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Autumn Edition 2014

2452

YOUR MARKET PLACE REPORT SAWTELL - TOORMINA - BOAMBEE EAST

BUYING

the underground sale

SELLING

time to de-clutter

SUPER FUNDS

tips on how to self manage


hello & welcome to the AUTUMN EDITION OF OUR 2452 MARKET REPORT The first quarter of 2014 has seen the local real estate market continue to gain momentum. This is in line with the growth which is currently being seen in our capital cities. Locally our area has seen the first residential sale over $1 million since 2010, with a beachfront property in Honeysuckle Street changing hands in February. The number of homes sold in the region was up by 3.9% over the previous quarter, leaving local property supply levels even lower again. This has been driving competition between home buyers which in some cases has led to properties being sold above their asking price.

It is with this in mind that we have shuffled our team structure, assigning a full-time staff member to manage all buyer enquiry and assist buyers into their new home. Lauren Moffatt is fulfilling the position as our Buyer Specialist, and you are welcome to contact her to discuss your future property requirements. We hope that you enjoy the latest instalment of our 2452 Property Guide, and we hope that it assists you when making future real estate decisions. Kind regards, Tom Sullivan, Licensee

Lauren Moffatt Buyer Specialist 0459 225 186 lauren@professionalssawtell.com.au


PRO TIPS buying: THE UNDERGROUND SALE Did you know that there are many great properties available for sale that sell before they’re advertised on the open market? Known as the ‘underground sale’, this type of listing is becoming an increasingly popular choice by many sellers for a variety of reasons. So if you’re a buyer who doesn’t have your details listed with an agent, you may never have the opportunity to know about a property that’s got everything you’re looking for.

“As a buyer, the best way to stay informed about the market is to let the agent do the work for you!”

Some people prefer total privacy when it comes to selling their home for a variety of reasons. Examples include a personal family situation such as a separation or bankruptcy. Or perhaps they simply want to test the waters and only sell if their agent has the right qualified buyer that is prepared to pay their asking price. By cross matching the ‘underground sale’ with a buyer database, agents actively look for as many good matches as they can find. They then contact those buyers to let them know about the property. It can also work the other way around. Buyers approach the agent with their specific needs and the

agent then assesses properties to find a suitable match. Either way it’s a process of cross matching and connecting. As a buyer, the best way to stay informed about the market is to let the agent do the work for you! If you are looking in the 2452 area, reach out to us and we will make sure to keep you informed about new listings, silent or otherwise. If you’d like to receive updates on the latest properties available feel free to call our office.


selling: WHAT’S YOUR HOME WORTH? You may feel like you’ve heard it all before. If a property is priced too low, buyers may think there’s a problem with the property and be scared away; if it’s priced too high, it’ll price its way out of contention.

“The first four weeks of a listing campaign are crucial. This is when you’ll receive the most enquiries & attract the most number of inspections” We know a lot of residents ask for a few opinions from various real estate agents when putting their home on the market, and often we see people selecting to list with whichever agent tells them their home will get the highest price. This is extremely risky! Property pricing certainly isn’t brain surgery, but it is somewhat of a science.

While it’s impossible for a real estate agent to tell you exactly what price your home will achieve (unless they’re planning to buy it themselves), knowing what comparable properties have recently sold, and what is for sale now that would form your home’s competition on the market, will allow them to create a sound pricing strategy for your property. When it comes to listing your home, use an agent who deals in facts and results, rather than one who solely tells you what you want to hear. Price your home to be competitive, and enjoy the bidding war you create! Contact us for a ‘no obligation’ market opinion of your property based on informed market data.


PRO TIPS

design: WHEN SELLING, IT HELPS TO THINK LIKE A BUYER Oh yes, we’ve all heard the expression before. “You must de-clutter if you’re thinking of selling”. But why do we do this? It’s essential that once you’ve committed to selling your home, the first thing you do is begin to clear out all the ‘stuff’ that’s cluttering it up. The workload may seem immense when you look around at the task ahead, but so will the reward be at the end. We all know a home is only worth what a buyer is willing to pay and this can depend on many things- current market conditions, interest rates and the quality and price of

other available comparable properties. But, one of the biggest influences we see is how much of an emotional connection a buyer makes to a property. So put yourself in the shoes of a buyer. If you were looking through houses in your price range and came across two with identical features, yet one was cluttered up with the owners ‘stuff’, while the other was open, spacious, neat and tidy, which do you think would draw you in? At the end of the day, which would you want to spend the next 20 years in?

