying have been revealed as baseless.

On the OCR, the cut of 25 basis points was as expected, but the fact that the committee only discussed a 25-point cut and no change from 3.5% suggests scope for further cash rate reductions may be less than the markets have been factoring in.

For now, the housing outlook remains one of high supply of new and existing properties and buyers feeling no need at all to hurry and make a purchase.

My five regular surveys of businesses, consumers, and various groups in the residential real estate sector point to ongoing challenges.

First, a net 18% of consumers say they intend to cut spending in the next 3-6 months versus a +10% result in December, so retailers should not anticipate good trading conditions in the months ahead. People are concerned about the many developments they are seeing around them, including weak jobs growth and a US-centred tariff war. Times look tough for operators in the hospitality sector for the rest of this year, and domestic travel operators may also be challenged.

Second, businesses are hopeful of stronger revenue in the coming year and plan to invest in capital equipment. The 20% depreciation allowance contained in the Budget is likely to provide extra encouragement to boost productivity and capacity.

But businesses are disappointed with the country’s political climate, worried about whether customers really will show up as economic concerns continue, and still feel compliance costs are a drag on their operations.

Third, mortgage brokers are reporting that banks are becoming more willing to lend money for home purchases. But bank mortgage application processing times have become appallingly long and new enquiries about financing from first-home buyers and investors have slowed down.

Fourth, real estate agents now say they are seeing fewer people showing up at auctions and open homes, that prices are generally falling around the country, and few new investors are entering the market.

They strongly feel that it is a buyer’s market throughout the country and knowing this there are very few of those buyers feeling FOMO – a fear of missing out. The results strongly tell us that the housing market for the moment has stalled and it is vendors who are going to have to change their stance if they want to get a transaction over the line – not the buyers who can pick and choose from almost the highest number of properties listed for sale since 2015.

Finally, residential property investors remain deeply concerned about rising costs and getting a good tenant has become extremely difficult. Investors are net sellers of property, not buyers, and fewer and fewer landlords feel that they can raise rents in the current climate.

Therein lies the trap for young buyers. The rental market is in their favour, so many may feel incentivised to keep renting for as long as possible. But with few other buyers competing to acquire property currently, this remains a very good time to make a purchase if one’s deposit and employment outlook are good enough to make it financially feasible.

Young buyers have been the key driving force in the housing market since the mild recovery started early in 2023 and remain so. At this stage, given that the bulk of mortgage rate declines this cycle have already happened and that investors are struggling to make cash flows work, the market is likely to remain dominated by first-time buyers until next year at least.

10 objects you didn’t know could be wall art

Source: yourhomeandgarden.co.nz, Author: Diana Moore

Think outside the frame and adorn your walls with unusual homewares.

Hanging art on your walls makes a home your own and provides an insight into your personal style. However, wall art doesn’t have to be all prints and canvases displayed in rectangular frames.

Mixing things up with treasured objects, collected pieces, and nature’s gifts might just create your best gallery wall yet. Find artists you love across different mediums — from ceramics to oil, watercolour on paper to sculpture — then scour galleries and secondhand stores for little keepsakes that light up your imagination.

Objects that you’re not quite sure what to do with, but are beautiful to you, can also find their home on the wall. Here are some new ways to display your favourite objects.

1. Treasured textiles

Whether it’s a sari you inherited, a quilt your grandmother made or a handmade macrame you love, textiles are a great choice for covering your walls. Vintage fabrics are a particularly good choice as they’re often too delicate to press into the service they were originally crafted to make, though be careful to keep these away from direct sunlight to prevent fading.

Choose textiles that work with your colour scheme. They can be a hugely effective way to add colour, but if they’re too thick and dark, they may make a small room appear smaller. The bonus of wall-hung textiles is their ability to reduce loud noises inside. They’re a great option for houses with wooden, tiled or hard flooring, and those with lots of children.

2. Baskets

Many baskets are made by hand, making them a work of art in themselves. They range in shape, size and colour and never fully wear out if treated well. Any signs of use only add to their tactical appeal. Hang baskets together in a group for a textural display, or present one large basket on its own to make a statement in its own right.

3. Hanging plants

Indoor plants will change your life, say many. Pot an indoor plant and pop it into a corner of your home, or adorn the walls with climbers, allowing them to creep their way up your walls. Wall-mounted pots allow you to hang your living, green ‘art’, or hang them in pots from the ceiling. These natural works of art will purify the air, please your eyes and feed your soul.

