PROPERTY FEATURE
78 Te Whara Way, Taiharuru
CLIFF-TOP ARCHITECURE
These homes come with incredible views if you don’t mind the heights
BGR QUARTERLY AWARDS
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The inner-city suburb once known as ‘Dedwood’
Welcome to this November issue of the The Black Book.
With summer very much in sight it is traditionally a very busy real estate period and the early signs are this will be the case in 2022.
A challenging and uncertain winter has given way to a much more positive spring, with most financial commentators believing interest rates have probably peaked some great new property listings, as you will see inside, and the "time to get on with life" feeling from both buyers and sellers.
We have a committed team of professionals trained to navigate any market conditions and to look after your needs whether buying or selling.
Enjoy this collection of fine properties and bring on that summer sun!
Jeff Tubman
18
Black Group Realty Ltd.
Selling Principal Heather Walton 021 432 167 heather.walton@raywhite.com
Franchise Owner Mark Bycroft 021 968 946 mark.bycroft@raywhite.com
Sales Manager Jeff Tubman 0274 558 717 jeff.tubman@raywhite.com
Digital Marketing Manager David Kennedy 021 075 5200 david.kennedy@raywhite.com
Black Group Property Management.
General Manager Mac Bycroft 021 223 6893 mac.bycroft@raywhite.com
Ray White Epsom Ray White Matakana & Omaha Black Group Realty Ltd. Licensed (REAA 2008)
The Black Book is subject to copyright in its entirety and the contents may not be reproduced in any form, either in whole or in part, without written permission.
Opinions expressed in The Black Book are those of the contributors and not necessarily those of Black Group Realty Ltd or Ray White Epsom. No responsibility is accepted for unsolicited material.
FROM THE SLOVENIAN KAMNIK ALPS TO CALAMUCHITA VALLEY IN ARGENTINA, THESE HOMES COME WITH INCREDIBLE VIEWS IF YOU DON’T MIND THE HEIGHTS
Though examine Cliff Retreat,
Though not realized yet, Alex Hogrefe of Visualizing Architecture designed this home to examine “the insertion of architecture into a sensitive landscape,” he told Toromanoff. Retreat, envisioned to grip the edge of a cliff in Iceland, becomes an extension of the natural environment.
“The 12-square-meter Alpine Shelter Skuta looks incredible, immersed into the rocky peaks of the Slovenian Kamnik Alps,” Toromanoff writes of this property in Zgorne Jezersko, Slovenia. Prefabricated, then placed on the mountain with a helicopter, the structure was designed by OFIS Architects with students in a Harvard Graduate School studio with the goal to build usable shelter at very high altitudes.
Cantilevered over a rock slab in the Vertosan Valley in Italy, this home designed by BCW Collective is, according to Toromanoff, the perfect property for anyone who loves the mountains and needs a break from daily life. The hut was designed to be both functional, flexible, and nonintrusive to the natural environment.
PHOTO: BCW COLLECTIVE
PHOTO: MODSCAPE
The second half of In Living on the Edge focuses on innovative proposals and unrealized homes on cliffs. Cliff House by Modscape “is their theoretical response to clients who have approached them in search of a project dedicated to extremely challenging coastal plots,” Toromanoff writes. If constructed, the home would span five floors and feature incredible ocean views.
Built in 2021, this brutalist home clinging to the signed by Marià Castelló and José Antonio Molin. geological features as well as to make the structure
Toromanoff writes
mountains in Port de la Selva, Spain, was deMolin. “Pure concrete was selected to match the structure robust and minimize the maintenance,” writes in the book.
By Katherine McLaughlin Writer for Architecural Digest
Are you ready to call paradise home? Here is a unique opportunity to own a secluded oasis tucked away on the tip of a 25-acre coastal peninsula in Whangarei Heads.
Kauri Mountain Point is a first-class gated estate surrounded by sparkling blue Pacific Ocean waters and home to the highly-sought after Te Whara and The Glasshouse.
Shower with a breathtaking view in a gorgeous separate glass-walled bath house, and fall asleep to the sounds of native wildlife and crashing waves in the spacious and impecca-bly designed master bedroom.
Te Whara, designed by Andrew Patterson, offers a completely different experience with room to host up to seven people. The three-bedroom and two-bathroom shed-styled statement building offers generous living spaces, a separate sleep-out, a large flat lawn area, and access to its own private cove.
"You can see all the Hauraki Gulf islands from the property, right around to the Poor Knights, Hen & Chickens, Mokohinaus, Great Barrier, and Little Barrier. The position is just outstanding," Ray White Elite listing agent Ross Hawkins says.
Nestled intimately amongst native ancient Pohutukawa and with staggering views over-looking the peninsula, stands a resort-like one-bedroom sanctuary of exquisite quality named The Glasshouse.
Architecturally designed by Paul Clarke, the home boasts floor-to-ceiling glass sliders which allow an abundance of natural light to enter the home and make you feel immersed in the wilderness.
The glass sliders open to offer the ultimate indoor-outdoor experience, with the living space and bedroom flowing out onto a generous sun-drenched deck, which features a woodburning fireplace, and a covered breezeway where you can dine al fresco.