How To De-Clutter: 1. Ask for guidance from those you trust to be honest. Your agent will be a great impartial judge. Check with them to gauge where you should focus your energy. 2. Look beyond where the eye can see. Clutter likes to hide in corners. A prospective buyer will open cupboards and snoop into nooks and crannies to check out storage and other features. Make sure they get the best impression. 3. Get a jump start on packing. Personal items should be stowed first, keeping any lovely items of neutral décor till last. 4. Create space in the kitchen by clearing surfaces. Let the buyer see your countertops and walls, even the fridge door!

5. Leave some space in cupboards. Even if their contents are impeccably neat, buyers will want them to feel spacious. 6. Kid’s rooms too! Children’s toys and teenage posters aren’t usually effective marketing tools. Cull ruthlessly and store things out of sight. 7. Store boxes you’ve packed until that SOLD sign goes up. Make sure they are not visible to people inspecting your home.

“One of the biggest influences we see is how much of an emotional connection a buyer makes to a property.”


SAWTELL

MARKET STATISTICS 1 january - 31 march 2014

23

residential properties sold

46

3

2

1

$441,386 Average sale price

properties for sale today

18 Honeysuckle Street

$1,200,000

$1,200,000 Highest sale price

land 540m 2

$458,500 Median sale price $84,000 Lowest sale price

25 Thirteenth Avenue

$650,000

5

3

5

land 809m 2

10 Moller Drive

$645,000

4

3

2

Sold 6th February

Sold 5th February

Sold 21st March

19a Fifteenth Avenue

167 Lyons Road

8 Thirteenth Avenue

$605,000

4

2

2

Sold 12th February

land 400m 2

$535,000

3

1

1

Sold 4th March

land 803m 2

$520,000

4

1

1

Sold 23rd January

land 683m 2

land 879m 2


2452

19 Cunningham Crescent

$515,000

4

3

2

land 718m 2

Sold 14th February

28 Eleventh Avenue

20 Eighth Avenue

2

3

$509,000

2

$508,000

2

Sold 10th February

1

1

land 531m 2

Sold 10th February

Sold by Tom

11 Howea Court

$485,000

4

2

2

6 Tom Albert Place land 807m 2

$467,000

4

3

2

139 Boronia Street land 794m 2

$450,000

2

1

2

Sold 21st January

Sold 24th January

Sold 13th March

3/33 Fourth Avenue

2/37 Fourth Avenue

138 First Avenue

2

2

3

$449,000

1

1

Sold 24th January

$410,000

1

1

Sold 21st February

$400,000

1

1

Sold 1st February

land 961m 2

land land 341m22 705m


SAWTELL

Sold by Tom

32 Twenty Fifth Avenue

4/136 First Avenue

1/4 Twentieth Avenue

3

3

2

$362,000

1

1

$360,000

1

1

$325,000

1

1

Sold 6th February

Sold 14th March

Sold 17th February

4/65 Boronia Street

4/77 First Avenue

21/77 First Avenue

2

1

2

$222,000

1

1

$172,500

1

2

Sold 16th January

Sold 6th January

5/134 First Avenue

22/77 First Avenue

1

1

$103,000

1

1

Sold 4th March

$84,000

1

2

Sold 18th March

$144,000

1

1

Sold 18th March


SUPPORTING LOCAL BUSINESS Specialising in Architectural Homes, Commercial & Industrial Buildings

Jay Webber 0413 035 844 jaywebberconstructions@hotmail.com

Jay Webber 0413 035 844

Architectural Homes, Commercial & Industrial Buildings

jaywebberconstructions@hotmail.com Architectural Homes, Commercial & Industrial Buildings Lic No 222735C Abn 89 024 824 127

