Property. Asia Pacific Edition
Together Towards Tomorrow
Property Magazine
Australia & New Zealand
Contents. CONNECTIONS Go online and share the magazine! To access your copy of this special VIEW PROPERTY edition online, go to https://rem.ax/2vdRBjd
Some highlights: •
Agent interviews
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Addressing buyer and seller questions
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Real estate of the past and future
E. remax@remax.com.au
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RE/MAX events and initiatives
143 Coronation Dr, Milton QLD 4064
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A snapshot of offices in ‘On Location’
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And includes 21 pages of RE/MAX real estate
RE/MAX Australia Regional Team P. +61 7 3007 9000
PO Box 1326, Milton QLD 4064 www.remax.com.au
RE/MAX New Zealand Regional Team P. +64 9 309 8478 E. corporate@remax.co.nz Level 1, 70 Stanley Street, Parnell, Auckland 1010 PO Box 11331, Ellerslie, Auckland 1542 www. remax.co.nz
Submissions for RE/MAX Australia VIEW can be sent to: Lyn Cox at lcox@remax.com.au or Aimee Doherty at adoherty@remax.com.au Submissions for RE/MAX New Zealand VIEW can be emailed to: Jasmine Rimmer at jrimmer@remax.co.nz Deadline for submissions – 1st December 2017
VIEW editor: Lyn Cox E. lcox@remax.com.au M. +61 418 793 096 VIEW design: Melissa Wimberley E. mwimberley@remax.com.au
Copyright © 2017 RE/MAX Australia/New Zealand. All rights reserved. The materials herein may not be duplicated, copied or reproduced – in whole or in part – in any way without written permission. VIEW magazine is provided to RE/MAX Affiliates as one of many benefits. The opinions of guest contributors and interviewed guests are their own and not necessarily those of RE/MAX Australia/ New Zealand, or its affiliates, or any of its owners, officers, employees or agents. While every care has been taken to ensure the accuracy of the information it contains, neither the publishers, authors nor their employees, can be held liable for inaccuracies, errors or omission. Readers should not rely on this newsletter as a substitute for professional advice.
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Welcome. WELCOME TO RE/MAX VIEW PROPERTY, A MAGAZINE FROM RE/MAX AUSTRALIA AND RE/MAX NEW ZEALAND
Joel Davoren, Franchise Director
Michael Davoren
Chris Chapman
Joel Davoren
Corinna Mansell
Michael Davoren, Managing Director Welcome to VIEW PROPERTY, our special edition magazine, with articles featuring our agents, our markets and the industry itself. The real estate industry is the provider of unlimited opportunities, for its customers and clients, for the people working within it, and for those working in aligned services. It assists as a service provider, as a career source and as a valuable member of communities. I bought the Australian and New Zealand master franchises knowing the opportunity this provided for so many people at many different levels. It continues to thrill and to drive me. RE/MAX has a unique part in the real estate industry. We not only assist communities locally but nationally and globally as well. We are in touch through more than 7000 office points and over 115,000 agents. And nobody sells more real estate than RE/MAX.
Chris Chapman, Finance Director One of the themes that runs through all our business pillars is how technology is driving the customer experience in real estate. Understanding how sellers are choosing their agents, how they want to be communicated with, how buyers are researching the market and finding property, and how they want to engage in the transactional process - these are all basic questions with sometimes quite complex answers. For agents, continuing to speed up and personalise our on-line service delivery is critical to staying relevant in the digital market place.
RE/MAX is the world’s most successful and productive real estate group in the world, with brand growth over the last 40 years testament to the innovative business model that puts our people first. Our mission is to create and facilitate unlimited opportunities for real estate professionals and business owners. Our focus is our people. We provide irreplaceable tools, coaching and development opportunities to make them the best in the industry. RE/MAX Australia and RE/MAX New Zealand hosted this year’s RE/MAX Asia Pacific Convention with the theme of ‘Together toward tomorrow, local and global’. We see the way forward as providing unlimited opportunities for business. We will be the leaders in innovation in our evolving industry, by providing world class standards and high performance for our key business pillars of growth, professional development, communication, marketing, technology and fun.
Corinna Mansell, General Manager, RE/MAX New Zealand Only a couple of decades ago, the real estate industry was dominated by males. It’s changed, with women today being recognised as leaders in their fields as sales associates, in business ownership and in franchise ownership. It began as women, wanting to get back into the work force after raising their families, found they could not only do well but thrive and grow strong businesses in this industry. Whether it is better compassion and empathy, or otherwise, real estate has opened the doors for women to have great career options. Historically, men made up industry panels at major real estate events, while this year’s RE/MAX Asia Pacific Convention featured a panel of ‘Superwomen’ sharing their stories of success and celebrating diversity in what was once a male dominated industry.
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TALKING TO INVESTORS
Watching the investment snags BY JUSTIN MILLER, RE/MAX REGENCY
Justin Miller is Property Management Director at RE/MAX Regency on Queensland’s Gold Coast and heads up the property management division. In 2013, he became one of the first to graduate from Bond University with a Masters of Real Estate adding to Masters degrees in Construction Practice and Building Surveying. Justin and fellow Director Murray Carter were awarded ‘RE/MAX Broker/Owners of the Year-Global 2014’. I was at a barbecue recently when one of the guests found out I was in real estate. Instantly, the conversation changed from the normal ‘shoot the breeze topic’ of weather to an excited ‘so, what’s the market like?’ I always preface my answer with the standard response ‘well that depends’. It depends on what market you are looking at, i.e. housing market, unit market, highend exclusive or first home buyers. The next question is usually ‘so, is property a good investment?’ Once again the standard response: ‘well that depends’. It all depends on what you want from your investment. There is no one-sizefits-all approach to investing because not all investments are equal. Return, however, is fundamental to all investments. The level of investment
PIC: Justin Miller RE/MAX Regency, AU
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return is determined by the risk/return trade-off. Investments with a higher risk profile are associated with higher returns and conversely lower risk is associated with lower return. The investor should start with the end in mind, and decide what they want from their property investment. Most residential investment analysis can be done on a napkin: annual income less annual expenses divided by sale price equals net return (or yield). Keeping it this simple is essential. Answering a few important questions can help prepare owners for investing in property
1. Are you wanting to live off the income or sell for a profit? The strategies around these are vastly different. I believe that an investment should be generating an income much like a business would. The rental income generated by an investment is recurring week after week. In our rent roll owners can be guaranteed to be paid 52 weeks’ worth of rent annually; and, where there is a change of tenancy, 51 weeks consistently year after year. Certainty is much higher and risk is much lower if the correct investment property is chosen. While capital growth-focused investment is an option, I think buying purely for capital growth always comes with higher risk. There is no certainty that property markets or the economy will follow historical trends, proven by the GFC of 2009.
2. Should I buy a house or a unit? Which is a better investment? My answer is whichever gives you a better return. When investors talk returns, there are two kinds: gross and net. Gross return is the gross annual income/ cost of investment whereas net return is the same equation less expenses. When comparing the yield/ return of two houses it is okay to compare gross returns if the properties are similar in type, size and location as rates and water costs will be similar. However, when comparing a house with a unit its essential to compare the net return. Why? The short answer is that there are additional costs associated with units that need to be taken into account. Body corporate levies affect returns, often reducing the weekly income by more than $80. In many older complexes, water cannot be charged to the tenants as the units are not separately metered. Water costs charged to the body corporate and
then prorated amongst the owners can decrease net weekly income by a further $30 a week. If you are looking at units as an investment, choose one that has low levies and is separately water-metered.
3. Where should I buy The media is rampant with unwarranted hype on ‘investment hotspots’. The problem is that ‘hot’ can quickly cool. Investing in these hot spots carries the highest risk of all. Often unsustainable external factors drive these booms. For example, at the peak of the mining boom, Gladstone saw rental prices skyrocket almost 400% and property values almost double. Some rental returns were in the region of 25% almost five times more than other cities. Fast forward a few years and that return has diminished in some places to just a tad over 3%. That’s if you can get your property rented. In 2016 Gladstone had a vacancy rate of 11.3% the highest in the state. The Gold Coast, in comparison, is a more stable rental market with less associated risk generally. In our current rent roll we have a vacancy rate of zero, an average increase of rent of about 5% per annum and a consistent rental return of between 5% and 6% depending on suburb and property type. You don’t get much more peace of mind than that. There is no one-size-fits-all investment strategy, the options are endless. As industry professionals, we should become more focused on the risk/return discussion with investors. Not only will the usual ‘location’, ‘boom vs stable’, ‘unit vs house’ discussions become almost irrelevant, we will have a better understanding of our clients’ risk appetite, which is essential to finding investments that will best suit their financial goals. It will also make for more interesting discussion around the barbecue.
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All eyes on Auckland BY FRANK CUI, RE/MAX PARTNERS
Frank Cui is managing director and owner of RE/MAX Partners. Born in Mainland China, he came to New Zealand in 2001, subsequently attained a Finance degree; rose to senior positions in the banking industry; joined the family business, the SureCapital Group; and opened RE/MAX Partners in Flatbush. Auckland seems to have the market on investor interest but other centres should rate attention. However, I will first focus on activity in the Auckland market because it’s where I do most of my business. My area of specialisation is the capital-driven market – that is, people wanting to invest in predominantly Auckland real estate – in land divisions and apartment projects. We work with
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investors from green-field sites through to finished product, and our point-of-difference is our planning for the two to three year hence market rather than the market of the here and now. That plus the fact that 50 per cent of sales come through our own buyer databases. Sales on our own developments rises to 90 percent through our buyer databases. A buyer can spend $500,000 to $4mil on a completed product. The situation in Auckland is one of serious stock shortage, so the market stands out in terms of its investment opportunity for strong capital gain. In February this year, the New Zealand Herald reported that the housing shortage in New Zealand was growing by 40 houses a day. ANZ estimated that the gap between supply and demand was 4000 houses each quarter and Treasury projected
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this shortfall could worsen in 2018, as the population continues to increase.
The attraction of jobs means that Auckland appeals more to Kiwis than ever before.
More than one third of New Zealand’s population lives in Auckland, which is responsible for 50 per cent of the New Zealand GDP. It is the first destination for international visitors, and the largest port in New Zealand.
It’s hard to find a carpenter in Auckland these days. In fact, there is not enough property available for the number of people who want to live or do business in Auckland, or need to live there because of the employment market it offers. It’s easier to find a job than find a home!
It is on a growth trajectory, fueled by government support. Auckland is being groomed to be an international city within a decade so there is major infrastructure spending, supported by the New Zealand government surplus of $1.5 billion which is well ahead of expectation. Investors, developers and residents are reacting to the benefits that come from living in a rapidly growing major population centre. In May, the New Zealand Herald reported on Auckland Transport’s plans for further largescale commercial and residential development around transport infrastructure hubs including an estimated $10 billion worth of possible development planned along the 3.5 kilometre City Rail Link corridor. Adding to investor appeal are no capital gains, no stamp duty, minimal land taxes and less restrictions on overseas investors. The New Zealand Government is recognized as having an open mind to foreign investment, with far less barriers to buying real estate than in many other markets. New Zealand is the second easiest place in the world to do business, according to the World Bank in 2017, and first for ease of starting a business. (www.doingbusiness.org/reports/global-reports/doingbusiness-2017)
Returning to my opening statement, there is much for investors to consider outside Auckland. In the North Island, 120 kilometres south of Auckland or an hour and a half’s drive, Hamilton is booming; and 200km or two and a half hours south-east, there is a lot of activity in the Tauranga market including increasing demand for $1 million plus homes. In Wellington, which historically has had steady growth, the pace has increased. On the South Island, the Christchurch market is very strong but balanced, and reconstruction over recent years has made it a very vibrant, exciting city to own real estate in. In Queenstown, the investor spike continues and property is in high demand; and in Nelson, the property market is very strong.
Frank’s advice to investors 1.
Hold on to property as long as you can. Many markets are already experiencing double digit capital gain and still growing
2. Keep buying. Leverage your capital to build your investment portfolio 3. Take added benefit from tax rebates – zero per cent tax on capital gain
Property attracts New Zealand investors from within and outside Auckland, and overseas from mostly Australia, Asia, the UK and US. There is a lot of talk about the Chinese investors, and those with strong cash flows certainly see the opportunity to buy freehold assets which they can pass on. For the Chinese, and others, New Zealand represents a solid economy, safety, education, environment and lifestyle. The net immigration figure still supports the economy moving forward. And another attraction is good employment opportunities in Auckland. A skilled labour shortage exists, with all the infrastructure projects either currently underway or planned.
Newly opened Waterview Tunnel, Auckland.
