Make the Move - Benalla. Spring 2022

Planning your dream kitchen

To auction or not to auction Creating a pet-friendly backyard We profile some inspiring local homes make the move

WARMING INTO SPRING

Welcometo the spring edition of Make the Move.

Cold mornings and grey days are behind us, we’re spending more time outside, the trees have leaves and flowers are blooming.

Overall, the market is cooling as borrowers adjust to stricter lending environments.

However, regional Victoria is holdingup well compared to metro markets.

Driven by affordability and lifestyle considerations as city slickers seek a change of pace, the resilience of regional markets looks set to continue. We profile some amazing local homes and lifestyle properties that showcase the very best in house design.

When is the best time to sell your home is one of the biggest questions that plagues would-be sellers.

The weather is nicer and homes look their best, so we decided to run you through the pros and cons of going to auction.

In this edition we also look at ways you can balance owning a pet while still maintaining the garden you want.

How do you get the most out of your kitchen design and why are we so in love with outdoor decks.

Hope you enjoy Make the Move

Regional markets holding-up 3

Warm and inviting residence on large block 5

Splendid modern address in stunning location 6

Charming church will inspire 7

Come home to the good life 9

Exceptional cropping opportunity 10

Bush block of your dreams 11

One-of-a-kind family masterpiece 13

Renovated living in central location 14

Home from the top shelf 15

Enjoying your backyard and your pets 19

What goes into the best kitchens 24-25

Should I auction my home 26

To advertise in the next Make the Move please contact Issie Hill on 5762 4444

Resilient outlook FOR REGIONAL MARKETS

Higher borrowing costs and downward pressure on wages are impacting house prices across Victoria.

However, the fundamentals of regional property markets are sound.

The Australian economy is bubbling along, with unemployment at historically low levels.

Supply chain issues are continuing to impact all levels of new home construction, but the outlook for markets such as Benalla remains positive.

The Real Estate Institute of Victoria’s (REIV) June Quarterly Median Report showed that Benalla experienced house price growth of 7.3 per cent compared to the previous quarter.

Regional Victoria enjoyed 1.3 per cent growth during the same period.

In the wake of pandemic lockdowns, according to REIV, outer Melbourne has also joined regional Victoria in seeing strong price growth as cityslickers opt for a new beginning, including smaller mortgage repayments, bigger homes and more space.

The total Melbourne metropolitan median house price dipped 2.9 per cent over the June quarter to $1.081 million.

As expected, Mr Simpson said there was a slight decrease in metro Melbourne as the market adapts to rising interest rates.

Overall, regional house prices are still on the up, rising 1.3 per cent in the

June quarter to a median of $625,000, while units and apartments grew 2.8 per cent to $435,500.

Annually, regional Victorian prices jumped by 21.6 per cent from $500,000 to $608,000.

Units peaked at a new record of $418,000 in the June quarter, up 14.5 per cent year on year.

The current median house price in Benalla is $397,000, while median weekly rent is $390.

Recent sales in the area include 38 Wedge Street, Benalla (pictured left) that sold for $672,500 in August and 109 Cowan Street, Benalla (pictured right) that sold for $536,000 in July.

REIV president, Richard Simpson, said the market remains strong especially across regional areas.

“Highly recommend. Anna was friendly and easy to deal with. She sold our house quickly and without fuss. Would go through her again”

Erin and Craig Benalla

Immaculate residence ON A STUNNING 4895SQM

Warm and inviting, this comfortable home is privately situated on a spacious 4895sqm in the popular and well-established Glenfern Court.

Upon entry, it’s evident that the property has been meticulously maintained by the one owner.

Comprising formal and informal living areas and three generous bedrooms, the main bedroom proves especially spacious with terrific robe storage and a large ensuite.

The additional bedrooms contain built-in robes and share a central spa bathroom.

A well-appointed kitchen provides clever storage solutions, great bench space, gas and electric cooking, dishwasher and a breakfast bar.

Adjoining this area is a space for relaxed meals and family living.

The laundry is such a good size it could double as a utility room.