4. Ceramics

Plates, platters and little ceramic artwork, hung together in a group of similar colours and shapes, can look incredible as wall decor. Pick up vintage and antique plates in similar hues to create a whole new vibe at your place. Be sure to use a secure disc plate to hang your plates. Often, the older plates and ceramics are not food safe, so this is a lovely way to enjoy them every day.

5. Wire objects and tools

A coastal-themed decor begs for something made from wire and/or driftwood to grace your walls. These wire crab pots are arresting in their size but delicate in construction, so don’t dominate the space.

6. Floating shelves

Floating shelves can be mounted anywhere in the home to give you the freedom to change the art on display as often as you like. Use one long shelf for a sleek contemporary look, or stagger a set at different heights to arrange curated vignettes and cascade plants.

7. Objects found in nature

Mother Nature, as the original artist, provides endless elements to use as wall art. Plant material, driftwood, leaves and husks can all be fashioned into unique displays of art.

8. Practical vintage possessions

Treasured collected pieces with aged patina become even more beautiful when carefully displayed as art. Avoid crowding pieces and allow space around each space to celebrate its distinct characteristics.

9. Vintage mirrors

Mirrors are a terrific way to reflect light into a room. Grouping smaller mirrors together works like one large mirror, yet adds more interest, all while visually doubling the space in the room.

10. Postcards and paper treasures

Travel the world and collect postcards on the way, then frame them in groups or individually to create a meaningful art wall that’ll take you for a trip down memory lane. You can collect little children’s drawings, the menu from your favourite restaurant, a Polaroid photograph – the paper possibilities are endless.

Crispy Chorizo Salami and Roasted Pumpkin Risotto

Recipe by Claire Aldous, Photography by Josh Griggs, Source: dish.co.nz

This dish just sings of autumn. I love the textures of crisp salami, creamy tender rice and the crunch of hazelnuts.

METHOD

Preheat the oven to 190°C fan bake.

Put the pumpkin on a baking tray, toss with oil and season well with salt and pepper. Roast for about 25 minutes or until tender but still holding its shape.

Heat a little oil in a frying pan and cook the salami for a couple of minutes until crisp and a little frizzled around the edges. Drain on kitchen towels and set aside.

RISOTTO: Heat the oil and butter in a large pot, add the onion, salami, garlic, thyme and paprika and season well. Cover and cook over a medium-low heat, stirring occasionally, until the onion is soft but not coloured. Stir in the rice then add the wine and let it bubble up and cook until most of the liquid has been absorbed.

Begin adding the stock, a ladle at a time, stirring and allowing the liquid to be absorbed before adding the next quantity. When the risotto is tender to the bite and has a creamy consistency (about 20 minutes), stir in the parmesan, mascarpone, and half of the pumpkin.

TO SERVE: Transfer the risotto to a warm, shallow serving dish and top with remaining pumpkin, crispy salami, hazelnuts and a grating of parmesan.

SERVES: 4

INGREDIENTS

• 1-kilogram pumpkin, peeled, deseeded and chopped into 2cm pieces

• extra virgin olive oil for cooking

• sea salt and ground pepper

• 40 grams very thinly sliced chorizo salami

• 50 grams hazelnuts or walnuts, roasted and roughly chopped

RISOTTO

• 2 tablespoons extra virgin olive oil

• 20 grams butter

• 1 large brown onion, finely chopped

• 40 grams chorizo salami, finely chopped

• 3 cloves garlic, crushed

• 2 teaspoons finely chopped thyme

• 1 teaspoon sweet smoked paprika

• 250 grams risotto rice, eg arborio or carnaroli

• ¾ cup white wine

• 4–5 cups chicken stock, hot

• ½ cup freshly grated parmesan plus extra for serving

• 2 tablespoons mascarpone

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.

Wayne Maguire: Advantages of Getting Sold in the Cold

Written by Wayne Maguire, CEO Maguire & Associates

Did you

know that some of the sweetest smelling and most vibrant-looking flowers bloom in winter?

Plants like daphne, camellias, cyclamen, winter jasmine and hellebores provide rich colour in New Zealand’s darkest, coolest months. And because they have minimal competition as the rest of the garden lies dormant, we cherish them so much more! I’m linking all this gardening chat to the selling of real estate because like those cold-hardy botanical wonders, homes that are marketed in the winter can attract more attention too.

Fewer homeowners list their homes in winter, so you have a golden opportunity now to stand out from a smaller crowd and give your target market a reason not to forget you.