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ON LOCATION
On Location: Redlands City, Brisbane, Australia Where are we? On beautiful Moreton Bay, less than 30 minutes to the Brisbane CBD, the Bayside suburbs are Brisbane’s most eastern and often referred to as Brisbane’s Coast. Moreton Bay is protected by Moreton Island and North Stradbroke Island, creating a boatie’s paradise in a bay with hundreds of smaller islands and anchorages. Making up the Bayside suburbs are Thorneside and Capalaba in the North, through the central suburbs of Alexandra Hills, Birkdale, Wellington Point, Ormiston, Cleveland and to the Southern reaches of Thornlands, Victoria Point and Redland Bay right down to Carbrook on the Logan River. Immediately inland, are the leafy acreage suburbs of Mount Cotton, Sheldon, Burbank, Gumdale and Chandler. The Bayside boasts some of Queensland’s best private and state schools, modern shopping and entertainment centres abound, and many top-class sporting facilities. Enjoying the near-perfect South East Queensland climate, the home seeker would be hard-pressed to find a better place in which to settle!
The Office: RE/MAX Bayside Properties is an award-winning multi office agency, boasting two super offices at Alexandra Hills and Cleveland with a large team specialising in sales and rentals, covering the entire Redlands City, the official name for the Bayside. The business is 20 years old this year and broker owner Brad Neilson has been in the driving seat for some 10 years. RE/MAX Bayside Properties is RE/MAX Australia’s number one multi-office operation, and has been for six consecutive years, and also has international acclaim.
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The Market: The market on the Bayside has shown steady growth over the last two decades, with new developments afoot every year. House pricing has steadily risen year-on-year, with a wide range over the entire Bayside from $300,000 to $10 million. This attracts a vast spectrum of buyers locally and from far afield, as the Bayside market offers something for everyone. As Queensland still lags behind some southern states in median prices, there is still a large scope for sustained and possible accelerating house price indexing.
In Brad’s View: I made the Bayside my home 15 years ago and have never looked back. I have my family with me on the Bayside and involved in the business. What more could a man ask for than the perfect place in which to live and work. I have that, in every aspect! In this business, the people work hard side-by-side and enjoy never-ending laughs together along with the work. Personally, I soak up everything the Bayside offers. I am a regular fisherman on the Bay and open ocean, I play golf as often as I can, and I am a regular at many of the restaurants and nightspots. I believe anyone looking for a wonderful change in lifestyle, should visit the Bayside and see for yourself! I am always available for an informative or friendly chat...
www.remaxbayside.com.au
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Preparation + Presentation = Maximum Sale Price BY LYNNE JOHNSON, RE/MAX TEAM REALTY, NZ
Lynne Johnson is a sales associate with RE/MAX Team Realty, New Plymouth, NZ, where she specializes in residential sales from first home buyer level up to $2million properties and beyond.
Honestly and openly communicate your time frame to your agent. Do you want an intensive fourweek marketing campaign? Are you happy with an extended time-on-market? Do you need to sell quickly?
When you present a property you own to the market, you will generally have three major ‘wants’.
I’ve found the personality of the seller plays a huge part, with some needing more time so they will be prepared when an offer comes in. This can especially be the case with elderly sellers or people with strong emotional ties to the property.
You want to get the best possible price. You want it to sell in the shortest possible time. You want the process to occur with least inconvenience. I began my real estate career in 2000 having come out of the interior design business so I have always taken a ‘creative’ approach to selling property. I therefore believe that presenting a home in its best light has the potential for adding an immense amount of value to the sale price of any property. Sellers, three of the greatest detractors for your buyers are poor overall presentation, absence of cleanliness and lack of maintenance. Preparing your home to be viewed by potential buyers requires it to look different to how you might live day-to-day… a little different or a lot. Don’t underestimate the de-clutter. Grab those banana boxes – free at the supermarket – and start packing. Buyers deduct in $1000s not $100s when they walk into a ‘dirty’ home. I deliberately put the word in inverted commas because, in my experience, sellers and buyers have varying perceptions of cleanliness. So, hear the agent, step into the buyer’s shoes, and spec up the cleanliness level. I’ve been known to spend two days cleaning a seller’s property myself. I’ve also scooped up the false teeth off the kitchen bench and thrown them in the dishwasher before the open home got underway! If you have grass overtaking your paving and trees growing out of your guttering, you are giving buyers an instant flag to a poorly maintained property, where potential problems are unseen but imagined. Another factor in getting the best possible price is the trust you put in your agent.
Last year, I spent six months with a home owner before taking the property to the market. An offer came in before the first advertisement had even appeared and the home sold. However, the seller would not have been ready to accept the offer without that six months. You have to be flexible as a seller if you want your property to sell quickly. Listen to buyer feedback. If they say at your first open that the house is too dark, be prepared to address this before the next. Recently I sold a home that had been on the market for three months. Finally, a buyer made the comment that the half-round logs at the entrance to the driveway were off-putting as it suggested flooding potential to them. As this wasn’t the case, they were removed and the sold sign was on the fence the following week. Nobody had realised what effect seeing that timber was having on the buyers; So, analyse all visual aspects of the home thoroughly. What might inconvenience a seller, or what they may feel is an invasion of their privacy, once again depends on their personality. I like to keep this tenet in mind: don’t hinder the buyer. Sellers, step outside your comfort zone if you have to. If the seller’s wants are best price, shortest time and least inconvenience, these are mine: •
The seller’s trust
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The seller to enjoy the journey
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To help the seller to get wherever it is they want to go
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FINANCE ARM
So what comes first, the sale or the financing?
It’s time to get smart BY GEOFF BAWDEN, PIVOTAL FINANCIAL
So, you are thinking of buying a home but you are not sure where to start. Historically, most people will start by looking at the local property listings, and maybe they will take a drive on the weekend to look at some open homes in order to get a feel for the market. At this early stage, often imagination and emotions run wild. Yet, at this vulnerable time, when the potential buyer rocks up with an enquiry about a listing or comes to the open home, they, more often than not, are greeted by someone whose sole intent is to sell a listing. At an open home, the first thing visitors are asked to do is to sign the open home register. Have you ever observed and wondered why people try to avoid doing that? Well, it is mostly because the buyer is not prepared. They are not ready to engage with a complete stranger who they think just wants to sell them something - anything in fact, for the sake of a sale even though that is not the intent. Smart buyers are better prepared, and smart real estate agents understand the link between making a sale and all the ancillary services required, because there is a process that needs to be followed for the right buying decision to become a reality. In recent years, we have seen the merger of many real estate and financial service providers and, if anything, this trend is accelerating. For example, we have seen Realestate.com acquire an 80 per cent interest in ‘Smartline’ a well-established mortgage broking operation in Australia. It is no accident that these takeovers and mergers are happening. The participants have simply bought into the concept and the advantages that linking ancillary services provide both for themselves and for the consumer. They have chosen to ‘act smart’.
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Well, I’m not sure there is a correct answer to that, except to say that the two are integrally linked. There is certainly a valid argument that providing good information is key to making good decisions. The more that a real estate agent understands about the buyer’s capacity and preferences, the more likely the buyer is to make a sound buying decision. The financial adviser is key to providing the support required to allow that to happen. The benefit of having ancillary services linked, revolves primarily around the desire to trust and the ability to control the transaction for the benefit of all involved. While there may be some reluctance on the part of the buyer to share personal information with the real estate agent initially, that same reluctance generally doesn’t apply during early interaction with a financial adviser. The ability to interact with more timely, and ultimately, accurate data sets the scene for a much better outcome all round. And who doesn’t want that! The overall benefits of working together are simple. For the real estate agent, it helps them make timely and better qualified decisions about how they can help the consumer. For the buyer, it means better informed and timelier choices about what is available for them, and for the financial adviser, it provides a reliable source of business from which they can jointly establish relationships. A win - win really, but it requires a change in the mind-set of all parties and trust for this to work effectively. I call it ‘ACTING SMART’. ABOUT PIVOTAL FINANCIAL: In 2013, RE/MAX Australia and RE/MAX New Zealand established a clear synergy between real estate and finance for the benefit of consumers. Pivotal Financial is the financial arm. Matthew Andrews, General Manager, Australia M +61 0411 439 611 | www.pivotalfin.com.au Geoff Bawden, General Manager, New Zealand M +64 218 37003 | www.pivotalfin.co.nz
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What the future may hold BY CORINNA MANSELL, GENERAL MANAGER, RE/MAX NEW ZEALAND
I don’t have a crystal ball that I can gaze into and tell you what the real estate landscape may look like in years to come, but I know it won’t be the same as it is now. Here are a few aspects I can see. Digital neighbourhoods. Virtual reality. 3D imagery. Robots. Driverless cars. A new era of digital marketing is dawning. Have you heard of Matterport? A camera captures a 3D-dollhouse rendering of any space that can be toured and viewed, not only in virtual reality, but across any device. Nigel Dalton, chief inventor at the REA Group, says robots could replace average agents by 2020. The key word here is ‘average’. If agents are content to be ‘average’, and unwilling to adapt to give consumers of the future what they want, they may find themselves out of a job in real estate. Do you remember Rosie, robot to the Jetson family? Chatbots, taskbots and voicebots are nothing like Rosie, but they are likely to be part of your agent’s future! Chatbots sit on the website and pop up whenever a customer is interested in a property or making an inquiry, introduce themselves and offer to help. The taskbot or virtual assistant is able to quickly carry out automated tasks, such as emailing a report to a customer. Voicebots are the next generation of virtual assistants and can carry out any of the tasks using speech recognition. You ask them to do a task, they ‘understand’ and speak back to you. Siri is a voice-activated bot. Amazon has Alexa.
Nigel Dalton says self-driving cars, virtual reality and holographic projection will see many customeroriented tasks outsourced to automation. The buyers chose properties in a virtual reality head set, the self-drive Tesla takes them to the property where they are met by a robot or hologram which will show them around and answer any questions. The agent will be there in a hologram. Volkswagen expects first self-driving cars on the market by 2019. Audi has announced it will have a car that can drive itself available by 2020. Toyota plans to bring its first models out by 2020. BMW plans to launch a self-driving electric vehicle in 2021. And there are others. In fact, it’s suggested that driverless cars will be in use all over the world by 2025. Self-drive cars might drive agents and customers to appointments but buyers may rather the virtual tour than the real thing. Virtual tours will be especially beneficial to out-of-town buyers. Another change will be the homes our customers are buying and selling. Sustainability is becoming increasingly important to the community. All these factors – from super high tech to sustainability – will be part of your real estate world. Good agents still have skills robots don’t. Good agents will always be valued…good agents and the emotional side of real estate. If the future brings more free time for agents, great agents – not those ‘average’ ones – will use that time in building and maintaining relationships with customers, and putting unprecedented value into those relationships.
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RE/MAX PARTNER
Make your property stand out with the ultimate campaign RE/MAX PARTNER | REALESTATE.COM.AU
At the supermarket, it’s eye-level products which grab shoppers’ attention. At realestate.com.au, it’s products like Premiere, Front Page and Audience Maximiser which potential buyers can’t ignore. With 86% of Australian property seekers searching online to find their dream home1 , realestate.com.au, which is the most popular place for property with 5.8 million unique visitors per month2, is the place to list a property for sale. Upgrading to a Premiere and Front Page listing as well as extending reach using Audience Maximiser, will altogether boost the chances of the best sale. Damien Brooks, State Sales Manager for Victoria at realestate.com.au, explains a Premiere listing. “Premiere listings appear at the top of all search results, above Highlight, Feature and Standard ads and they rotate back to the top every 15 days. This prime position at the top of the search results demands maximum buyer attention, especially when over half of consumers don’t look beyond the first page of search results. “Our data shows that having the largest images of any listing translates to enquiries and potentially faster sales for sellers. “Premiere listings receive 20 times more views and up to nine times more enquiries than a standard listing. This makes Premiere the ultimate option for attracting more of the right property seekers. “It makes sense to maximise every opportunity with the largest, most prominent ads and photos,” Brooks says. Another crucial part of any marketing campaign
is being highly visible across all devices. Front Page gives you the opportunity to advertise your property front and centre on the realestate.com. au homepage, across all devices including desktop, tablet, mobile and app. Front Page listings are also targeted to a highly relevant audience and available for a week at a time. Using our data smarts, your listing is showcased to property seekers in your suburb that we know are interested in your type of property. With 16 million monthly home page visits 3 , Front Page allows you to hold the most exclusive position on realestate.com.au. To complete your ultimate marketing campaign, realestate.com.au can help you extend the reach of your property listing across the web with Audience Maximiser. Audience Maximiser uses consumer search behaviour from realestate.com.au including the type of property and price range they are searching for, to surface your listing to this targeted audience on thousands of websites including Google and Facebook, meaning that you have exceptional odds of being seen by the right buyer. Your property deserves to be showcased. Being seen by the right buyer means the property will sell for the right price. If you are looking to make your property stand out with realestate.com.au, find out more by talking to your Local Agent. Disclaimer: Front Page is only available to Premiere customers 1. Property Seeker Research, November 2016 2 “Nielsen Digital Ratings Monthly, average unique audience (Mar 2017 to May 2017)”;. 3. Adobe Analytics, average monthly visits to the home page (entire site), February 2016 to January 2017.