Other features include ducted gas heating, evaporative cooling, ceiling fans and excellent house storage.

Outside, the gardens are established with irrigation to garden beds.

There’s also a gorgeous pergola/fernery, wide verandah, four-car carport, fully sealed bitumen driveway and a 6m x 15m shed.

Prestigious home in a HIGHLY-DESIRED LOCATION

This superb residence offers elegance and abundant room for family living.

Comprising four bedrooms and a study, the main bedroom has a large walk-in robe and ensuite.

The additional bedrooms located at the other end of the home contain built-in robes and share a centrally located family bathroom.

The practical floorplan offers formal and informal living spaces and a kitchen area that demonstrates a seamless connection with the spacious family room.

The kitchen offers top-of-the-range appliances and built-in cabinetry plus a walk-through pantry.

Occupying a private and secure 851sqm, the undercover alfresco is beautifully positioned via French doors that conveniently come off the kitchen/ family room.

Beyond your generous outdoor living is an inground 9m x 4m solar heated swimming pool plus a 6m x 5.5m shed.

Divine inspiration IN

DESTINATION

This one-of-a-kind church is ready for a magical transform (STCA).

Standing on 1000sqm, the unique site is directly opposite Goorambat’s silo art that attracts thousands of visitors each year. With power and water available, the address is 20 minutes from Benalla and 45 minutes from Shepparton.

Modern masterpiece on Occupying

an acre on the edge of Benalla, this quality family home was built in 2019 and features a spacious master bedroom, with walk-in robes and ensuite and three additional bedrooms with built-in robes.

The designer layout flows smoothly between living areas and bedrooms, with high doorways given a unique feeling of space plus excellent flooring and window coverings.

The open-plan living and dining area features a custom-designed kitchen, with modern appliances, granite benchtops, large oven, gas hob and the convenience of a fully serviced butler’s pantry.

The soundproofed media room offers a pocket of quiet and serenity as you view your favourite movie or sports event.

Regardless of the weather or time of year, you are kept comfortable with ducted split-system air, which can be zoned to service the entire home or specific rooms.

The property features solar-boosted electric hot water, an enviro-cycle septic system, town water, undercover barbecue area, with water and power, plus a 5.1 kW solar system.

The landscaped gardens and secure backyard has an automatic sprinkler system.

The shed presents as a mancave with a pot belly wood heater and workshop area, which is lined and insulated plus a concrete floor and power.

High-value cropping country CLOSE TO TOWN

Thisattractive and diverse parcel of land is on Benalla’s doorstep and located 10 minutes from the heart of the township.

The 130-acre property (approximately) boasts fertile soils with dual road frontage, including access from either Terrett Road or Goomalibee Road.

Covering three titles, the property is suited to a small farming enterprise, or build your dream home (STCA) against a peaceful rural backdrop.

This offering is further enhanced with an opportunity to buy a further 100 acres (approximately) close by.

The property is well fenced, including three large paddocks and one smaller paddock along Goomalibee Road.

Water supply is assured with two good sized dams plus a bore (not currently in use) and riparian access (both sides of Baddaginnie Creek).

‘Melia Rise’ is situated on flat to gently undulating ground, with rich loam soils making this site extremely bountiful for the production of fodder, cropping or grazing ventures.

There’s a range of picturesque locations to build a homestead, encompassing the splendour of the creek banks and lush green paddocks dotted with magnificent gum trees.

Benalla is a short commute on sealed roads, with easy access to the Hume Fwy (15 minutes), Euroa (35 minutes) and Shepparton (35 minutes).

Unlock potential of awe-inspiring

BLOCK

Thisdiverse 138-acre property set against a stunning natural backdrop is suited to a range of pursuits.

The iconic parcel of land boasts amazing creek frontage, rocky outcrops, abundant native trees, undulating valleys and hills, solitude and wildlife.

There’s small shack accommodation currently on-site or build your new home (STCA).

Located 24 km from Benalla’s vibrant township, the unique bush block provides a one-of-a-kind opportunity.