Though winter is perceived as having some presentation challenges, there are strategies you can adopt to attract buyers to the door when they might prefer staying inside on wet and chilly days. You might start by researching ways that will help you work with the elements when it feels like they’re against you. Here’s some useful things that are worth noting about marketing your home in winter:

• Home buyers looking in winter are highly motivated. Determined people will brave the iciest southerly to get to an open home. To reward their efforts make sure you have drapes wide open, plenty of lights on, all heaters efficiently operating and even soft throw blankets scattered on beds and lounge furniture to conjure up that tactile, cosy aesthetic. A toasty warm home is very appealing and if a hot coffee is being handed out by a thoughtful agent host, those extra touches are sure to encourage a feel-good vibe for attendees.

• We already know that in winter gardens don’t look their best. However, it is possible to keep the grounds as tidy as possible by raking up leaves and pruning tree branches and foliage to keep them away from the house and accessways to maximise sunlight. Ensure mould and moss has been water blasted off paths, decks, terraces and fences as in damper months these are often problem areas. If you’re selling an apartment or unit, consider placing flowering plants in pots on balconies and any other alfresco zones making outdoor spaces look bright and cheerful.

• Accentuate the positives of your home in winter by emphasising any unique features that may not be as apparent in summer. Have the gas fireplace lit to curate a warm and cosy mood. If your home has energy efficient features like solar power, or is fitted with DVS, underfloor heating or double glazing, for example, then have that information displayed for showings and in advertising to draw attention to the home’s long term cost savings and comfort.

• Consider making use of virtual tours and your selling agent’s walk-through video as a key component of your overall marketing campaign. With winter delivering more than its fair share of wind, rain and temperatures in single digits this is an ideal way to overcome that weather barrier. This broadens the pool of buyers as folks conducting their searches from the comfort of their laptops and iPhones may be inspired to then make an appointment to view in person as a more serious prospect.

• Open home buyers tell me all the time when I am running a winter marketing campaign “if it looks this good now - imagine how fantastic it’s going be In summer!” It’s a valid point. Buyers know that seeing your property at this less desirable time of year is a chance to see it at its worst.

With decreased competition from fewer listings and allowing your home to shine on these our shortest days, you are giving yourself an excellent opportunity to get a result and move on with your life.

Call me and let’s chat about that over a hot midwinter coffee. My shout!

Warm Regards

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财经与政策动态，服务华人社区。欢迎扫码关注我们

Scan the QR code to follow the latest Economic and Real Estate news, results and stories.

This is the secret to fresh-smelling towels

Source: yourhomeandgarden.co.nz

Do your towels still smell after a wash? Make your old towels feel fluffy and as fresh as new with two simple ingredients.

You may wash them regularly and hang them up after use, but still be asking yourself: why do my towels smell?

Despite our best efforts to keep them clean, towels often develop a less-than-fresh smell. One of the main causes of this is detergent build-up. Over time, soap residue accumulates in the fibres of the towels, stopping them from absorbing as much water as possible, and from drying as well as they could.

Bacteria then starts to build up in the fabric, and hey presto, you’ve got yourself mildewy smelly towels in a pile of just-washed laundry. But you can make your old towels feel as fluffy and fresh as new, with two ingredients: white vinegar and bicarbonate of soda.

How to make towels smell fresh

1. Put your towels in the washing machine with a cup of white vinegar instead of washing detergent, then wash on a hot cycle.

2. When you hit the rinse cycle, add half a cup of baking soda, and run as normal.

3. Remove your towels, and dry them thoroughly on the line or in the dryer.

Preventative measures to stop smelly towels after washing

• Always allow towels to dry thoroughly. Never leave them on the floor, and make sure your towel racks allow space for air to circulate. Using exhaust fans will stop the bathroom from becoming too humid for towels to dry properly.

• Better yet, invest in a heated towel rail if you can, to help speed up the drying process.

• Keep older towels for odd jobs – this includes drying your pets. The less you need to give them a heavy-duty wash, the less product build-up they’ll suffer.

• Stick to the recommended amount of laundry product, if not less.

• Give towels the white vinegar and bicarbonate of soda treatment every third or fourth wash as a matter of habit.

• Don’t use commercial fabric softeners on towels; they coat towels with a thin layer of chemicals, making them less absorbent. White vinegar is a better (and cheaper) choice to soften and freshen them.

How much is too much?

Source: oneroof.co.nz, Sponsored by Resene

Your guide to renovating without over-capitalising.

Redecorating or renovating can be a balancing act between managing a budget and getting the best result.

One of the key things that can give you a good idea of what not to spend and help keep a lid on the budget, is to make sure you’re not over-capitalising; that is, not spending more on your reno or redecoration projects than you’re likely to get back when you sell the house.