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ON LOCATION
On Location: Nelson, South Island, New Zealand Where are we? Situated at the Geographic centre of New Zealand, between the two tips at the top of the South Island. Nelson is best known for their high sunshine hours, long golden beaches, untouched forests, tranquil lakes and rugged mountains. All this combines to attract a whole host of creative people, from craft brewers, boutique wineries, artists, specialty food producers and crafts people – Nelson’s culture is unique and tourism opportunities abound. With three National Parks within 90 minutes of Nelson city; Abel Tasman, Nelson Lakes and Kahurangi, outdoor pursuits are easy to find, from caving, tramping, kayaking, skiing, cycling or fishing Nelson offers everyone a choice.
The Office: RE/MAX Elite has been a Nelson institution since 2010, a dynamic real estate office recognised and regularly rewarded for its exceptional sales and property management services. It continues to grow with currently 17 in the team led by broker owner Kate Bradley and has residential, commercial, rural, lifestyle and property management divisions catering to clients from Golden Bay to the Marlborough Sounds.
The Market: The Nelson economy is based on the ‘big five’ industries: seafood, horticulture, forestry, farming and tourism. Port Nelson is the biggest fishing port in Australasia. There are also a range of growth industries, including art and craft, aviation, engineering and information technology.
The property market is very strong. Even house values in Nelson’s most affordable suburbs are increasing faster than anywhere else in the region and competition is fierce for entry-level houses, new figures show. The average property value in Nelson, in June this year, was $513,933. In January, the median property value in central Nelson was $664,500 (up 15.7 per cent on last year), $588,900 in Atawhai (up 13.7 per cent) and $501,500 in The Wood (up 16.3 per cent). In the year to January, property values increased by 20 per cent in Toi Toi, 17.9 per cent in Tahunanui, 17.6 per cent in Nelson South, and 17 per cent in Washington Valley, but despite the significant increases, the suburbs remain the regions most affordable. In January, the median property value was $347,900 in Toi Toi, $388,500 in Washington Valley, $431,200 in Tahunanui, and $466,950 in Nelson South.
In Kate’s View: Nelson is a lifestyle, that’s the best way to describe it. People want to live here, which is why there is such a high demand for property. We have great weather, good schools, low crime rate - why wouldn’t you want to live here! There are excellent opportunities for investors with a good population of renters wanting high quality property. The market this year has achieved some record prices for the area and this has contributed to the lack of stock available to meet the market demand. Building growth has been intense with new housing developments, which will hopefully ease some of the pressure on purchasers. All in all, Nelson is just an awesome place to call home.
www.remaxelite.co.nz VIEW PROPERTY MAGAZINE
Kidby Team tackle the tough buyer questions What sort of home can I afford? You will not know your home buying budget until you have done your homework. Consult your bank or a mortgage broker about what you can afford to borrow and repay. Pre-approval can make your offer more attractive to the vendor.
Tracey Ashley leads The Pink Team at RE/MAX United Vision. Along with ‘assistant’ Tiffany, Tracey sells residential property in the Brisbane suburbs of Carina, Carina Heights and Coorparoo.
Agent Tracey’s practical tips for buyers at inspections Make a ‘needs and wants’ checklist. Don’t look at the things you can change, look at what you can’t change; and ask yourself ‘Can I live with them?’ Take photos to help you remember what you see, including the view. (Respect any signs advising otherwise). Take notice of furniture dimensions. Pay attention to the detail because it can give you an indication of the overall condition. Be confident in moving around the property. Sit on the furniture. Enjoy the view. And always ask if you need to use the toilet… in case it’s not plumbed. Show respect. Take shoes off if asked to. Yes, it is okay to open fixtures (cupboards); but not the fridge, unless it comes with the house. As a rule of thumb, if it doesn’t come with the house, it is private property. If you find the ‘right’ property for you, make your offer. There is no fixed number of properties you should look at before making a decision. Three must haves at an Open House: phone or camera, tape measure and pen, so you can write your Expression of Interest there and then. Must do’s: Give your name, phone number and email address so you hear about VIP inspections; watch what other people are doing, especially how many are taking Expression of Interest forms; and ask the agent questions at the Open House. No question is unreasonable or silly.
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How long will this house be on the market for? This is determined by supply and demand, and if it is priced correctly. If you see a property that is right for you, it is in your best interest to move quickly. How many homes should I see before making an offer? In a busy market, it is best to move quickly. Open homes are a good way to see a lot of properties in a short space of time and give a good perspective on values. How do I know if I am getting a good deal? We can offer recent sales of comparable properties, which will give you an idea of what similar properties are selling for. Are home inspections and searches really necessary? Yes, we always recommend seeking professional and technical advice prior to purchasing a property. What if I change my mind? Once you have entered into a signed sale and purchase agreement, the only way to end it is by not being happy with conditional aspects of the contract e.g. not satisfied with a building inspection. Always talk over contractual agreements and condition with your legal advisor prior to signing. Are there any problems I should know about in relation to the house, the land boundaries, in the neighborhood or the local area? It is our responsibility to let you know of anything we know that could be important to you when you are making a decision. This is called ‘Disclosure’, and you may be asked to sign a form to state that any relevant information has been given to you. Having seen, heard and responded to just about everything from buyers and sellers, Rose and Stu, ‘The Kidby Team’ from Palmerston North, New Zealand, have this advice: never be afraid to ask your agent anything.
On Location: Where are we? Cairns, QLD 4870 A tropical Far North Queensland city of approximately 148,000 people. This popular tourist destination is a gateway to the Great Barrier Reef. The office: Earlier this year, broker owner Tony Williamson bought a wedding chapel in Whitfield, Cairns, for the inspiring new RE/MAX Real Estate Services premises. The market: Tourism, investment and economic confidence are all on the rise in Cairns, which enjoys an enviable level of housing affordability relative to capital city markets. Median house prices are presently
hovering around the $420,000 mark for Cairns City to the $500,000 mark for Cairns North and seem destined to also rise. The market top end was possibly the first half of 2017’s best performer. In general, homes in the $1 million+ range offer great value in Cairns, with many of the properties at less than replacement value. In Tony’s view: Cairns will be a big winner over the next five years: not the rollercoaster days of the past but a much steadier, more sustainable growth pattern. We are already on a steady trajectory. If properties are well promoted and well-priced, they will sell. With so many good things on the horizon in this region, it’s looking pretty positive. This time next year, it would be a shame for people to be thinking ‘I wish I bought a home in Cairns earlier’.
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AGENT INTERVIEW
Metrics and analytics in marketing real estate
A background as a small business owner in his native Los Angeles has given RE/MAX Excellence agent Rob Levy an edge when it comes to understanding people and providing superior customer service to both sellers and buyers alike. He holds RE/MAX Australia’s Special Achievement in Marketing Award. Rob is based in Townsville, North Queensland. Communication is the key! is his mantra. RE/MAX Australia marketing manager Aimee Doherty asked Rob about his digital and social media marketing initiatives. Rob, what objectives do you set out to achieve when you develop a property marketing campaign? RL: I want to make sure that the maximum of potential buyers, and the best quality buyers for any particular property, are seeing just enough information about that property to make them curious enough to come visit the open homes or call me. Our goal is to get maximum numbers through the house. Not every house will suit every buyer and sometimes this is more easily achieved by showing less of the property. Where do you look for insights into the market? RL: Before listing a property I rely on ‘RP Data’. This service allows us to see what prices homes in the neighbourhood have sold for within the last six months/ one year. It also shows us how long they took to sell, what the listing price was versus the eventual sale price, and how many properties in the area are currently for sale. I then browse the first 20 listings of the suburb on realestate.com.au to see what direct competition is on the market and how their advertising looks versus the campaign I am imagining for the property. What metrics do you use when monitoring your campaign success and what can they tell us?
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RL: I very rarely advertise in the newspaper, but when I do, I ask everyone coming through the open home where they saw the house for sale. Some neighbourhoods in my town lend themselves well to newspaper advertising; but 95 per cent of the houses I list only get marketing via realestate.com. au, domain.com.au, Facebook and a few other websites. If we find that a large portion of our buyers are coming through the newspaper then we continue to invest in that medium. Facebook is an inexpensive way to see the general public’s level of interest in the type of property you are selling, but I rarely find buyers come to open houses based on Facebook marketing. The majority of the analytics that I use to show how my campaign is performing come from realestate. com.au each week, which is where 90 per cent of my buyers come from. The website shows us both how many times the property has appeared in people’s search results and how many times people have specifically clicked into the property page to read our entire advertisement. On average in Townsville, if we have a Premiere listing, which is realestate.com.au’s top level of advertising, we would expect between 600- 800 views per week for the first few weeks. Ideally this should translate to between 5-10 inspections of that property per week. Sometimes we get great numbers of search results and great numbers of online views but no inspections. I use the best professional photographer in town and I assist with staging my properties so that the photos are always attractive to buyers. If the property is promoted properly and presented well but nobody is coming through the door we begin to look at the price as a potential deterrent to visitors. This is where realestate.com. au’s ‘saves and share’ metric really comes into play. If we have 40 buyers who have saved the property as a favourite, which means that REA is sending them messages regarding the open home times directly to their phones, but nobody is coming to
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the inspections, this can indicate that there is good interest in the property and people are waiting for the price to be attractive in comparison to other similar properties on the market before coming to view A property campaign can be relatively short, so how frequently should we be monitoring these metrics? RL: I monitor my metrics every week as my goal is to have every property that I list sold in under 30 days. If the numbers are not lining up, it is very unlikely that a random buyer will come in and see a property that is not promoted properly and pay a premium price. If a campaign is underperforming (be it market conditions, etc), what recommendations will you provide to the seller? RL: If the campaign is underperforming, sometimes the pictures of the house that we are showing, and especially the feature photo, are not attracting buyer interaction. This can be changed in five minutes and tested within the week. We concentrate on the three ‘P’s’ : Presentation, Promotion, Price. If the property presents favourably compared to similar homes in the neighbourhood and it is promoted in a way that it is being shown to the majority of buyers in the market, that leaves us one variable. If we are not getting the number of buyers through the inspection, or not getting any offers, the house is priced out of the range in which people feel comfortable visiting and purchasing. We can’t change the market on a week-by-week basis so we have to use these metrics to determine at what level the property will sell. Conversely, if the campaign is over-performing, what recommendations will you make?
taking calls from disappointed buyers who didn’t get in fast enough to negotiate with the multiple people offering on the property being sold. We love when this happens. Why is it important to have an analytical agent? RL: By tracking metrics such as the average difference between final listing price and sale price of properties I am working with, which in my market is 4.7 per cent, I have been able to get my time on the market down to one third of the average for my city. Effectively communicating the data I receive as a selling agent to my vendors ensures that they are on the same page as I am with the property’s performance. Nobody starts to sell their home with the goal of getting the job done within two years. The numbers don’t lie. The longer the property is on the market, the less it sells for as people perceive that it must not be good value as no one else has purchased it. Getting your property’s performance into the ‘selling zone’ within the first 30 days ensures a sale in 80 per cent of cases. What questions can sellers ask agents to ensure they are looking at the numbers behind the price? RL: I would ask my agent how they came up with the price that the house will sell for. I would ask to see direct comparisons of similar houses to mine within a kilometre that have sold within the last six months. I would ask the agent what percentage of their buyers come from which advertising media. I would want to know from the agent what they will use as evidence to determine if I need to reduce the price in order to sell. I would want to know the average time it takes the agent to sell a house in that suburb compared to the average days on the market currently. I would want to know what kind of reporting the agent does on a weekly basis to help me, the seller, track how successful the campaign is.
RL: If the campaign is over-performing, the property is sold within the first week and I am busy
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Celebrating. 24 new RE/MAX offices, 111 new RE/MAX members in 12 months in Australia and New Zealand Franchise Director, Joel Davoren, welcomes new offices and new RE/MAX members to the RE/MAX Australia and RE/MAX New Zealand ranks. “Like any great franchisor, we love to celebrate growth, but the commitment to excellence and focus on the real estate consumer is truly what gives cause for celebration. Our strategic expansion in Australia and New Zealand is going to plan and we will continue to celebrate our new office and new members over the coming months. “The real estate industry is evolving quickly particularly in the way it satisfies its consumers, and RE/MAX is growing because we are leading not lagging.” Roll-call RE/MAX Central Partners – Springhill, AU RE/MAX Central Partners – Sunnybank Hills, AU RE/MAX Hills Lifestyle, AU RE/MAX Ignite, AU RE/MAX K1, AU RE/MAX Mainland Properties, AU RE/MAX Riverside, AU RE/MAX Signature, AU RE/MAX Strategic, AU RE/MAX Territory – Monterey Keys, AU RE/MAX Territory - Oxenford, AU RE/MAX Transact , AU RE/MAX West , AU RE/MAX U - Milton, AU RE/MAX U - Pyrmont, AU RE/MAX Victory, AU RE/MAX Apex, NZ RE/MAX Country, NZ RE/MAX Edge, NZ RE/MAX Enterprise, NZ RE/MAX Property, NZ RE/MAX VIP Realty, NZ RE/MAX Zest - Pokeno, NZ RE/MAX Zest - Pukekohe, NZ
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TALKING TO INVESTORS
Taking the stress out of renting your home BY LISA DOWER, RE/MAX ELITE, NZ
Holder of a prestigious RE/MAX New Zealand Property Manager of The Year award, Nelson-based Lisa Dower had several years’ experience in managing her own property management company in Christchurch prior to joining RE/MAX. She understands how imperative it is that a property is well-managed.