Lic No 222735C Abn 89 024 824 127

treeo

ph 6653 1099 cafetreeo.com 18 first ave, sawtell

all day breakfast - lunch - homemade sweets - superb coffee


TOORMINA

MARKET STATISTICS 1 january - 31 march 2014

30

residential properties sold

46

$529,000 Highest sale price $312,635 Average sale price

properties for sale today

$325,000 Median sale price $92,000 Lowest sale price

Sold by Tom

4 Jemalong Crescent

$529,000

6

3

2

land 836m 2

6 Mills Crescent

$410,000

3

2

2

32 Carrywell Crescent land 734m 2

$395,000

3

1

2

land 915m 2

Sold 4th January

Sold 21st March

Sold 25th March

5 Corrigan Avenue

2/29 Sawtell Road

22 Aquamarine Drive

3

4

$390,000

3

2

2

Sold 28th March

land 700m 2

$389,000

1

1

Sold 31st January

$380,000

2

1

Sold 28th March

land 555m 2


2452 Sold by Tom

78 Toormina Road

$360,000

4

2

1

9 Bacon Close land 897m 2

Sold 3rd February

$354,000

3

1

1

6 Tallowood Circuit land 700m 2

Sold 25th February

$343,000

3

1

2

land 700m 2

Sold 23rd January

Sold Profess ionally

53 Playford Avenue

$342,000

3

1

2

3 McFadyn Street land 709m 2

$335,000

3

1

2

4 Nilpena Close land 650m 2

$331,000

3

1

2

Sold 19th February

Sold 13th March

Sold 20th January

1 Platts Close

88 Toormina Road

11 Dolphin Drive

$330,000

4

2

-

Sold 11th February

land 650m 2

$320,000

3

1

1

Sold 3rd March

land 929m 2

$285,000

3

1

1

Sold 6th March

land 700m 2

land 402m 2


TOORMINA

20 Eungella Street

$282,500

3

2

2

29 Bower Crescent land 707m 2

$280,000

3

1

1

2/1 Pirani Place land 647m 2

$278,000

3

1

1

Sold 6th January

Sold 24th February

Sold 6th February

21 Platts Close

3 Graff Avenue

4 Platts Close

$273,000

3

1

3

land 404m 2

$270,000

3

1

3

land 781m 2

$265,000

3

1

2

land 650m 2

Sold 10th February

Sold 4th March

Sold 18th March

163 Sawtell Road

1/20 Wybalena Crescent

2/28 Corrigan Avenue

2

2

$260,000

2

1

2

Sold 17th February

land 1115m 2

$253,000

1

1

Sold 31st March

$240,000

1

1

Sold 1st Fenruary


2452

1/23 Lalaguli Drive

3/22-24 Nariah Crescent

12 Lewis Street

2

2

-

$220,000

1

$175,000

1

1

1

$92,000

-

-

land 612m 2

Sold 8th January

Sold 3rd January

Sold 27th February

4 Durie Close

9 Lewis Street

7/259 Linden Avenue

Price not available

3

1

2

Sold 13th March

land 643m 2

Price not available

4

1

2

Sold 28th February

land 604m 2

Price not available

3

1

1

Sold 4th March

land 299m 2


BOAMBEE EAST

MARKET STATISTICS 1 january - 31 march 2014

27

residential properties sold

48

4

2

2

$359,800 Average sale price

properties for sale today

5 Golden Grove Court

$562,000

$562,000 Highest sale price

land 656m 2

$345,000 Median sale price $92,000 Lowest sale price

72 Kinchela Avenue

$469,000

3

2

2

248 Sawtell Road land 929m 2

$455,000

4

3

4

land 1015m 2

Sold 24th January

Sold 16th January

Sold 17th March

3 Golden Grove Court

4 Lee Circuit

47 Sandpiper Crescent

$450,000

5

2

4

Sold 12th March

land 655m 2

$445,000

4

2

2

Sold 7th February

land 700m 2

$435,000

4

2

2

Sold 4th February

land 751m 2


2452

51 Worland Drive

$429,000

3

2

2

193 Linden Avenue land 694m 2

$395,000

4

2

2

13 Wagtail Close land 705m 2

$374,000

3

2

2

Sold 17th January

Sold 11th February

Sold 16th January

2/33 Pepperman Road

4 Koel Place

253 Sawtell Road

$365,000

4

2

2

$362,500

4

2

2

land 862m 2

$362,500

4

1

2

Sold 1st February

Sold 6th March

Sold 29th January

9 Ashmore Close

62 Oscar Ramsay Drive

238 Sawtell Road

$345,000

3

1

2

Sold 31st January

land 703m 2

$342,000

3

1

1

Sold 27th February

land 1117m 2

$355,000

3

1

3

Sold 24th February

land 710m 2

land 904m 2

land 865m 2


BOAMBEE EAST

23 Butterfly Close

$327,000

3

1

1

65 Soren Larsen Crescent land 686m 2

$308,000

3

1

1

land 402m 2

12 Noreena Place

$305,000

3

1

1

land 395m 2

Sold 27th March

Sold 7th February

Sold 6th March

9 Elderberry Way

10 Oscar Ramsay Drive

9b Borrowdale Crescent

$295,000

3

1

1

land 259m 2

Sold 19th March

$295,000

3

1

1

land 840m 2

Sold 21st March

$290,000

3

1

1

land 353m 2

Sold 16th January

Sold by Tom

14b Oscar Ramsay drive

134 Linden Avenue

3

3

$289,000

1

1

Sold 24th January

$280,000

1

1

Sold 28th February

land 352m 2

2/18 Playford Avenue $255,000

2

1

1

Sold 25th February


2452

22 View Drive

23 Sea Breeze Place

$225,000

-

-

-

Sold 14th January

land 1087m 2

Price not available

3

1

2

Sold 28th March

13 Silvereye Close

land 3000m 2

Price not available

3

2

1

Sold 17th March