It doesn’t always apply. Maybe you’re renting and just want some cost-effective ways to personalise your space. Maybe you’re not intending to sell for years, if at all, and want your home to work for you in the meantime. But even if you’re not renovating to sell in the near future, keeping in mind the market value of your home and what your renovations might add to that is often a good guide to how much you should spend, particularly on larger projects.

Getting a real estate agent or two through your home who are experts in the recent sales of your local area is a good idea before you start a renovation project, even if you’re not selling. Most will give you a free appraisal of the current value of your property as well as give you a good idea of where you will get the best return on any renovation investments based on who the likely buyers for your house will be, and what they look for.

Know your goals

There is no perfect answer to where it's best to spend your money. That will depend on what you want to achieve and what state your house is in, among many other things unique to your circumstances.

If you’re not selling, don’t want to engage with a property specialist and are just looking to refresh your home on a small budget your redecorating focus will be different from someone trying to attract buyers and sell quickly for a good price.

If you’re on a budget, whether you’re selling or not, you should be very clear about what that budget is, and if there is any flexibility in that, before you start. In any home project, or purchase, it’s very easy to get caught up in the creep, of just going a few dollars over in different areas - until it soon adds up to a budget blowout.

Write everything down and keep track of what you’re spending. That way money you save in one place, can help you upgrade somewhere else.

Kitchens and bathrooms

Kitchens and bathrooms are the functional showpiece areas that often add value for buyers, and can set the tone for your whole house, but they can also quickly spiral over budget.

One of the simplest ways to revive a kitchen or bathroom is to repaint cabinets. Most kitchen and bathroom cabinets, even those finished with a laminate can be painted over. It all comes down to the prep. After washing laminate surfaces, prime them with Resene Laminate and Melamine Primer. If you have varnished wood cabinets start by sealing them with Resene Waterborne Sureseal before you add two topcoats of Resene Lustacryl in your colour of choice. Add some new handles and you have a new-look kitchen at a relatively low cost.

If you’re painting kitchen cupboards and walls, it is also worth doing the ceiling - kitchen ceilings can discolour quite quickly thanks to cooking, high levels of humidity and fly dirt.

Hot tip: Paint your ceiling in a low sheen or flat finish such as the washable Resene SpaceCote range. Glossier finishes show up every flaw, particularly if your light fittings reflect any light upward.

In the bathroom, a good place to start a cost-effective face-lift is a good clean of painted and tiled surfaces with Resene Interior Paintwork Cleaner and Resene Moss & Mould Killer. Much like a kitchen, repainting surfaces such as cabinets and even tiles, as well as ceilings and trim, can give the whole room a costeffective facelift.

In both kitchens and bathrooms a key area to focus your budget on is storage. Make sure there is plenty for towels, soaps and medicines, or, in the kitchen, appliances, plates, glasses and tools. Adding storage to high-use functional rooms in your house will almost never be money wasted.

Outdoor spruce ups

If you’re selling, first impressions are important when it comes to attracting buyers and can be a smart place to spend pre-sale budget.

Focus part of your budget to sprucing up high-use outdoor areas like decks and entranceways. Clean wooden decks with Resene Deck and Timber Wash and give them a colour refresh with a Resene Woodsman Woodsman Wood Oil Stain or Resene Woodsman Decking Oil Stain. If your wooden fence is looking a little tired try staining it in a darker shade like Resene Woodsman Charred Black or Resene Woodsman Tiri, which will add a modern and sophisticated look to your section. When you stain a fence dark and it sits behind foliage, it can recede from the eye making your section feel larger.

Clean concrete porches, steps and paths with Resene Paint Prep and Housewash followed by Resene Moss & Mould Killer. If you want to add extra flair, consider painting with Resene Non-Skid Deck & Path paint in your chosen colour, or add lower sheen colour with Resene Walk-on paving paint.

A fresh coat of paint on outdoor trim areas like pergolas, windows and outdoor furniture can also go a long way to sprucing up your exteriors without a lot of cost. And simply cleaning your house exterior with Resene Paint Prep and Housewash can do wonders for tired-looking cladding to make it look instantly fresher.

Neutral or not?

If you’re redecorating with new owners in mind it can be tempting to simply paint everything in an inexpensive white paint to create a so-called blank canvas that you hope will appeal to all buyers.

The trick is if you use the wrong white or neutral for the size and light conditions in your room it can make it feel cooler, smaller or simply drearier.

By all means go white but talk to a Resene colour expert at your local Resene ColorShop about what might work best in your room, or Ask a Resene Colour Expert free online, www.resene.com/colourexpert, and try a few Resene testpots to make sure you get the best result.