Lisa’s five key takeaways: •
Understand what demographic your investment property appeals to
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Keep on top of maintenance to avoid bigger issues in the future
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Keep up to date with the RTA (Residential Tenancy Act) and changes occurring in the sector
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Keep up to date with market rents to ensure you are getting the best return
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Always engage a property manager to look after your investment
Property investing begins with buying an investment, which should begin with research. Research is vitally important. Get advice from your accountant, the local property investor’s association and local property management experts. Ask friends or family members who have rental properties and always do your due diligence. When it comes to the property itself, look for evidence of cash-flow. Gross yield vs net yield is an important equation for investors. Check the demographic. Is the property a desirable rental and who does it appeal to? For example, if you prefer a professional couple as tenants, you won’t want to buy the big house in a good school zone. Does the property have low maintenance chattels and easy care gardens. And always ask yourself if you would want to live here if you were renting. You should always have accessible funds for unexpected repairs. If the property is vacant for a period, can you cover outgoing expenses? A property manager is essential to take care of your investment. Property managers keep
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up-to-date with tenancy legislation, make you aware of your landlord responsibilities, find tenants, complete reference checks, inspections, maintenance and repairs, and help keep your financial records accurate. A property manager acts as a go between for the landlord and the tenant and vice versa. The property manager needs to be comfortable negotiating for both landlord and tenant and understanding the Residential Tenancy Act to ensure both are meeting their responsibilities. Most importantly, a property manager knows what to look for in a tenant and can identify warning signs that may not be readily apparent with potential tenants. We had an experience with a private landlord who had rented out the family home. They had asked for tenant references but had not completed background checks on the applicant. From the very start of the tenancy, rent payments were irregular, damage occurred and was not reported, and they received complaints from neighbours regarding roaming dogs. There was a no pet clause in the tenancy agreement. The landlord came to us after trying to resolve these issues without success. A lot of time was spent reviewing payments, communications and applying to the Tribunal for payment of rent arrears, cleaning, damage and lastly eviction. Upon obtaining possession of the property we encouraged the owners to invest in a methamphetamine test, which unfortunately returned a very high, positive result. We managed the clean-up and restoration of the property and, once it was safe again, we found the owners a lovely family who love living in the property and treat it as their own. The owners have been very appreciative of the support and advice that we were able to provide and have vowed never to manage their own rental again.
Lisa’s tip for buying an investment property in her market before the end of 2017: I’d buy a house or townhouse in sunny Nelson, with three bedrooms, one bathroom, an easycare section (block) that’s close to schools. I’d be attracting families or professional tenants.
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Chinese buy $130 billion of real estate
SOUTHEAST ASIA: CHINESE REAL ESTATE BUYER INQUIRIES (Q1 2017 YEAR ON YEAR)
Phillipines
BY JANE LU, RE/MAX PARTNER | JUWAI.COM
Cambodia
131.6% 311.1%
In 2016, investors from China spent a record-setting AU$133.7 billion on international real estate. That's the latest data from our research team at Juwai.com. Here, I give you an exclusive peek at the latest statistics about Chinese investment in Australian property.
60.9% Vietnam
27.7%
50%
26.2% Malaysia Indonesia
The United States is the most popular country for Chinese buyers. Where do you think Australia ranks? Believe it or not, Australia is second and receives more Chinese buyer investment than any other country apart from the USA -- although significantly less than the United States. Chinese buyers purchased about $32 billion of Australian real estate last year, according to official government data. Unfortunately there isn't any comparable official data in New Zealand. To be clear, not all of this money represents a Chinese family moving into a home in your neighbourhood. In fact, much more is invested in the typical commercial property than residential. Much of the Chinese money buys land, hotels, office buildings, logistics parks, vineyards and other non-residential uses. Chinese investment in Australian real estate was just $2.9 billion in 2010. So the total has increased more than ten-fold in a little more than five years. As someone once said, a billion dollars here, a billion there, pretty soon you're talking about real money! Vendors have indeed pocketed a fortune of Chinese cash in the last few years. What about 2017? What can we expect? Trends in the first half of this year suggest that total investment by year-end will be less than that of 2016. My research team tells me that Chinese buying might be down as much as 20 per cent this year.
Thailand ©Juwai.com All rights reserved.Source: Juwai IQ data 2016
After so many years of investment, Australia and New Zealand have reaped the benefits. In Australia, after years of a housing shortage, we have had more than five years of record growth in housing starts and completions. Chinese property developers are now building Australia's biggest and most prestigious projects. To cite just one example, Wanda is building a $1 billion project on the Gold Coast. At the same time, it is getting started on another $1 billion project on Sydney's Circular Quay. In New Zealand, restrictive planning regulations have created a housing shortage —especially in Auckland— at least as bad as the one from which Australia's major cities used to suffer. But, Chinese developers are stepping in to improve the situation. Chinese company, Far East, is planning to build NZ$300 million of new houses, terraces and apartments. The first properties will be ready for occupation in 2018. There may be some foreigners among the buyers, but the developer expects most to be locals. "We spent a long time analysing the New Zealand market to determine the developments that would best suit local demand," the developer told a local reporter.
That would be much less than 2016, but would still rank among the top two or three years on record.
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AUCTION
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North Queensland Hidden Oasis 69863 BRUCE HIGHWAY, ALOOMBA QLD 4871 80 Acres of Land 3
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Open plan living and dining area with high ceilings in the centre section of the home
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A solid timber kitchen incorporates granite bench tops, dishwasher, gas cooktop while a completely built-in Butler’s pantry will most certainly delight
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A separate multifunctional Studio offers a spacious haven currently used as an art studio
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The property is complete with two water licenses for irrigation
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Impressive powered machinery shed plus workshop accommodation
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Spacious outdoor entertaining area overlooking your very own, private freshwater lake with jetty
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AGENT: Ray Murphy CONTACT: +61 4 08 079 340 OFFICE: RE/MAX Real Estate Services MORE DETAILS: remax.com.au/18701535 AUCTION: 13th September, 5:30pm
Welcome to your world of tranquility in Tropical North Queensland. This eighty acre estate within one of Cairns prestigious acreage enclaves is a residence that embodies the spirit of its location. Purposely hidden from the road, a long meandering driveway leads you to an oasis in the rainforest offering plenty of space and privacy. A pavilion style residence, the elegant interior features: •
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A luxurious master retreat at the far end, with views over the lush grounds, includes a walk-in robe and deluxe ensuite An additional two built-in bedrooms and large bathroom all with lake views Each office independently owned and operated
This world heritage estate is has been planted with established fruit orchards, with mangosteen, lychee, Rambutan and Durian the main varieties. The property is located 35 minutes south of Cairns City and 45mins from Cairns International Airport. This unique property could be yours with endless opportunity, so close to the Great Barrier Reef!! Instructions are clear – this estate will be sold.
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FOR SALE
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The Ultimate Lifestyle 523 Wivenhoe-Somerset Road, Split Yard Creek, QLD
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AGENT: Dan Elliott CONTACT: +61 439 727 441 OFFICE: RE/MAX Results MORE DETAILS: remax.com.au/18186615
Enjoy your own Private Oasis listening to trickling waters of the constantly flowing Split Yard Creek, this truly magnificent architecturally designed home captures stunning views from its extensive verandas and makes the most of its stunning surrounding foliage. Entering the home you are instantly overwhelmed by the sandstone feature wall where an outdoor fireplace sets the mood for unrivalled entertaining. Walking to the right you enter into an extensive formal lounge and sitting room with another stunning fireplace feature and large windows to capture the outside beauty. Moving back through the foyer into the formal dining room you turn into the designer kitchen with bifolding servery windows, granite benchtops and huge island bench, there is also a cold room along with an oversized fridge space and ample cupboard storage. Each office independently owned and operated
As you walk up the hallway there is another lounge/bedroom and large study/bedroom before you come up to the grand master bedroom that overlooks the flowing creek and tranquil surroundings, which also features a walk through wardrobe and large ensuite. There are 2 separate bedrooms at the opposite end of the house via the timber walkway which feature their own walk in wardrobes, ensuites and again capture all of the outside beauty with large Meranti windows and doors. Underneath there is a wine cellar which is perfect if you enjoy a relaxing glass of red while taking in the scenery. Across from the house is a large area with manicured lawns and features a picnic area with wood fire pizza oven and BBQ overlooking the private creek, there are walkways along the creeks edge and bridges over for complete accessibility. There is also a separate fenced off area where you could keep horses. There is also a self-contained studio cottage which the current owners rent out for a little extra income. •
5 bedrooms/3 ensuites and walk in robes
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Designer kitchen and wine cellar
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Formal lounge and sitting area
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Formal dining
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Self-contained cottage
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Beautiful covered entertaining area
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FOR SALE
Contemporary Living 9 Domitia Avenue, Seven Hills
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AGENT: Dan Elliott RE/MAX Results CONTACT: +61 439 727 441 danelliott@remax.com.au AGENT: Beth Mitchell CONTACT: +61 405 576 506 Sales Executive MORE DETAILS: www.remax.com.au/17438615
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Commanding an elevated position in the sort after residential pocket of Seven Hills, this well-appointed contemporary home is built to impress. With endless entertainment options and capturing glittering city views the home will appeal to families seeking plenty of space without compromise on quality, or location.
There are 3 bedrooms, 1 bathroom and the separate laundry on the ground floor with a separate living area and kitchenette which then flows out to almost 60m2 of entertainment area finished with high quality sandstone tiles and heroic Pizza Oven. Afternoons are spent looking out toward the Seven Hills Bushland enjoying the cool breezes whilst the Pizza Oven is heating up to cook your delicious homemade Pizza or mouth-watering roasts.
FOR SALE
Manly Harbour Views 177 Melville Terrace, Manly
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AGENT: Tandi Gill CONTACT: 0422 804 419
tandigill@remaxwm.com.au AGENT: Reno Muscat CONTACT: 0413 754 638
reno.muscat@remaxwm.com.au In conjunction with OFFICE: Re/max Advantage Wynnum MORE DETAILS: www.rapm.com.au $545,000 +
Welcome to Manly Breeze - a boutique group of 12 apartments close to the heart of Manly. It's all about lifestyle here! Within three minutes walk to: - Alfresco dining and coffee with friends, in the Manly cafe precinct - Evening strolls along the Wynnum-Manly Esplanade and waterfront - Relaxing days, sailing out of Royal Queensland Yacht Squadron, and onto the sparkling waters of Moreton Bay. Manly Breeze are a unique enclave of 12 apartments, providing an opportunity for astute property buyers and investors alike. Taking full advantage of the easterly aspect, ideal to capture the morning sunrises, and bay-side breezes. Just A 25 Minute Train Ride To World Class Universities (QUT & Griffith), Brisbane CBD And A One Hour Drive To The Gold Coast.
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FOR SALE
Moreton Bay Views 72 Pine Street, Wynnum
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AGENT: Tandi Gill CONTACT: 0422 804 419
tandigill@remaxwm.com.au AGENT: Reno Muscat CONTACT: 0413 754 638
reno.muscat@remaxwm.com.au In conjunction with OFFICE: Re/max Advantage Wynnum MORE DETAILS: www.rapm.com.au $629,000+ to $899,000+
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Cielo 142 offers a unique mixed use development, at ground level, a vibrant commercial & retail/hospitality complimentary business use, with the upper two levels being exclusively residential, comprising of nine x three bedroom residential apartments, ideally positioned with a north easterly aspect to capture the prevailing bay side breezes and stunning Moreton Bay views. With blue water views Across the bay islands, you will always be inspired by the ever-changing vista, from stunning morning sunrises, to the glorious and breathtaking outlook to the distant bay islands of Moreton and North Stradbroke Island. Just A 25 Minute Train Ride To World Class Universities (QUT & Griffith), Brisbane CBD And A One Hour Drive To The Gold Coast.