Ray White Benalla is

including supporting St Joseph’s Primary School, Benalla P-12 College, Benalla All Blacks SC, Benalla Saints SC, Goorambat SC, Benalla Shorts Film Festival, Benalla Golf Club, Benalla Basketball Association and A Little Ray of Giving - Today Tomorrow Foundation as well as other local organisations. Support the

agency that supports

Ray

Dunn Street,

Peter Symes

Shayne McKean

Bridge Street West,

Coish Avenue,

Boger Street, Benalla

Clarke Street, Benalla

321 Kealy Road, Benalla 12A Riverview Road, Benalla

Opulent modern escape

Modern design excellence and towering ceiling heights, this flawless family home boasts a top-of-the-range kitchen, bright and airy living areas, stylish bedrooms, bold colour schemes, fashionable bathrooms, high-end finishes and stunning outdoor entertainment.

At the rear of the residence is a large main living and dining space that provides views of the pool and entertaining zone via glass stacking doors.

A black detailed kitchen with induction cooktop and two ovens comprises stone benchtops, clever cabinetry, a butler’s integrated dishwasher and a double sink.

The second living space also overlooks the pool.

There are four picture-perfect bedrooms comprising large built-in robes, ceiling fans and individual zoned heating and cooling vents.

The stunning master bedroom has glass stacking door access to the pool, chic ensuite and his and hers robes.

Other highlights include a powder room, extra storage, beautifully designed laundry, reverse-cycle heating and cooling, home security, flushmount garage door, sprinkler system and a fingerprint activated front door.

Immaculate family home in HIGHLY-REGARDED

Ina location that can’t be topped, this undeniably charming threebedroom family home has been renovated to a high standard.

Making the most of its colossal 911sqm, with walking access to major supermarkets and specialty retail outlets, it’s only a few minutes by car to Lake Benalla as well as St Joseph’s Primary School and FCJ College.

The split-level kitchen/living/dining zone is a multifunctional space that combines function with aesthetic.

A fully equipped kitchen boasts spaceefficient storage solutions and a striking island counter, with a 900mm Euro stove and stainless-steel dishwasher.

Through French doors off the dining area and the main bedroom is a wonderfully private courtyard and barbecue area.

From the kitchen, step-up to the warm and intimate living room that gives you a great outlook of the alfresco and large backyard.

Fitted with roller blinds and ceiling fans this area overlooks manicured gardens and splendid mature trees.

The palatial master suite comes with a walk-in robe and chic-looking ensuite with floor-to-ceiling tiling, while the additional bedrooms contain built-in robes and are serviced by another ultramodern bathroom.

There’s a range of excellent shedding including a concreted, two-car garage with roller door access as well as two separate garden sheds.

Other highlights include ducted gas heating (zoned) and evaporative cooling and a cosy Ultimate wood heater in the living room.

Where luxury LIVES FOREVER

Thisinspiring, four-bedroom entertainer feels like home the moment you drive up to it.

The renovated 1980s double-brick construction has excellent thermal qualities, staying cool in summer and warm in winter.

Occupying 761sqm, a stylish outdoor area and sparkling inground pool has your lifestyle in mind.

Your cost-of-living just received a major boost as well thanks to a powerful 13.2kW solar system with premium European Fronius inverters.

The renovated front living room includes an open fireplace and convenient wood locker, while you’ll love the versatility of the family room located at the rear of the home.

The kitchen has a large walk-in pantry and subwaytiled splashback as well as a high-quality Franke deep sink and mixer with a retractable hose.

The oven is a 900mm Italian-made stainless steel gas oven/cooktop.

A spacious master suite comes with a walk-in robe and a renovated ensuite, while the additional bedrooms contain built-in robes and are serviced by a renovated family bathroom.

Outside is a 4m x 8m heated inground pool with a new solar heat pump and sand filter.

There’s also an expansive 8.6m x 8.6m undercover area and steel-framed pergola.

The property has a large woodshed and a 3m x 3m storage shed plus rear access with a carport, including the potential to upgrade to accommodate a caravan or shed.

Nearby to local parkland, Churchill Recreation Reserve and Benalla Grocer, it’s only minutes by car to St Joseph’s Primary School, FCJ College and Lake Benalla.