You want to find a balance between allowing the prospective buyer to imagine their own belongings in the room, and not have them thinking “I’m going to have to repaint this room immediately!”

Consider warmer neutrals that tend towards beige, rich creams and greiges, like Resene Double Tea, Resene Eighth Canterbury Clay or Resene Double Tana rather than straight white. It’s a way of injecting a sense of colour and subtle personality that might help make your home stand out against a sea of white-on-white open homes.

If you like white-on-white, layer in a few different whites together so your room looks interesting and textured, as opposed to a clean white box. Try Resene Eighth Black White teamed with Resene Double Black White, Resene Alabaster and Resene Double Alabaster for walls, ceilings, trims and decor features.

You can’t cater to what every buyer will want, so cater to what you like that suits the room. This is particularly true if you’re thinking of selling down the line, but want to love what you live in, in the meantime.

Budget decorating tips from Resene colour experts:

“Taking on a smaller space like an entryway or a powder room means you can make a statement without spending a lot of money. Try colour blocking in a statement colour, painting a mural or add a feature wallpaper like the Resene Wallpaper Collection 39653-4.” - Amy Watkins, Resene colour consultant

“Small amounts of colour can have a huge impact in bringing a tired space to life. Paint decorative shapes with a few Resene testpots on small pieces like pots or a shelf. Then try adding painted colour or wallpaper offcuts to an upcycled dresser. These small projects are also easy to update or change over time.” –Meryl Southey, Resene colour expert

“A simple block of colour in any room is simple, cost-effective and adds immediate character. Try it behind a piece of art, cabinet or table, on a section of wall or even a section of floor or ceiling. It can also be easily painted over for a neutral or a different colour if that’s best for selling.” - Jackie Nicholls, Resene colour consultant

Top tip: If you’re renting and want to add colour to neutral walls, try colour blocking with large upcycled or inexpensive canvases. Simply paint them in one bold Resene colour or a simple geometric design like varying width stripes and remove them when you move. They’re also easy to change as tastes change in places like children’s bedrooms and can make great temporary headboards.

If you need help getting starting or deciding on the colours that best suit your home, come in and visit your local Resene ColorShop, Ask a Resene Colour Expert free online, www.resene.com/colourexpert or book a Resene Colour Consultation free instore or virtually or a paid home visit in selected areas, resene.com/colourconsult.

Loan Market

Hold vs Sell Property Comparison

Current Property Value: $900,000

Assumed Growth in Property Value over the next 2 years ***based on ANZ's most recent monthly property focus released April 2025 on their website. https://www.anz.co.nz/about-us/economic-markets-research/property-focus/ 4.5% - 2025

5.5% - 2026

Time Frame - 2 years

OPTION 1: HOLD AND RENT:

$900,000 - Using a more subdued 4.5% annual growth this year and 5.5% growth next year : (Data based off ANZ's most recent monthly property focus released April 2025 on their website)

• $940,500 - Dec 2025

• $992,227 - Dec 2026

Additional Holding Consideration over 2 years: Rental Income

Loan Interest if any Property Management fees

Maintenance/repairs Council rates/Insurance

PROS:

• Capital growth - based purely off the revised lower forecast from ANZ last month, a $900,000 property could grow to a value of $992,000 by next year, a near $100K increase.

• Continued Rental income - which can help offset holding costs particularly with interest deductibility restored 100% as of April 2025 this year.

• Depreciation and Mortgage Interest deductibility off Rental income - (if applicable)

• Inflation hedge - Real estate tends to be a popular hedge against inflation as property value tends to keep pace with or exceed inflation over time protecting your investment value. Over the last 20 + years the average property value rose an average of 7.5% p/a nationwide and 8.2% in Auckland. Over the past 2 years prices fell 1.5% nationwide and 2.3% in Auckland. While we do not believe it likely to grow 7% immediately, a modest growth of 4.5% this year and 5.5% next year will nevertheless equate to a rise under 6% going forward.

• Ability to time sales to suit an improved market.

CONS:

• Market Risks: Depending on property and location subject to vacancy risks

• Ongoing Costs: Maintenance/Rates/Insurance and Mortgage interest costs although Interest rates are expected to ease.

• Potential Policy Changes: While the policies introduced by the National Government have been favourable, future government policies could pivot at any time.