FOR SALE
Six Brand New Villas 6 Fernbourne Road, Wellington Point
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AGENT: Tandi Gill CONTACT: 0422 804 419
tandigill@remaxwm.com.au AGENT: Reno Muscat CONTACT: 0413 754 638
reno.muscat@remaxwm.com.au In conjunction with OFFICE: Re/max Advantage Wynnum MORE DETAILS: www.rapm.com.au $465,000 to $495,000
Walk to waterfront in a matter of minutes! That beautiful aquatic playground we love to call our Moreton Bay! Welcome to Hovilla - and welcome to 6 Fernbourne Rd, Wellington Point. Well located and priced competitively, the quality of this townhome is genuinely a cut above the rest! • Three bedroom design plus study • Very generous living areas downstairs • Ensuite to master bedroom, full main bathroom upstairs, plus extra powder room downstairs Just A 25 Minute Train Ride To World Class Universities (QUT & Griffith), Brisbane CBD And A One Hour Drive To The Gold Coast.
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FOR SALE
Berrima One Twenty 120 Berrima Street, Wynnum
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AGENT: Tandi Gill CONTACT: 0422 804 419
tandigill@remaxwm.com.au AGENT: Reno Muscat CONTACT: 0413 754 638
reno.muscat@remaxwm.com.au In conjunction with OFFICE: Re/max Advantage Wynnum MORE DETAILS: www.rapm.com.au $545,000 +
Six new apartments designed over four levels, each with an aspect to capture the beautiful bay breeze, Berrima One Twenty offers some unique points of difference: Generous living areas and bedroom sizes with apartments floor area average being approximately 145sqm including parking space. Lift access from Ground floor parking level 1 through to upper Level 4 All apartments are three bedroom designs, with two bathrooms including ensuite to master, and well appointed galley style kitchens, complete with central island bench. East of rail location, in proven high growth corridor, and situated within walking distance to waterfront. Just A 25 Minute Train Ride To World Class Universities (QUT & Griffith), Brisbane CBD And A One Hour Drive To The Gold Coast.
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FOR SALE
Contemporary Luxury 1-14/28-32 Wattle Avenue, Carina
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AGENT: David Cotterill CONTACT: 0433 230 680 david.cotterill@remax.com.au AGENT: Stacy Candelaria CONTACT: 0434 397 440 stacy.candelaria@remax.com.au In conjunction with OFFICE: Re/max United Vision MORE DETAILS: thedcteambrisbane.com
Experience 'how the other-half live' at the striking new Montecino apartments! Designed by renowned architects, these stylish well-appointed residences offer surprisingly affordable yet luxurious entry into the property market for home owners and investors alike. Each apartment will enjoy bright north-facing living areas and a private entertaining balcony. Modern charcoal tiling and carpets contrast with crisp white walls and stone benchtops; while bamboo flooring brings warmth to the interior living spaces. Air-conditioning, European kitchen appliances and energyefficient LED downlights are all standard; in addition to secure building access, parking garage and intercom. Only 7km from CBD and situated in one of Brisbane's high growth suburbs, these soon-to-becompleted apartments present an unmissable lifestyle and investment opportunity.
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FOR SALE
Sleek, Modern & Elegant
Live Luxe to your heart's content!
1-60/6-8 Zillah Street, Greenslopes
Enter through the landscaped foyer and step inside to appreciate the style of the designer lobby, appointed with stainless steel, upmarket tile and luxe accents. Spread out and host your guests on the rooftop deck and entertain with an open, airy style environment with the Brisbane CBD as your backdrop. Live inspired in a home with luxurious warm timber flooring, soft grey accents and generous sunlit windows with sliding doors to your own private balcony. Oxy is Brisbane's best-kept secret, located just a short distance from Brisbane's most highly regarded cafes, restaurants and other conveniences, including the South Eastern busway. What sets this boutique complex apart from the rest is the awe-inspiring roof top entertainment area complete with breath taking city-views, outdoor kitchen, undercover dining and private gymnasium.
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AGENT: David Cotterill CONTACT: 0433 230 680 david.cotterill@remax.com.au AGENT: Stacy Candelaria CONTACT: 0434 397 440 stacy.candelaria@remax.com.au In conjunction with OFFICE: Re/max United Vision MORE DETAILS: oxystonescorner.com.au
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FOR SALE
Experience High-End Style 1-8/100-102 Pembroke Street, Carina
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AGENT: David Cotterill AGENT: Remy Durieux CONTACT: 0433 230 680 david.cotterill@remax.com.au
In conjunction with OFFICE: Re/max United Vision MORE DETAILS: www.kartinicarina.com
Enjoy a home with exceptional space to entertain, or as an astute investor take advantage of the opportunity to invest in a dual income property with these impressive 3 & 4 bedroom townhomes. Enhanced by 2.7m high ceilings, each home's communal living zone is situated either on the ground level stretching out to a huge courtyard, or on the upper floor accessing a vast alfresco balcony. Luxuriously appointed with Panasonic air-conditioning, 20mm stone kitchen benchtops and Westinghouse appliances, the residences will showcase a quality designer flair, that even the most discerning buyer will be proud to call home.
FOR SALE
A Luxurious Urban Gem 1-16/40-44 Ellis Street, Greenslopes
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AGENT: David Cotterill AGENT: Stacy Candelaria CONTACT: 0433 230 680 david.cotterill@remax.com.au In conjunction with OFFICE: Re/max United Vision MORE DETAILS: www.emeraldonellis.com
European styling meets a cosmopolitan cityfringe lifestyle at the highly anticipated 'Emerald on Ellis". 16 deluxe apartments bask in peaceful, architecturally landscaped surrounds; while a spectacular swimming pool and communal recreation area grace the building's rooftop. The range of 2 and 3 bedroom floorplans have been uniquely designed to accommodate different requirements and lifestyles, yet all promise a sense of refined elegance seldom seen at this price point. Enjoying the height of centrality, residents will find themselves on the threshold of dynamic shopping, dining and entertainment precincts.
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FOR SALE
A Exclusive Residence 4 Balmoral Court, Urraween
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AGENT: Stephen Wright CONTACT: 0415 222 333 swright@remax.com.au AGENT: Laura Wright Personal assistant CONTACT: 0418 744 776 laurawright@remax.com.au In conjunction with OFFICE: RE/MAX Partners MORE DETAILS: www.remaxherveybay.com.au/ 18516575 YouTube video http://bit.il/2u9Sniy Suburb of Urraween Hervey Bay Price: Call agent
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Dreaming of a home that is incomparably unique, with a little grandeur? Proudly positioned within the Bay's most esteemed location to own property, this stately European style residence is calling your name. It has a sweeping driveway and manicured gardens that give you the utmost privacy. Greeting you with a double door entry foyer this home has beautiful hardwood floors, soaring cathedral ceilings and grand living spaces over three levels giving you all the space you need for a family or guests. • 3,372M2 • Dual living • Cathedral ceilings • Split system air conditioning • Landscaped gardens
FOR SALE
Outstanding Luxury Home 69 Jacobsen Outlook, Urraween
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AGENT: Stephen Wright RE/MAX Partners CONTACT: 0415 222 333 swright@remax.com.au AGENT: Laura Wright Personal assistant. CONTACT: 0418 744 776 laurawright@remax.com.au In conjunction with OFFICE: Remax Partners MORE DETAILS: www.remaxherveybay.com.au/ 18088665 YouTube video http://2v2F1mO Suburb of Urraween Hervey Bay Price: Offers over $945,000
Offering its residents a lifestyle of luxury from the moment you walk through the grand double door entry you will notice the exquisite finishes throughout; soaring ceilings and beautiful classic design are coupled with warm and inviting living spaces. Once you step inside, you will be taken back with the wonderful space, incredible red iron bark flooring, and the finer details you rarely see in properties. This magnificent home has a custom designed classic French elegance styled kitchen, adorned with granite bench tops and chandelier, with an additional Caterer's Kitchen/butler's pantry. • 1,980m2 block, • Solar hot water and ducted air a/c • Ducted vacuum system
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FOR SALE
One of a kind Penthouse 17/558 Charlton Esplanade, Urangan
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AGENT: Stephen Wright CONTACT: 0415 222 333 swright@remax.com.au AGENT: Laura Wright Personal assistant CONTACT: 0418 744 776 laurawright@remax.com.au In conjunction with OFFICE: Remax Partners MORE DETAILS: www.remaxherveybay.com.au/ 5159192 Suburb of Urangan, Hervey Bay Price: $1,295,000
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The whole top floor can be yours to enjoy in your 352m2 sky home. Situated on the highly desirable Charlton Esplanade precinct and offering uninterrupted panoramic ocean views. Architecturally designed with attention to detail at every turn. Catch the lift to your private entry foyer with water feature and polished porcelain tiles leading through to the open plan living areas with, high vaulted ceilings, zoned ducted air conditioning, superbly appointed, open plan gourmet kitchen with granite bench tops and integrated dishwasher, full bar facility and spacious laundry with ample storage. Having three generous bedrooms, huge master with en suite, walk in robe and media room for entertaining. Step out to the 152m2 balcony with six person spa, barbecue and plenty of room for dining and entertaining. Secure double lock up garage within secure basement car park.
FOR SALE
Horse lovers paradise! 41 Mount Brisbane Road, Mount Pleasant
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AGENT: Mark White markwhite@remax.com.au In conjunction with OFFICE: RE/MAX Connected MORE DETAILS: $1,500,000 • 7 years young 351m2 home • Fabulous kitchen with huge double oven and gas cook-top • 3m High internal ceilings • Huge deck for the spring/summer months • Solar hot water • Fully fenced • 3 large acreage paddocks • 3 Mare and Foal paddocks • 3 Bay powered Titan Shed
Your 21.41HA property is just 7 minutes from Dayboro and all the town conveniences, 55 minutes from Brisbane Domestic/International airports and 1 hour from the Brisbane CBD and Sunshine Coast and set up for breed horses for EXPORT. In this private paradise one can leave behind all the noise and stress of city life and settle into the country. Inside you are welcomed into a spacious (351m2) open plan house waiting for you to make it your own. The main bedroom suite is a luxury haven complete with Appaiser free standing stone bath and his and hers shower. Also boasting beautiful views out to the D'Aguilar ranges, don't miss your opportunity to secure this idyllic lifestyle on Brisbane's doorstep.
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FOR SALE
For only discerning Buyers
Prestige Property that is better than new.
53 Lionheart Crescent, Newport
With all the benefits that Newport has to offer WITHOUT the hassle of looking to build, and on such a great sized block
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Mark White
markwhite@remax.com.au In conjunction with OFFICE: RE/MAX Connected MORE DETAILS: Offers over $989,000 considered • Dual fully ducted air conditioning • Polished kwela timber staircase and stainless steel hand rail • Triple garage with plenty of storage space and cupboards • Security system and Video intercom • Land area 675m2 • Total area under roof (2 storey) 422m2
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The master-builder Mick Drew has retired so in our opinion it is impossible to build a home of this quality, especially in this location. 12 acres of parkland across the road, only two neighbours, quiet location, close to everything you could want, shops, restaurants, Brisbane airports and the Bruce Highway. Exceptional value Exceptional Quality is waiting for YOU!
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FOR SALE
Pittwin Place 38 Pittwin Road South, Capalaba
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AGENT: Robin Yu CONTACT: 07 3345 8822 masters@remax.com.au In conjunction with OFFICE: RE/MAX Masters
Situated close to Central Capalaba Shopping Centre, schools, parkland and public transport Pittwin Place features a combination of ground & upper floor units, or the choice of a spacious townhouse. 2 Bed units or 2 Bed T/house 1-1.5 Bath, 1 Car For Sale from $349,000 To be completed September 2017
FOR SALE
Benfer Bayside 41 Benfer Road, Victoria Point
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AGENT: Robin Yu
Situated only 2 minutes from Victoria Point. Close to schools, shops and parkland, This development showcases impressive exteriors, uplifting living areas and state of art gourmet kitchens. Benfer Bayside features a combination of ground and upper floor units, or the choice of a spacious 2 or 3 bedroom townhouse.