Upsize your lifestyle and live in the lap of local luxury with this one-of-a-kind entertainer from the top shelf.

Scan here to view our pawsome specials this month!

Scan here to view our pawsome specials this month!

Creating a pet-friendlybackyard

Turning your backyard into a place both you and your pets can enjoy can be a dilemma.

There’s no reason why you can’t be the owner of animals and have an attractive yard. If your dogs and cats are going to be allowed to run around outside, you may need to put some thought into what you have on your property and how you intend to maintain it.

Not all grasses are the same

Some grasses hold up much better to pets and other forms of traffic. Bermuda grass is one of the toughest varieties and stands up to a lot of punishment. If you’re landscaping and you require a cooler season variety, try fescue grass.

Grass substitute

Unsightly yellow stains or ‘burns’ on grass caused by nitrogen and salts in dog urine can be unsightly. Try using a bed of hard-wearing clover that

doesn’t discolour when exposed to urine. But if clover is not an option, there’s always vigilance and a hose to quickly wash away where your dog has urinated. Some pets, with a lot of dedicated hard work, can be trained to go to the bathroom in a designated area.

Plant toxicity awareness

If your garden contains a high level of plant diversity, you may be growing plants that are poisonous to animals. Even common landscape plants and native vegetation can contain leaves and berries that can be harmful to pets.

Dog fencing

Keep curious dogs away from fragile plants and flowers by building fences around them. Fenced-in gardens can look super-cool, highly arranged and create a wonderful courtyard feel. You can also use fencing to create a specific area for your pet to roam, which is away from the rest of the garden.

Wire cages

Again, use wire cages around trees and plants you want to prevent your dog from digging up or urinating on. However, cages can look unsightly, so be very selective about what type of wiring you use and how prevalent.

Location of pathways

If you can, avoid plating vegetation alongside boundary fences. Dogs are territorial animals and will walk up and down a fence line, which can very quickly ruin expensive garden beds. Install dog pathways such as stone walkways, while simultaneously creating a more sophisticated and desirable yard.

Take the heat off

Animals are just like us and need shade and protection when it gets hot. If staying indoors is not an option during the day when everyone is at work, consider a range of broadleaf shade trees for animals to find relief.

ARE YOU BUILDING OR RENOVATING

GARDEN?

The beating heart

OF EVERY HOME

Designing

a kitchen starts with inspiration. But a modern layout must provide the basics such as adequate storage, sufficient bench space and fit all the necessary appliances, while making food preparation enjoyable and uncomplicated. A successfully executed kitchen will balance what looks good with what works well.

Beauty is subjective

How your kitchen presents visually is important. Kitchen walls heavy with cabinetry can appear uninteresting, but they can be broken-up with display shelving, wine racks or windows.

Light and bright colour schemes

Dark colours can be imposing and make a small kitchen look and feel even smaller, but this can be balanced using abundant natural light. Today, people are going for lighter shades to visually open-up a kitchen space. Whatever you decide, it has to appeal to your tastes, but you also need to consider resale value. When it comes time to sell your home, the kitchen will be scrutinised by buyers.

What catches your eye

Choose a dramatic focal point for your dream kitchen. Something that makes

a bold statement such as a daring splashback, oversized rangehood, patterned tiling or striking tapware. Once you’ve chosen your attentiongrabbing showpiece complement it with other smaller quality items.

Ease of movement

Ensure your kitchen floorplan includes plenty of room between the island counter, cabinetry and sinks. Pathways should allow the occupants to move freely from station to station and permit multiple persons at one time to use the kitchen without bumping into each other. An island bench is a must-have and a great way to separate the working area of a kitchen from its social function. Also, ensure the refrigerator is accessible for everyone, but its location doesn’t interfere with those people doing the cooking.

Determine the island’s function

Think carefully about how you will use the island countertop. If you want to cook and eat on your island bench, ensure there’s enough space so the cooktop is separated from the dining space. The island can also include other features such as a sink or dishwasher.