Tenzin Choedon

Mortgage

Adviser

021 404006

tenzin.choedon@loanmarket.co.nz loanmarket.co.nz/tenzin-choedon

OPTION 2: SELL NOW

$900,000 - Estimated Sale price today

$27,000 - Less selling cost (Agent/Legals apprx 3%)

$873,000 - Net Proceeds (Before Tax - if applicable) ***Capital gains tax (CGT) may apply depending on purchase price/date so tax review recommended.

PROS:

• Immediate access to capital

• Reduce/Repay debt

• Diversify and Reinvest elsewhere

• Improve liquidity

• Avoid Market downturns or Uncertainty ie future regulatory changes/tenant issues.

CONS:

• Reduced sale price and potentially sell at a loss depending on the number of days property remains on the market.

• Missed Capital growth

• Missed Rental gain

SCENARIO:

SELL NOW: $900,000

HOLD 2 YEARS: $992,227

DIFFERENCE: $92,277 APPROX

Holding for 2 years could yield an additional $92,227 apprx in nominal value (not inflation adjusted nor including rental income/Holding costs (Interest or Transaction costs (for eg agent/legal). In Conclusion, Sell now if you need liquidity and wish to avoid market risks or are unable to bear holding costs.

Hold and Rent if you seek capital growth, can manage short term rental challenges and want to benefit from improved tax settings Both options have their advantages and disadvantages so it depends on your financial goals, risk tolerance and personal circumstances. The current regulatory and market environment slightly favours holding for medium term capital growth provided you can manage the ongoing costs. If holding, revisiting your loan structure to optimise interest deductibility especially if you have personal borrowing on your owner occupied home could save you thousands. If on the other hand, cash flow is more vital then getting access to the 10 year interest only mortgages introduced by some lenders recently could free up that much needed liquidity.

NZET

New Zealand Economic Times (NZET)

是新西兰领先的中文媒体平台，专注于房地产、财经资讯与市场趋势解读。

我们服务于新西兰本地高质量的华语读者群体——包括地产投资者、

购房者、金融从业者及商业决策者。

我们的文章与视频内容长期稳定覆盖超过 50,000 名新西兰本地读者与观众，正逐步成长为最具影响力与公信力的华文财经媒体之一。

我们原创的核心栏目《新西兰地产行情》，深度解析楼市动态与政策影响，已成为本地最受关注的中文地产资讯品牌之一。

选择 NZET，即可借助我们专业的内容影响力与精准的读者触达力，全面提升您在华语市场的品牌曝光与转化效果。

欢迎广告合作，获取最新媒体方案，精准连接新西兰核心华语市场。

New Zealand Economic Times (NZET)

NZET is New Zealand’s leading Chinese-language media platform, focusing on real estate, financial news, and market trend analysis.

We serve a high-quality Chinese-speaking readership in New Zealand— including property investors, homebuyers, financial professionals, and business decision-makers.

Our articles and video content consistently reach over 50,000 local readers and viewers in New Zealand, and we are steadily growing into one of the most influential and trusted Chinese-language financial media outlets in the country.

By choosing NZET, you gain access to our professional content influence and highly targeted audience reach—empowering your brand to achieve greater exposure and conversion in the Chinese market.

Contact us for advertising opportunities and the latest media kit to connect directly with New Zealand’s core Chinese-speaking audience.

Upside Down Apple and Caramel Cake

Recipe by Claire Aldous, Photography by Josh Griggs, Source: dish.co.nz

Embrace the autumn vibes with a slice of this lightly spiced apple cake. Perfect for a dessert or afternoon tea.

METHOD

Preheat the oven to 180°C regular bake.

BASE: Put the butter, sugar, vanilla and cinnamon in a small pot and heat until the butter is melted. Bring to the boil then cook for 1 minute, stirring constantly. Tip into the tin and tilt to evenly cover the base. Cool for 5 minutes. Arrange the apple slices, overlapping in the base (pack them tightly together as they will shrink on cooking).

CAKE: Whisk the flour, both sugars, baking powder and the spices together in a large bowl.

Whisk the milk, butter, eggs, zest, juice and the vanilla together in a jug then pour into the dry ingredients.

Use a large metal spoon to fold everything together. Carefully spoon the batter over the apples, trying not to dislodge them, and smooth the top.

Bake for about 40 minutes or until a skewer inserted into the centre comes out clean. Let the cake cool for 10 minutes.

Place a serving plate on top and invert the cake and plate together. Remove the baking paper.

Serve warm or at room temperature with cream, custard or ice cream.