In conjunction with OFFICE: RE/MAX Masters
2 Bed Units or 2-3 Bed Townhouse
CONTACT: 0404 087 566 robin@remax.com.au
2 - 2.5 Bath, 1 - 2 Car For Sale from $399,000 To be completed March 2018
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FOR SALE
Culgriene 64 High Street, Marton, Rangitikei, New Zealand
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AGENT: Carol Lewis CONTACT: +64 27 444 4845 carollewis@remax.net.nz AGENT: Mike Lewis CONTACT: +64 27 444 4845 carollewis@remax.net.nz In conjunction with OFFICE: RE/MAX Go for Sold AlRose Limited MREINZ Licensed under the REAA (2008) MORE DETAILS: www.remax.co.nz/RNG1170
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Renowned architect, William Higgins Esq, drew-up plans and Dr Skerman proceeded to build his magnificent double-brick home in 1922 on the corner of High and Grey Streets. The 240 m2 floor plan is very simple with a reception foyer off the sheltered, undercover patio, and all rooms downstairs and upstairs exiting both landings. Impressive staircase, plus the enchantment of a petite staircase to the attic will arouse your curiosity. The Northfacing undercover patio allows easy access to the separate living room. Evidence of suffolk latches, several inglenooks, the Juliet window, and delicately built-in wardrobes all add to the charming character of the home. Updated kitchen, and updated bathroom with tiled floor, and new carpet/painting add convenience to your living here. A stunning and abundant orchard to tempt your senses on your 3468 m2 section. Proudly marketed by Team Lewis NZD$468,000
FOR SALE
Exquisite Family Home 47 Armagh Terrace, Marton, Rangitikei, New Zealand
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AGENT: Carol Lewis CONTACT: +64 27 444 4845 carollewis@remax.net.nz AGENT: Mike Lewis CONTACT: +64 27 444 4845 carollewis@remax.net.nz In conjunction with OFFICE: RE/MAX Go for Sold AlRose Limited MREINZ Licensed under the REAA (2008) MORE DETAILS: www.remax.co.nz/RNG1171
Downstairs delivers a reception foyer, separate living room, separate family room, kitchen/informal dining, formal dining room, Queen bedroom, bathroom, separate toilet, laundry and access to the double IA garage. Upstairs reveals a spacious main bedroom, separate bathroom, then a guest suite (lounge, Queen bedroom, bathroom, separate toilet). Experience the sounds of abundant birdlife and enjoy the graceful lines of the established trees. A 300 m2 home packed full of surprises that you will be proud to own to call uniquely yours. Enjoy the peace of mind offered in a very private setting yet still in town. Your own piece of paradise awaits you here at 47 Armagh Terrace. Beautiful garden setting to stimulate your senses.Instantly appealing and striking with its Cedar weatherboard, concrete tile roof, Rimu joinery, gracious and generous floor plan. Proudly marketed by Team Lewis VIEW PROPERTY MAGAZINE
FOR SALE
Sleek & Simplistic 8 Aderman Place, Hurworth, New Plymouth, New Zealand
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AGENT: Garry Malcolm RE/MAX Team Realty Licensed REAA (2008) CONTACT: 027 443 0095 gmalcolm@remax.net.nz In conjunction with OFFICE: RE/MAX Team Realty Garry Malcolm
Spectacular elevation enabled the design of this sleek single level, open plan, three bedroom/two bathroom apartment-style dwelling. Specific attention to passive heating and energy saving design concepts are included throughout. Sunrise is magical and there’s always something new to view out over the valley and native bush. A large deck runs the entire length of the north-east side, providing a wonderful interactive recreational indoor/outdoor living environment. Sell the lawnmower, sack the gardener, come and bask in a simplistic, option-filled lifestyle that you’ve always wished for. Viewing by appointment. Expressions of Interest.
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Left to right, Daniel Cheng, Lindita Rusi, Linda Hendrie and Vincent Golf from RE/MAX Property Specialists with City of Greater Dandenong Mayor, Cr Jim Memeti (centre)
On Location DANDENONG, VICTORIA, AUSTRALIA
Where are we? Dandenong is situated around 30 kilometres from Melbourne in the city's south-eastern suburbs. Once a separate city, it was absorbed into Melbourne's metropolitan area during the 1960s. It has since developed as a highly multicultural city and is especially recognised for cultural precincts, the Afghan Bazaar and Little India, each of which has a selection of grocery shops, fashion retailers, entertainment and restaurants. Dandenong maintains its own identity and character as a major commercial and industrial area; and its location makes it a handy base for exploring the Dandenong Ranges in the east and the Mornington Peninsula to the south.
The Office: Jack Miltos and the team at RE/MAX Property Specialists offer expertise through Melbourne’s south eastern suburbs of Dandenong, Dandenong South, Dandenong North, Springvale, Springvale South, Hallam, Doveton, Noble Park, Narre Warren and Hampton Park.
Affordability makes it attractive, as does high rental return, and there is a good age mix from the young independents through to older, long-term residents. The median house price in July 2017 was $562,500. Today there are older homes on large blocks as well as newer homes, units and contemporary townhouses in this cosmopolitan community, with great sporting and recreation facilities, an arts scene, a global food scene, good educational facilities and excellent shopping. It is also an easy freeway drive or rail trip into Melbourne.
In Jack’s View: The government is investing in Dandenong and it’s easy to see the signs of progress and change in the city. Property prices are rising and the area is becoming gentrified. Dandenong is booming as people realise how much it has to offer, with lifestyle, culture and accessibility without the congestion and stress of a major CBD.
The Market: Dandenong is undergoing a massive facelift and is on its way to becoming one of Victoria's important business hubs, which will offer a city lifestyle with high rises and apartments scattered throughout the CBD as well as larger blocks with spacious homes.
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relationship but I rarely experience this, which I think goes back to the time I give to getting to know my sellers and the value I put on this. The ‘ultimate seller’s experience’ is one where they walk away feeling happy that I have done everything possible. And that they tell other people how happy they are. I can hold my head high knowing the role I played in this experience. Referrals mean everything to me. I stay in touch after a sale – with the buyers too. My first-ever client is still in my phone. I’ve attended many children’s birthdays and weddings.
What the seller knows best BY MELITA BELL, RE/MAX SUCCESS, AU
Melita Bell is a sales associate with RE/MAX Success in Toowoomba. Her real estate career spans more than 15 years but it was only around four years ago she turned to sales, and that was after a major car accident. After the accident, which occurred in a break from real estate, there was a lot about my life that wasn’t the way I wanted it to be but I knew I was the only person who could change that. Selling real estate became the driver to move forward. I was a single mum with a six-month old baby, and I sold 102 properties in my first year. Since then, I’ve sold many hundreds of homes. The people who have had most impact and influence on every one of those sales were the sellers. These are people putting their greatest tax-free asset into my hands, so must feel they can trust me implicitly. It’s not just curiosity that makes me want to know why someone is selling a property. Knowing their motivation for selling is crucial to the marketing strategies we use. And knowing what made them buy the property in the first place allows me to add emotion into the advertising. In a sense, I steal that emotion to pass on to the buyer. The seller best knows two things: what it is like living in the home and why they are selling. Once I have the seller’s story – their reasons for initially buying and now selling – it is amazing how often the perfect match between the property and the ‘now’ buyer comes to me. ‘Which marketing strategies’ and ‘what price’ are sometimes stumbling blocks in an agent-seller
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Around 80 per cent of home owners will have done their own research on what other properties are selling for. They don’t always get ‘comparing likewith-like’ correct. I show sellers photos of properties sold in a one kilometre radius of their home – both internal and external pictures - and I ask them to compare those with their own home. I explain that we are competing with other properties in the current market, so there is no point pitching a price too high for their preferred time frame. The price comes through this discussion. I don’t match marketing strategy to price. Every property should be marketed with the same consideration in order to get the best possible price in the shortest possible time, without complication or undue stress. I show the seller examples of print advertising of various value, advertising through social media and internet advertising – and ask them how they would like to see their home presented to the market. Just like paying insurance on your car, marketing is your insurance policy for a sale
Melita’s top five tips for sellers: •
Be totally honest about your reasons for selling as honesty can get you a higher price
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Pay attention to presentation and maintenance; de clutter
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Be house proud
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Put your buyer’s eyes on
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Take advice from the agent, especially on marketing strategies and buyer feedback
*Melita appeared on the front cover of Elite Agent magazine in April this year.
On Location TAURANGA, NORTH ISLAND, NEW ZEALAND
Where are we? Tauranga is a harbourside city in the Bay of Plenty region on New Zealand’s North Island and one of the fastest growing population centres in the country. It is also just a 15 minute drive from one of New Zealand’s most popular beach towns, Mount Maunganui. Downtown Tauranga has several historically significant areas and The Strand on the waterfront is home to a buzzing precinct of cafés, restaurants and accommodation options, as well as Hairy Maclary bronze sculptures from the books of Tauranga author Dame Lynley Dodd. The lush parks and golden beaches of Tauranga make it a popular destination for outdoorsy folks and watersports lovers.
The Office: Broker owner Darren Young, opened RE/MAX One in December 2015 after initially working out of the RE/MAX New Zealand Hub in Auckland. The office specialises in residential sales, including lifestyle properties, throughout Tauranga.
there were signs of an adjustment in prices with increased stock levels giving buyers more choice and prompting vendors to meet the market. Buyer activity is historically higher in the summer months. The market still appears to be strong for higher priced homes ($1m+) and the buyers are coming from throughout New Zealand.
In Darren’s view: It is understandable why people want to move to Tauranga as we are the ‘sunshine coast’ of New Zealand. With home prices still significantly more obtainable than in Auckland, a significant number of increased jobs and better infrastructure, it is easy to see why more and more people are migrating to a magnificent paradise where work life balance definitely is achievable. Our plan is to become one of the top four agencies in Tauranga within the next five years, and my target of doubling the sales team by the end of this year is well in the pipeline.
www.remax-one.co.nz
The Market: The Tauranga region has a population of 120,000 approximately with around 40,000 homes and growing. Tauranga has gone through a massive increase in prices over the past two years (+45%) with the average pricing moving from mid$400,000 to now mid-$600,000. By mid-2016
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Nanning Deputy Mayor Liu Weimin, on right, presents Scott Mackey with a stunning decorative plate featuring Nanning’s most iconic features and attributes.
Business opportunities forged through Sister City link It began with a hand of friendship extended to a Sister City. But, along with friendship comes business opportunity, a fact recognised by RE/MAX Precision’s principal, Scott Mackey. Bundaberg, a provincial city on Queensland’s Fraser Coast, has had its property market elevated to a key topic in Chinese investor conversation since Scott visited the city of Nanning in Guangxi, China in April, where he dined with dined with the city’s Deputy Mayor Liu Weimin and other significant Nanning entrepreneurs. The Bundaberg Regional Council had paved the way with its Sister City relationship over the years and relationships were further established through Scott’s real estate business endeavours. “Over the course of that dinner, we spoke of the opportunity of investment partnering in different formats of joint ventures, and the supply of our Bundaberg Region’s products. This will help with expansion of businesses in our region, which are in need of capital since the banks’ tightened lending for business and investment, and also help through creating more jobs in our economy,” Scott said. He took the initiative to not sit and wait for investors to come to Bundaberg and was invited back to lead a Bundaberg Region Business Owners group to discuss and present further partnering in business to help grow both cities. Bundaberg Mayor, Jack Dempsey, in a letter of introduction to Mayor Zhou Hongbo, Nanning Municipal Government, described Scott as ‘one of our Bundaberg real estate entrepreneurs’. In June, Scott returned to Nanning leading a delegation, which was supported by both Nanning
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and Bundaberg councils, to present property and promote the resources and lifestyle of Bundaberg, and to promote partnering of business and further export of Bundaberg produce. Jim Mullet, Managing Director of Monduran Station, a 1000-hectare citrus orchard, real estate sales executives Aaron Thompson and Michael Zunker from RE/MAX Precision, and MRH Lawyers’ Alex Pretorious, who specialises in matters of visas and foreign ownership, joined Scott to present to more than 50 selected business entrepreneurs. The interest generated for business between the two cities will take another step forward before the end of 2017, with an anticipated 24 Nanning business leaders and investors to visit the Bundaberg region in a delegation led by six Chinese Government officials. Meanwhile, through those relationships already forged, it looks like property in excess of $10 million may go under contract, and an exciting waterfront development is in the pipeline. “Deputy Mayor Liu, and all of the officials and people we met in the course of both trips made us feel more than welcome, and many we now call friends. We look forward to extending the same welcome when we host later in the year,” said Scott.
About Nanning: The Chinese city of Nanning is the capital of the Guangxi Zhuang region, and about an hour by air, west of Hong Kong. Nanning has a population of 7.5 million people and is a city with strong development and rising wealth. Situated on the Yong River, it has a subtropical climate and is known as the ‘Green City’ because of its many parks and trees. The Bundaberg-Nanning Sister City Agreement was signed on the 12th of May 1998.
On Location: Gold Coast, Queensland, Australia
Where are we? Robina is a suburb in the City of the Gold Coast, the 6th largest city in Australia, and the once swampy cow paddock was bought for a mere $4 per acre in 1965. In the late 1980’s Robina became one of the first master-planned residential communities in Australia. Today it is a bustling suburb with good schools and the private Bond University, wonderful shopping, parks, bike and walk trails and lakes.
Adding to these factors is the Gold Coast 2018 Commonwealth Games, which Justin doesn’t believe will have a direct influence on the market but the new and upgraded infrastructure that is currently in progress will. The addition of the light rail network, road upgrades and accommodation precincts is breathing new life into suburbs that need it.