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PRO NEWS essential tips for FIRST TIME REAL ESTATE INVESTORS People who haven’t invested in real estate often think that it’s too expensive for them to do, or that the process is complicated and beyond their comprehension. I’m here to tell you that these misconceptions may be costing you money – in the way that you could be making money with real estate investments. If you’ve bought a property, you know the process and you’ve got a good idea of the search and buy process. What you want to be looking for in an investment though may differ from what you’d buy if you were purchasing a home for yourself and your family. Sometimes the best thing to do is talk to people that you know about their experiences in real estate investing. It’s not for everyone, but it has its rewards for those that do it right. Contact our friendly team if you’d like to chat about opportunities in our area, we would be happy to suggest good investment opportunities as they come up.

First Time Buyer Checklist 1. Location – does it have a high rental population? Is there a good demand for rental properties? And what sort of tenants does the area attract? 2. Finance – what can you afford to borrow, what will your repayments be and what will the rent cover? 3. Insurances – what kinds of insurances do you need? Building, Landlord, Public Liability etc? 4. Risk – what are the risks of the transaction? 5. Property – find out all you can on the property you intend to buy. Have you compared similar properties in the area? 6. Flipping Property – what do you intend to spend money and time wise on the property before you re-sell? Are you doing it yourself or getting a professional to do the work? Is it going to be the right kind of real estate investment for you? 7. Planning – when do you plan to sell the property? And what returns are you expecting in that time frame? Is it practical/possible/probable that you’ll achieve your goals in the predicted market?


INVESTMENT TIPS buying property through a SELF-MANAGED SUPERANNUATION FUND The Great Australian Dream was once to own your home – and you were set for life. This idea has now developed as people prepare for retirement through further investment and one avenue is buying property through a self-managed superannuation fund (SMSF). Recent times have seen Australia’s rental crisis deepen as the housing shortage grows, making this investment strategy one to consider.

“They set up a formal lease between their business and the SMSF at market rates, the property moves across at market rates, but they maintain control of the property and become their own tenant so it takes away a lot of that tenancy risk.” There are some initial expenses involved in establishing a SMSF, including setting up the trust deed and engaging the right compliance and tax services. The most

One SMSF strategy that many people are unaware of is that it’s possible to purchase your own commercial premises, effectively becoming your own blue-chip tenant. Company owners who buy their premises with their SMSF can receive proceeds to pay off personal debts, or make other investments.

“The most important thing to remember when considering any investment strategy is to discuss it with your financial planner”

“It is all completely above board through a trust structure that effectively converted their non-tax deductible debt across to deductible debt in the super fund,” Jason Plant from Westpac explained, saying the premises is then protected in events like bankruptcy.

important thing to remember when considering any investment strategy is to discuss it with your financial planner. “As financial planners, we’re trained to look at the big picture and to not only focus on the rewards of a particular investment, but also to look at the risk” says Certified Financial Planner and Adviser Scott Wakeham. For more information on investment properties, feel free to contact our office on 02 6658 8991


Our focus is you. We hope you have found this market report useful in helping you make an informed decision on your real estate investment. If you require any details which are not presented in this report our friendly team will be more than happy to ascertain the information on your behalf. I wish to continue providing the residents of Sawtell, Toormina & Boambee East with up to date & relevant information regarding your real estate market, so keep an eye out for further reports over the coming seasons. Kind regards, Tom Sullivan Licensee

shop 1 / 4 First Avenue, Sawtell ph 02 6658 8991 info@professionalssawtell.com.au www.professionalssawtell.com.au


2452 Market Place Report - Autumn Edition 2014