MAKES: 1 CAKE

INGREDIENTS

BASE

• 40 grams butter

• 70 grams brown sugar

• ½ teaspoon vanilla extract

• ¼ teaspoon ground cinnamon

• 2 medium apples, quartered, cored and very thinly sliced (peel on)

CAKE

• 200 grams plain flour

• 70 grams each brown sugar and caster sugar

• 2 teaspoons each baking powder and ground cinnamon

• 1 teaspoon each ground ginger and freshly grated nutmeg

• 150ml whole milk

• 85 grams butter, melted, cooled to warm

• 2 large eggs

• 1 teaspoon finely grated

• lemon zest

• 2 teaspoons lemon juice

• 1 teaspoon vanilla extract

EQUIPMENT

Lightly grease a 20cm fixedbase cake tin and line the base and sides with baking paper.

奥克兰房产新CV定档六月公布,

奥克兰市议会今日正式宣布，全市新一轮房产估值(Capital Value，简称CV)预计将在2025年6月9 日至6月13日这一周内陆续发送给全市约63万名业主。这些估值结果将作为下一个财政年度市政地税(rates)征收基准，并反映了截至2024年5月1日的房产市场状况。

市议会表示，此次CV更新工作已历时数月，尽管过程因技术审查及数据验证而多次推迟，但目前所有关键程序已进入最后阶段。市议会对最终定稿前的审查表示乐观，并有信心在6月9日前获得新西兰估值总署(Valuer-General)的最终确认。

奥克兰市议会税务、估值与数据管理负责人Rhonwen Heath表示，“本轮估值工作由市议会联合第三方专业估值机构开展，评估依据包括本地销售数据、地段、房屋状况及其他相关因素。”

“我们相信这一过程的严谨性将让奥克兰市民对估值结果充满信心，也有助于确保每一位业主缴纳的税额公平合理。”Heath称，“此次估值结果将作为2025和2026年度地方税收的计费基础。市议会早前已提出建议，在下一财年将市政地税整体上调5.8%。不过，这一5.8%仅为总量涨幅，具体到个人业主的税额增减，还将根据各自房产CV与全市平均CV变化的相对比来决定。”

换言之，如果某套房产的CV涨幅高于全市平均涨幅，该业主的地税将可能高于5.8%；反之，则可能低于该标准。值得注意的是，由于此次CV发布较晚，部分业主可能在收到评估值后提出异议。根据规定，业主有权对评估结果提出书面申诉，若申诉成功，其实际缴纳地税将在后续得到调整。

这意味着，在7月1日地税正式生效前未完成异议处理的业主，仍需先按原估值缴纳初步税额，之后再依据复核结果进行补退。据市议会回顾，2021年上一轮估值发布后共收到超过9000份业主异议申请，预计本轮也将出现类似数量级的反馈。

市议会特别强调，尽管CV变动会影响个别业主地税金额，但不会改变全市税收总额。这一估值系统的主要功能是合理分配税收责任，让税负更公平地覆盖于不同地段和价值的房产之间。

“总税额固定，每一套房产承担多少税，是通过CV与全市平均CV的比较来动态分配的。”Heath解释，“CV越高，承担税负可能越多；CV相对不变或下跌，反而有望减轻税负。”

根据房地产平台OneRoof的数据显示，此次CV基准日为2024年5月1日，当时奥克兰住宅平均估值为131万纽币，略低于2021年6月评估时的137万纽币。值得一提的是，奥克兰房价曾于2022年1月短暂达到158万纽币的峰值，但随后持续回调，至2024年估值时已基本回落至2021年水平。

这意味着，整体来看，本轮CV变化较为温和，可能不会对大多数业主的税负带来剧烈冲击。

然而，鉴于不同地区房价波动存在差异，一些特定区域的CV可能仍出现明显上升或下降，因此预计部分业主将因评估结果带来的“意外”而选择申诉。奥克兰市议会建议，所有房产持有者在收到CV通知后应仔细查阅评估值，并关注其对个人地税账单的影响。

若认为估值明显高于实际市价，可通过市议会网站提交异议申请，并附上相关市场证据支持申诉。

官方提醒，业主提交异议不会影响对房产出售的自由，也不会自动触发市议会重新评估物业，但若申诉成功，将可调整2025和2026年度地税金额。

最后Heath表示，虽然估值周期延迟发布给市民带来一些不便，但整个过程是公开、透明、严格且值得信赖的，我们的目标是让奥克兰的地税体系更加公平、高效，并反映真实的市场变化。

Wayne Maguire Ceo And Auctioneer 027 422 3377

Cathy Roselli

Licensee Salesperson 021 750 454

Gerry Smutz

Licensee Salesperson 0275 203 980

Lesley Harris Licensee Salesperson 0274 935 498

Meet our team

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Nadine

Pauline

Ray White Mission Bay, Kohimarama & St Heliers - Maguires One Teamare experienced real estate professionals committed to providing you with the best possible service.