In Justin’s View: The Office: Established in 2008 in Robina, RE/MAX Regency has grown into one of the most successful RE/MAX offices in Australia, being awarded #1 Office nationally in both sales and property management in 2016. Although based in Robina, the team serves the greater Gold Coast region, enjoying significant market share in numerous other suburbs. RE/MAX Regency has two nonselling broker owners: Murray Carter’s focus is the sales side of the business working closely with the sales team; Justin Miller has a background in commercial property management and focuses solely on property management.
The Market: The Gold Coast market is going strong, with the median house price hitting a record at the $600,000 mark, up 6.2% from Jan-Dec 2016 and more significantly 21.2% over the past three years. This median price is $85,000 higher than the Brisbane median and a mere $25,000 shy of Melbourne. The main drivers for this increase are employment and population growth.
With an average of 250 sunny days a year and a climate so moderate that closed shoes only become an option mid-winter, living on the Gold Coast is the best. It has become a lifestyle destination, with many living locally but commuting to work Australia-wide; and with Brisbane only 60km north, working in the city and living on the coast has become such a popular choice that the motorways are among the busiest in Australia. Although the median price has hit $600,000, the Gold Coast still remains one of the more affordable places to rent, own or invest in Australia. Investors see the potential, where real estate is still affordable with strong returns and low vacancy rates. Home owners are experiencing good capital growth on their properties, which doesn’t seem to be slowing. People relocating to Gold Coast find that their money goes further than in the cities they’ve left. One of our clients sold their twobedroom apartment in Sydney and replaced it with a six bedroom waterfront house with tennis court and pool. In all, the prognosis for the Gold Coast is exceedingly positive.
www.remaxregencyqld.com.au
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Maximizing emotional value INTERVIEW WITH BETH MITCHELL, RE/MAX RESULTS, AUSTRALIA
VIEW PROPERTY asked RE/MAX Results sales executive Beth Mitchell why she likes to introduce a stylist to her sellers…
What are some of the benefits of property styling? BM: An agent cannot control how many buyers are in the market. What we can control is the quality of the marketing to ensure that it will stand out among other listings. Without a doubt, you have greater potential to achieve a higher price when you get a buyer emotionally invested in a home. When a buyer is emotionally invested, they will pay a premium price to secure the property. It means that your online campaign is visually stronger and you are a cut above the rest in the marketplace, thus attracting more eyes on your home.
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Is property styling just a fad? How does it work? BM: I think that property styling is an ongoing trend. Marketing a property has changed from what we were used to 10 or 15 years ago. People are used to seeing high-quality imagery when they're looking at marketing – be that a product or a home - so because of those high standards consumers are used to, property styling is all the more important. What’s for sale needs to stand out or you can lose your ideal buyer who is willing to pay the best price. Is property styling (staging) the same as virtual styling? BM: They both have a place. For example, if you were looking at selling a vacant unit, it might not be in the budget to pay a stylist to come in and furnish the whole place for six weeks; but virtual styling would be worth considering. Don’t lose the emotional buyer because the property lacked
a ‘homely feel’. However, when showing buyers through, nothing beats the right furniture in place. So, while virtual styling may be better rather than nothing, if there is a budget and you're looking at a home that has great potential, styling should almost be non-negotiable so that the seller can be rest assured that their property has every opportunity to achieve the best price in the market place. When should you use property styling and when shouldn't you? BM: There are times when properties come to market that are very reasonably priced to meet the market and they present renovation potential. In these scenarios a buyer just needs to see the bones of the property. Also when the ideal buyer is an investor-developer. Can you give an example of how professional styling had an impact on the buyers? BM: I’ve had styling show buyers how a dated property can be thoroughly enjoyed with modern furniture, in case they are not able to yet afford a full renovation. I’ve seen furniture, art work and other homely features help fill empty spaces lacking soul, so buyers can imagine their lives there.
styling-wise. Look at the small details, even how they've made the bed or presented the rooms. 3.
"It’s not only Beth's extraordinary enthusiasm, but also her understanding of what a key role presentation plays that make her an absolute pleasure to work with. We always look forward to styling properties for her real estate clients.” - Josie, Debra & Tracy, Simplify Property Styling
Simplifys’ top three styling tips 1.
Make sure your furniture placement makes sense, so rooms flow well - don’t be afraid to try a few different options so you can really see what works best in the space.
2.
Keep the basics predominantly neutral, like sofas and linens, then add colour and texture with art, cushions and accessories - this will keep the spaces light and will photograph well too.
3.
Don’t forget to include some homely touches - books, travel mementos and some vintage pieces can look fab in contemporary spaces and will set your property apart.
Beth Mitchell’s top three styling tips 1.
Declutter and de-personalise: we want people to imagine themselves living in that home.
2.
If you cannot afford styling, go online and have a look at some of the other properties that have achieved a premium price in the marketplace and study what they have done
Colour splash! I find it is appealing when there is a splash of colour in the room. You don't want a barrage of pattern but a taste of bold colour bursts can create atmosphere.
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Buying the architecture People buy a home based on its location, size, layout, price, quality and other factors, but what about on its architectural style? While some historians argue that neither Australia nor New Zealand can truly claim its own distinctive type of residential architecture, this is rarely of concern to the home buyer who sees appeal in a particular style rather than whether the design has a local influence. Australia’s architectural journey began somewhere around the Colonial Style homes pre-1840. Some of its oldest homes typify styles of the Victorian era, terrace houses or large free-standing mansions with rendered facades, cast iron lacework and double hung timber windows. In this era, the Boom Style showed off accumulated wealth from the gold rush. The Queenslander, a style originating in that state in the 1940s to suit the tropical weather conditions, is still being constructed today, which is a testament to the long-lasting durability and practical design of weatherboard cladding, deep and extensive verandas and corrugated iron roofs. The Californian Bungalow became popular from the 1920s in both Australia and New Zealand. These solid, low-set brick and weatherboard homes had a low-pitched roof, solid columns holding up a front
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veranda and often featured interior wood paneling. Art Deco homes and apartments were built in the 1930s. This was the machine age, and a complete break-away from what had gone before. Interwar homes were often of a ‘modernist’ style with rectilinear forms and flat roofs. Post war led to a more austere interpretation due to the shortage of labour and building supplies so designs were more pared back and restrained. In the 1950s and 1960s, overseas influences drove style and modern homes were more streamlined and less decorated. This period also saw the growth of the project homes. Through the 1990s and then into the 2000s, came open plan living, experimental architecture, new building materials and techniques, and larger homes than ever before. New Zealand’s architecture is also influenced by various cultures, predominantly European but including Polynesian. In the early 1900s, Bay Villas were popular, these had three or four bedrooms and would have at least one bay window at the front of the house. This progressed to a more bungalow style. The bungalow was probably the most commonly built home after World War One, generally having lower pitched roofs, weatherboard cladding and less ornamentation than the villa.
Art Deco also arrived in New Zealand in the 1930s. The timing of the 1931 earthquake has led to Napier having a large number of buildings of this style. State Housing was the go in the 1940s, and the ultimate in functional living. By the 1990s, 2000s and since, like in Australia, there’s been increased experimentation with designs, building materials, open plan living and blurring the lines between inside and out. Bespoke designs within stunning landscapes became the epitome of residential design in New Zealand. Some think the 1950-60 architecture looks the most dated today, while others seek these houses out for good bones, versatility and adaptability for renovation. There are those who love Art Deco, believing it to be forward thinking in its time and its clean lines are striking to this day. And for both countries, architectural style and home construction will take home owners into an exciting future. That future will one day be our architectural heritage!
VIEW PROPERTY thanks Nick Burn of Redbox Architects, Nelson, New Zealand for his assistance with this article. | redboxarchitects.co.nz
Pearson Bach, Nelson, NZ: A bespoke design with a strong architectural presence The owner of a special site generally wants a bespoke design to go on it, and such designs are Redbox Architects’ specialty. Nick Burn reports: The design for this bach or holiday home, pictured below, comprises a central sun court nestled between a bedroom wing at the rear and a living/ master bedroom wing at the front. The two wings are connected by a gallery space, with a view into the courtyard and rugged landscape beyond. These separate wings with their mono-pitched roof forms echo the gradient of the site. A striking orthogonal front elevation of pre-weathered steel provides a visual contrast to the dark stained board and batten cladding used elsewhere. The house references New Zealand architecture through its response to the climate and site, as well as its material finishes. It has a sculptural quality and a strong architectural presence which reflects the sloping mountains and distinct landscape of the area. The Pearson Bach | Photographer: Elspeth Collier
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Answering those Auction Questions In the global real estate scene, Australia and New Zealand have mature auction markets, and many of their auctioneers and auction marketers are recognized as leaders in their field. Other countries are looking to Australia and New Zealand as they follow the trend toward selling and buying real estate at auction, but even in these two countries, auction markets vary substantially across geographic regions, product types and price points. Regulations also differ. However, buyer and seller questions are markedly similar. Here, RE/MAX auctioneers and auction marketers answer some of the more common.
The buyers ask:
The house I want is going to auction. What can I do to prepare myself for that, prior to the day? 1.
View and get advice on the Land Information Memorandum report and a copy certificate of title which contains information about the site and services and an overview of the property.
2.
Try to get a copy of the property bag or information pack, which should include detailed information on construction, foundations and building plans.
3.
Seek legal advice on the auction documents, pay particular attention to settlement date, and any conditions that may be added to the agreement, i.e. unconsented work, or disclosure clauses.
4. Ensure that you have all your finances secured and available prior to settlement date as this is an unconditional contract and must have this completed. 5.
If applicable, check out the GST status that you are purchasing under.
Ben Kloppers, RE/MAX Realty Group, NZ
Why do auctioneers use vendor bids? The auctioneer can bid on behalf of the seller up to the reserve price. The auctioneer cannot sell the property below the reserve price. Ray Murphy, RE/MAX Real Estate Services, AU
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What do I do on auction day if I want to make a bid? As a buyer, you need to make yourself known to the agent and the auctioneer. Ask as many questions about the auction process to ensure that you are comfortable with the event. If required, register to bid by providing ID and get given a Bidding Paddle. Then jump in loud and proud, and bid away – but always set a limit. Ray Murphy, RE/MAX Real Estate Services, AU
I’m worried about bidding by accident. Can this happen? In Queensland you must be registered to bid and often provided with a bidder registration identifier be it a numbered paddle or card. If your bid was noted by the Auctioneer, you would have had to show your identified number by raising this for display. This eliminates the great majority of bidding by mistake. The twitch of your nose, a wink or running your hands through your hair is not an acceptable form of bidding. Your paddle or numbered card must be displayed. Should the unlikely event happen that the Auctioneer does take a bid from you by mistake, then call it out to the auctioneer immediately and do not wait. Greg Parker, RE/MAX Regency, AU
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What does it mean when the auctioneer says ‘the property is on the market’?
If my bid is the one the hammer falls on, what happens next?
When the auctioneer indicates or says that ‘the property is on the market’, this means that the bidding level has reached the vendor’s reserve price or that the vendors have instructed the auctioneer that he is now able to sell the property to the highest bidder.
You are the successful purchaser of the property. You will need to sign the unconditional contract and pay a deposit that was nominated by the auctioneer. Deborah Evans, RE/MAX Results, AU
Ben Kloppers, RE/MAX Realty Group, NZ
The sellers ask:
Are some properties more appropriate to market through an auction program than others? The only thing that is important for a property to be taken to auction is motivation. If a vendor wants to discover what the market says their property is worth publically, then there is no better way to sell than auction. When the market is hot prices are pushed higher by competition.
What should I do with a pre-auction offer? Consider it very carefully as a better offer may not be received at the auction or thereafter. However, the offers we receive prior to the auctionreserve meeting are typically below the vendor’s expectation, which enables us to set a realistic reserve and release price. Stephen Wright, RE/MAX Partners, AU
Eric Chase, RE/MAX Zest, NZ
What do I do while the auction is taking place? Many sellers prefer to be away from the bidders during the auction process but this is not a necessity. However, you must be available if the auctioneer wishes to consult with you at any time during the auction. This may be to change the reserve price, consider a change of terms and conditions or negotiate with the highest bidder. Many sellers will place themselves in a separate room where they can be easily accessed, and sometimes hear the auction, but have the support of family and/or friends. Richard Sumner, RE/MAX Apex, NZ
How stressful really is it on auction day? It is fear of the unknown. My sellers are very informed on the position of every buyer and I have informed them thoroughly of every scenario that can happen. I’ve informed them at what point we pass in the property and at what point we put the property on the market to allow competitive bidding that will maximise the outcome. My sellers feel very comfortable on auction day.