Clever cabinetry

To ensure cabinet and appliance doors function correctly, plan space for door clearance and swing direction. You don’t won’t doors opening into each other or banging together. And don’t

choose handles and knobs that stick out too far and grab the clothes and limbs of occupants walking by.

Find the right microwave height

Often overlooked, the correct height and location for a microwave will depend on personal preference, including child safety. Above the countertop level is a good height. If young children are using the appliance, a below-countertop arrangement might be more practical.

You can never have enough bench space

Adequate bench space next to appliances is important because it provides locations to place hot items coming off cooktops or out of the oven and microwave. It’s also helpful when preparing meals.

Pots/pans and utensils

Don’t get caught short with your design and forget to adequately plan for cookware storage as well as easy access to cooking oils and other everyday condiments. Include deep drawers close to the oven and cooktop, but not next to the sink or refrigerator. You might also want to consider S-hooks to hang pots and pans that can also look incredibly chic.

Be smart when storing knives

Knife blocks are practical, but they can be reached by little hands. If you’re a

keen chef and have a range of sharp blades, consider hanging them from a magnetic strip. Place it over that section of countertop you typically use for food preparation. Storage this way can also look aesthetically pleasing and keep dangerous items away from curious children.

Make recycling easy

Kitchens get messy very quickly, so ensure you have designated waste and recycling locations to make rubbish removal and sorting as efficient as possible.

Everyday items in easy reach

What are you going to store in your kitchen? When building your pantry and other cabinetry you need to determine what everyday products will go where because this will determine cupboard size and location and shelf heights. If you’re going to install small appliances in the pantry or selected cupboards, don’t forget to dedicate the required space.

Power up

Sometimes it can come down to the smallest details that ruin a good kitchen design. Ensure your kitchen has plenty of electrical outlets in locations where you plan to use a coffee machine, toaster, microwave and other appliances. And every kitchen should have a charging station for today’s electronic devices.

To auction or not to auction

Setting

a time limit on the sale of your home is a tactic to create urgency from prospective buyers. This energy leads to competition, which ensures you’re achieving the best possible result for your sale. But if interest in your property is low then the auction might not ‘take off’.

Advantages of auction

• If more than one person wants to buy your property, the competitive conditions of an auction and the fear of missing out can drive the price above your reserve.

• It’s harder for buyers to put an accurate price on the home when they’re not aware of the vendor’s price expectations, which can have a positive effect on the sale price.

• The seller controls the terms of sale such as the size of the deposit and time of settlement.

• The vendor is protected by the reserve price, which they set with their agent based on feedback from home opens.

• The seller gets to determine the amount of marketing they wish to spend on their campaign.

• You haven’t failed if the property doesn’t sell at auction because your agent will be in direct contact with buyers post-auction as well as any other buyers who couldn’t bid under auction conditions.

• An auction property is usually advertised without a price to generate high levels of interest and to ensure buyers don’t reject your home on price alone.

• A sale prior to auction can be achieved and a premium price attained because a buyer may not be able to bid under auction conditions, or they don’t want to.

• An auction contract is deemed ’unconditional’, which means the sale is not subject to finance or other conditions.

Disadvantages of auction

• A property that is ‘passed in’ can deter and eliminate potential buyers who no longer see value in the home and move on to other properties in the market.

• People are unpredictable and if bidding is slow or there are no bids, this can send the wrong signal to the market about the true value of the property.

• Again, buyers are fickle and in an uncertain market they will hold off bidding because in their minds they believe the market is continuing to fall, so they’ll wait.

• Some buyers don’t like the regulated nature of auctions, including formally registering to bid (different states have different rules).

• Advertising campaigns and marketing budgets for auctions can be intense and sometimes cost more.

Before considering auction as your preferred method of sale, talk to your agent about the pros and cons.

You need to consider several factors such as the type of property you own, where the property is located, are you in a rising or falling market and what does this mean for your sale, are other homes being auctioned in your area, what is the timeframe in which you want

to sell and what is your personal preference.

If you’re sitting on the fence about auctioning, talk to your agent. We all make the best decisions when we have the best information available.

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