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Licensee Salesperson 021 066 4976

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Licensee Salesperson 021 840 700

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Larissa

We have a specialist team of experienced and successful agents who have a unique insight into Auckland Suburbs including Mission Bay, St Heliers, Kohimarama, Orakei & Glendowie.

Rushmi Mahmud Licensee Salesperson 022 182 2122

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Licensee Salesperson 021 135 1798

Licensee Salesperson 021 115 4571

Jasreen Sikka

Claudia Sanchez

Ray White St Heliers 10 Polygon Road rwstheliers.co.nz

Ray White Mission Bay 33 Tamaki Drive rwmissionbay.co.nz

Ray White Kohimarama 5 Averill Avenue rwkohimarama.co.nz

What's happening in the market.

Local Statistics

April 2025

Mission Bay, Orakei, Kohimarama, St Heliers, Glendowie

TOTAL SALES APRIL 2025

46 Sales G6.1% G19.3% LAST YEAR LAST MONTH

BREAKDOWN BY SUBURB

Mission Bay = 3 | Orakei = 7 | Kohimarama = 7 | St Heliers = 18 | Glendowie = 11

MONTHLY SALES - LAST 12 MONTHS

MEDIAN SALE PRICE APRIL 2025

$1,960,000 E7.1% E10.1% LAST YEAR LAST MONTH

MONTHLY TREND - LAST 12 MONTHS

Mangawhai,

Auction vs Other Sale Methods

AUCTION

Maguires One Team - Reporting period: Apr 2025 - Jun 2025 50% 8%

OTHER SALE

METHODS

(Maguires One Team percentage of homes selling within 90 days)

OTHER SALE METHODS

AUCTION 35 52 days on market days on market

(Maguires One Team average days on market)

Sell with confidence through the auction method

One Team's Recent Sales

20/20

Weekly episodes, interviews with property Experts & Wayne's tips for Real Estate Agents. Podcast out now!

Listen, Like and Subscribe, out now on all podcast platforms including video on YouTube.

Maguires

PRESTIGE PROPERTIES

Waiatarua

UNLOCK

A RARE DEVELOPMENT OPPORTUNITY-OWN THE REMARKABLE!

This is more than just a property. Fly in by helicopter and step out in style to your private estate retreat. It's an investment in scale, location, and legacy. Whether you're seeking a luxury private residence, a hospitality investment, or a visionary development opportunity, this estate delivers on every level. Owned by one family for over 80 years, this generational estate in the Waitakere Ranges is on the market - offering unmatched subdivision potential and multiple income streams in one of Auckland's most sought-after natural settings.

Subdivision Investment: Potential to subdivide into 7 sections, including existing infrastructure and buildingsfast-track your next development project.

Situated on an elevated 28-hectare site, rich in native forest and protected surroundings - rare landholding this close to Auckland. Resource consent in place for an additional 12 luxury hotel rooms (valid until April 2026), adding immediate value to the existing 28-room accommodation.

Income-Producing Assets Already in Place: Two hotel buildings - one iconic, one newly built - offering 28 highend rooms, each with panoramic views of Auckland City and the Hauraki Gulf.

On-site restaurant, wellness retreat, spa, pool, gym, and full resort amenities supporting guest and event revenue.

Conference centre, wedding venue, and private chapel - ideal for year-round bookings and large-scale events. Helipad and dedicated landing area to attract highend clientele. Two additional serviced apartments and a spacious 4-bedroom home provide further rental or resale opportunities.

Location & Lifestyle Appeal: Just 30 minutes from Auckland CBD, yet completely immersed in naturewith waterfalls, walking tracks, streams, and reserves surrounding the site.

Positioned within the Waitakere Ranges Regional Park - offering tranquility, prestige, and long-term value protection. Access to key regional infrastructure while retaining complete privacy and seclusion.

Investor Highlights: Development-ready site with highend amenities already generating income.

Rare combination of natural beauty, scale, and proximity to Auckland. Short-term and long-term growth potential through subdivision, hospitality, and events. Position yourself above the market - and build the future here.

$15,000,000

Viewing: Please contact salesperson for viewing details

41 Cliff Road, St Heliers

View: Please contact salespeople for viewing details

Tucked away from the road in a peaceful setting, yet just minutes from coastal walks, cafes, top schools, and local amenities-this is resort-style living without compromise.

Don't miss your chance to experience this rare gem.