What does ‘under the hammer’ mean and what happens if it doesn’t sell ‘under the hammer’? ‘Under the hammer’ is a term used describing the most famous tool of an auctioneer, the Gavel, which is shaped like a hammer. Once the hammer is knocked down, then the highest bidder, subject to the reserve price and seller’s approval, will be the new buyer. Auction terms are usually 5% deposit (AU), and 10% (NZ) with 30 days settlement, and they are not subject to any others conditions like cooling off period, finance or building and pest. If the property does not sell under the hammer, it is ‘passed in’. It means the highest bidder did not reach the reserve price the sellers set. It is quite common for negotiations to continue with the highest bidder after the property has been passed in, as well as others buyers wanting to make an offer, who perhaps could not have previously under the auction conditions. Once the property has been passed in, it will usually be listed for sale as private treaty with an asking price, range or price by negotiation. Greg Parker, RE/MAX Regency, AU
Deborah Evans, RE/MAX Results, AU
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What’s in a shopfront? “Ducks on a pond, my dad used to say, which meant someone was looking at the window listings and the rostered agent was to approach them.” - Mark Shorrock, RE/MAX Profile Real Estate, who, as a younger agent, worked in his parent’s prominently located real estate office at Palm Beach on the Gold Coast. Does todays real estate customer need a real estate shopfront to do business? The most realistic answer is ‘some might’. So for the real estate agency, it depends on the market and location, and the business owner has to know clearly what the market wants. Traditionally, real estate windows have been (hopefully) filled with window cards featuring listings.
FACING PAGE TOP LEFT: RE/MAX Coast & Country, Buderim, AU TOP RIGHT: RE/MAX Edge, Clevedon, NZ LONG MIDDLE IMAGE: RE/MAX Regency, Robina, AU THIRD ROW LEFT: RE/MAX Zest, Pokeno, NZ THIRD ROW RIGHT: Riverside, Seventeen Mile Rocks, AU BOTTOM LEFT: RE/MAX Property Sales, Cairns, AU BOTTOM RIGHT: RE/MAX Strategic , AU
Today, the internet has largely taken the place of the window display, and the chance of the buyer looking at an online source before buying is greater than 95 per cent. In days gone by, the majority would walk from real estate office to real estate office, but that’s not so common any
more. Most prefer to go from internet direct to inspection or open home. Agents connect with buyers by phone, on line, in coffee shops and at the listed property. It is even possible for all paperwork to happen at the property, with the agent working through a back-end office operation. There are markets where real estate consumers will measure experience, reliability and longevity by shop windows, however those windows don’t have to be as they were. Touch screens giving real estate access to listings, with virtual tours and Google maps are all today’s reality. The most important presence today, and in the future, isn’t a physical retail presence, it is the personal presence. It is the agent, not an office space, who has a local presence, knows the market, forms relationships and provides experiences; and successful agents have proved they can work remotely. It is clear that the needs of real estate customers and clients will dictate ‘shopfronts’ of the future. Watch the innovations as residential real estate offices customers adapt for both their customers’ needs and their own agents’ needs.
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ON LOCATION
On Location: Franklin, North Island, New Zealand
Where are we? Pokeno and Pukekohe are in Franklin, the fastest growing corridor in the southern hemisphere. Pokeno is a small rural town in the north Waikato, and only a short drive, or 53 km south of central Auckland. It is 72km north of Hamilton. The town has excellent access to the Expressway, the major four-lane state highway road network linking Auckland to Hamilton and further south. There is huge residential growth occurring and Pokeno is becoming a hub for new industry.
proudly claims at least three agents in RE/MAX New Zealand’s top 10 at any given time.
The Market: There are around 136 suburbs in Auckland where the average house price is over NZ $1million. According to the QV House Price Index, Auckland’s average current value was $1,045,362 in July. The national average was $631,432.
It is a popular rest spot for motorists to enjoy Pokeno is world-famous for their bacon and gigantic ice creams. Pukekohe is on the southern edge of the Auckland Region and approximately 50 km south of central Auckland and 20 km to the east of Waiuku.
Auckland homeowners are honing in on Pokeno and Pukekohe, selling up and moving to where they can spend $700k to $800k on a larger home on more land: a brand new four-bedroom house on 600 square metres for mid to late $700s in Pokeno, for example. Average sales prices for the region are Pokeno - $792,500, Pukekohe - $634,670, Tuakau $477,118 and Waiuku $531,758.
This large country town is a major centre for equestrian and motorsport events, local attractions include markets, golf, horse treks, a water garden and west coast beaches. The town’s busy centre has many cafés and restaurants. The fertile volcanic soil and warm moist climate supports a large horticultural and dairy farming industry, and the Pukekohe ‘long-keeper’ onion is renowned internationally.
The strong investor market of Pokeno is booming with brand new homes in new estates. Many residents commute to Auckland. Eric Chase believes in the area so much that he did his own development, where he sold 40 sections, or blocks, in just five days. Pukekohe is a more established market, but similarly thriving as it attracts owner/ occupiers and investors.
The Office: Businessman and real estate auctioneer Eric Chase has been involved with RE/MAX since 2005. Initially through the RE/MAX Zest office in Howick and then opening at Remuera in 2012 and Pokeno in 2015 with Pukekohe recently opened. RE/MAX Zest offers real estate services covering commercial and industrial, retail, commercial leasing, residential and rural sales as well as business broking. The Pokeno office is a charming renovated 1860s cottage situated on the town square. RE/MAX Zest
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In Eric’s View: Franklin is developing fast as the prices, especially in Pukekohe are still lower in comparison to property prices north of Auckland. Pokeno is one minute off the motorway and centrally located between Manukau and Hamilton. Live here and you are also close to the harbourside city of Tauranga or the stunning Coromandel Peninsula, with endless options for the weekend. Why wouldn’t you make your home here as many others have already!
www.remaxzest.co.nz
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The focus that leads to the RE/MAX appeal BY MICHAEL DAVOREN, MANAGING DIRECTOR
As managing director of RE/MAX Australia and RE/MAX New Zealand – and a master franchise owner in the global RE/MAX network – I am constantly investigating and exploring best business practices to drive growth. In running this company, I focus on three elements – the real estate market, the real estate industry and RE/MAX, the brand.
The Market I consider how the current market is affecting consumer activity and therefore the performance of our franchises. This is a low interest environment and despite the more pessimistic claims that abound, I expect low interest rates to be a factor for some time to come. Investors – from Australia, New Zealand and from elsewhere in the world – are wanting to grow their wealth, and have three mainstream options in banks (not great in a low interest scenario), the share market (has the risk of both local and global impacts), and real estate. Real estate, the buying and holding of, whether that be your own home, or one or more investment properties – is the most understood and reliable means of investing. And the market this can occur in is no longer ‘local’, nor is it just Asia or Asia-Pacific, but all over the world, with investors from the United States, Canada and Europe looking at Australian and New Zealand property markets.
The Industry Through its many years of evolution, our real estate industry has demonstrated great resilience, and certainly through my three-plus decades of involvement when I have seen some of the
most dramatic changes in technology, in consumerism and regulatory influences. The industry will continue to be resilient regardless of organisations with potentially disruptive strategies because, when you boil it down, emotion is at our industry’s core. Personal relations drive our industry, and that will not change in any foreseeable time. We must never be complacent about ‘new to market’ systems and models, but if we evolve with personal relationships as our focus, our future is ensured. One of the industry’s most responsive moves has been the growth in professional development, with franchise groups, real estate institutes and non-industry training organisations offering increased opportunities for quality training in all facets of real estate.
RE/MAX Compared with other franchise groups, RE/MAX has grown globally in a reasonably short time to a network of more than 115,000 agents, and is selling more real estate than anyone else. A significant concentration of that growth over recent years has been in the Asia-Pacific region, with 17 countries now part of the region. In the past three years, RE/MAX Australia and RE/MAX New Zealand have grown: in Australia from 300 to almost 500 members, and from 58 to 80 offices; in New Zealand, from 120 to almost 200 members, and from 14 to 31 offices. We have grown because we are youthful and nimble, because we have been able to be receptive to innovation, technology and market concepts, and, most importantly, because the RE/MAX culture is modern, agile and appealing.
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RE/MA X IN THE COMMUNIT Y RE/MAX Australia and RE/MAX New Zealand are committed to supporting the community, an attitude that runs wholeheartedly through the networks in both countries. The advantage of large networks is the opportunity to firmly stand behind a cause, and as, RE/MAX Australia is proud to support Make-A-Wish Australia and RE/MAX New Zealand to support Variety - The Children's Charity.
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RE/MAX Realty Group in Warkworth host a Pink Ribbon Breakfast
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RE/MAX Gold helped needy Gladstone school children at the start of this year through organising the donation of backto-school supplies in association with local not-for-profit, Roseberry Community Services
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Team Lewis, from RE/MAX Go For Sold in Palmerston North sponsor RE/MAX Fielding United
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RE/MAX Team Realty, New Plymouth, bare the knees and hold a Shorts Day for Hospice NZ
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RE/MAX Go For Sold, Palmerston North, host a Pink Ribbon Breakfast
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Steve Heywood, RE/MAX Property, calls a charity auction for Variety NZ at the RE/MAX New Zealand Annual Awards
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RE/MAX Territory sponsored the Northern Gold Coast Chamber of Commerce inaugural gala dinner at the Intercontinental, Sanctuary Cove in July
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Finance Director Chris Chapman, pictured here with broker owner Andrew Gibson, competed in the RE/MAX Waipa Fun Run
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RE/MAX Transact agents Lana and Tom Faulkner ran a social media competition in July to celebrate national ‘Hug Your Hound Day’, with the prize of a ‘doggie hamper’ going to the cutest pooch shared.
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RE/MAX Country in Cambridge NZ sponsor the annual RE/MAX Waipa Fun Run
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The Queensland Women’s Rugby League team players wore RE/MAX on their sleeves when Cairns principal Tony Williamson initiated RE/MAX Australia’s sponsorship
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Through a commitment to professional and personal development of its members, RE/MAX provides an extensive program of training and events opportunities. RE/MAX Australia and RE/MAX New Zealand team up with Imagine Experiences, a professional creative team of event management specialists, to deliver their very special events.
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Top sales agents Melita Bell, Bruce Hutchison, Nicole Carter and Karl Rademeyer were RE/MAX Australia Rally panelists.
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Managing Director, Michael Davoren, and RE/MAX Real Estate Services’ broker owner Tony Williamson
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RE/MAX Regency celebrates its multiple awards.
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RE/MAX Australia and RE/MAX New Zealand shine at the global RE/MAX awards in Las Vegas
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Cruising in Queenstown at the Platinum Plus Forum
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Inside the stunning Brisbane City Hall, ready for the RE/MAX Australia 2017 Annual Awards
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Cheryl Luster from RE/MAX LLC, Denver with Kate Bradley, RE/MAX Elite and RE/MAX Australia/New Zealand Managing Director Michael Davoren at the RE/MAX New Zealand Awards gala in Auckland
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Belinda Walker, from RE/MAX Regency, with Dave and Gail Liniger, RE/MAX founders, at the R4 Convention in Las Vegas
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Team Realty, from New Plymouth, at the RE/MAX New Zealand Annual Awards gala in Auckland
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Welcome night in Las Vegas for the thousands of delegates at R4 Convention
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Flag ceremony at RE/MAX R4 Convention in Las Vegas
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Carol and Mike Lewis, From RE/MAX Go For Sold, at the RE/MAX New Zealand Annual Awards gala in Auckland
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ON LOCATION
On Location: Taranaki, North Island, New Zealand Where are we?
The Market:
Taranaki is a region in the west of New Zealand's North Island. It is named for its main geographical feature, the stratovolcano of Mount Taranaki. New Plymouth is the major commercial centre for the region. To the east of New Plymouth is Mt Taranaki, an iconic feature that can be viewed from almost anywhere in the region.
The Taranaki property market has been stable for the past decade. The regional economy is based around the dairy Industry, and over the last two decades there has been the added benefit of oil and gas exploration. This has meant the market has been somewhat cushioned from the ups and downs that other regional economies often go through. RE/MAX Team Realty services a population of around 65,000 and approximately 26,000 homes. The average sale price in the office is around $420k.
The Taranaki lifestyle has become the stuff of legends. The region is known as the energy city of New Zealand. The Taranaki region has a huge amount to offer with Mount Taranaki dominating the skyline and is surrounded by a circle of various sized townships. It also boasts outstanding black sand surf beaches some of which are classed as the best surfing beaches in New Zealand. New Plymouth itself is a vibrant and lively city with top class cafés, bars and restaurants, great gardens, parks and a coastal walkway that is some 10 kilometers long.
The Office: Garry and Maree Malcolm opened RE/MAX Team Realty in New Plymouth in 2004 following Garry’s 23 years of managing real estate offices in Taranaki. It has been recognized as RE/MAX New Zealand’s Top Individual office for 11 of the last 13 years.
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In Garry’s View: Our property market will continue to remain stable and affordable. We are not on the main tourist route but when people visit they often end up staying longer or forever. New Plymouth is on the coast facing north so our growth has been both to the south, east and west with several new subdivisions having been developed over the past ten years. Migration tends to be north so I would say Bell Block, a suburb to the North West of the city, has seen the most significant growth.
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30th & 31st August
KOREA