"The heading (on the listing for the property) states it’s heaven on Pacific Ocean, and you’ve got beautiful buildings on it, The Glasshouse Pohutukawa trees out to the sea. The sound of the sea is just amazing. It’s unbelievable. - Ross
Hawkins
"
earth, and it really is. It’s totally secluded, surrounded by the Glasshouse is only small, but it’s intimate, and it looks through the amazing. It’s powerful. There’s a really strong energy at that place.
There are beautiful walking tracks through the bush which lead to a staircase down to your own private rock pools. You also have access to private coves to explore, and it's just a short hop to the stunning Ocean Beach for surfing.
"There are water pipes down the rocks in three different positions, so you’ve got outdoor showers out in the wilderness on the rocks down on the coast.
"You can come out of the rock pools which is natural salt water, or come out of the kayak, and then go straight into the rocks to have a shower so that’s pretty special."
Nestled intimately amongst native ancient Pohutukawa and with staggering views over-looking the peninsula, stands a resort-like one-bedroom sanctuary of exquisite quality named The Glasshouse.
Architecturally designed by Paul Clarke, the home boasts floor-to-ceiling glass sliders which allow an abundance of natural light to enter the home and make you feel im-mersed in the wilderness.
The glass sliders open to offer the ultimate indoor-outdoor experience, with the living space and bedroom flowing out onto a generous sun-drenched deck, which features a woodburning fireplace, and a covered breezeway where you can dine al fresco.
Hawkins says they've had strong interest in the property since it was listed, adding that it could appeal to multi-generational buyers wanting "a long-term family asset”.
"There’s a lot of people exiting Auckland and the other big cities, especially Baby Boomers whose kids have left home, and they’re looking to set themselves up with a coastal property and a lock-and-leave in Auckland. That’s a big part of the market and enquiries.”
The current owners live overseas, so both The Glasshouse and Te Whara are currently available to be rented out, which Hawkins says the new buyer could continue to do.
He says there is an opportunity to increase the number of dwellings on the property with consent previously obtained to construct a luxury third house. The main house has a lovely flat lawn which could be the perfect spot to install a swimming pool.
“You could live in the main house and rent out The Glasshouse for cash flow, and then have it available for your own guests when you need it. Or you could build another house and keep the two going as rentals. So there’s a lot of options with it.”
Hawkins says the property is out of this world.
“The photos don’t do it justice. They really don’t. It’s better in person.”
Buyers are re-entering the market, particularly first-home buyers, as they are enticed by easing prices and lower competition, experts say.
Treena Drinnan, Chief Agency Officer, Ray White New Zealand, says lifting inventory levels continue to provide buyers with more choice and increased activity across the first home buyer segment gives encouraging signs.
“With spring now with us, we have seen increased activity in new listings which is providing buyers with choice across the majority of markets.” “Activity within certain segments of the real estate market are gaining momentum, particularly first home buyers who are encouraged by the stabilisation of prices and the increased number of properties available to select from,” Drinnan says.
Ray White New Zealand had 4,675 listings on the market in September for buyers to choose from, up a significant 67.62 percent year-on-year. This was met by 1,273 sales for September, a decrease of 14.16 percent.
Ray White New Zealand saw 504 properties scheduled to go to auction in September, down 13 percent when compared to the same period last year. Leading to an all-sold clearance rate of 48.8 percent with, on average, 2.4 registered bidders and 1.8 active bidders.Ray White Jeff Tubman says activity in the market tends to pick up in the lead-up to Christmas.
“November is traditionally a busy month in the New Zealand real estate calendar with buyers and sellers wanting certainty with their home before heading off for the summer break,” Tubman says.
“We are seeing early signs of this with good stock levels and rising open-home attendees,” he continued. The Real Estate Institute’s house price index found September showed a “slight uptick”, but the “usual spring lift” appeared “subdued”.
Median prices for residential property (excluding sections) across the county increased 2.0% annually, from $795,000 in September 2021 to $811,000 in September 2022. However, Auckland’s median price dropped 8.3 percent from $1.14 million in September last year to $1.04 million last month.
The Real Estate Institute of New Zealand (REINZ) found sales activity was down and the median number of days to sell a property across New Zealand in September was 47, up 10 days compared to last year.
Je n Baird -Jen Baird, Chief Executive at REINZ, says while the data for September indicated the spring uplift was “not as strong as anticipated”, agents have reported seeing more first-home buyers in the market, as well as increased attendance at open homes and auctions in some regions.
Baird says the property market is moderating.
“Owner-occupiers remain a strong buyer pool and agents in some areas report seeing more first-home buyers in the market — enticed by easing prices and less competition. However, property prices are still unaffordable to many, particularly in larger hubs, such as Auckland and Wellington,” Baird says.
"But there are still plenty of active buyers out there, and deals are being done despite so much uncertainty.”
“Investors remain largely absent — new tax legislation and rising interest rates have created concern amongst this buyer pool, seeing them step back,” she added.
Baird says buyers remained “cautious” in September.
“Increasing interest rates, tighter lending criteria, and concerns around the cost of living continue to challenge the pace of the market. In light of last week’s OCR increase of 50 basis points, bringing it to 3.5%, with further increases expected, we expect sentiment to remain cautious — despite a strong labour market.”
Listings were up 12 percent year-on-year nationwide. Auckland had the greatest increase, up 56.8 percent compared to the lockdown affected September 2021.
Meanwhile, the number of residential property sales in New Zealand decreased by 10.9 percent annually, and 1.5 percent month-on-month.
The latest QV House Price Index shows that home values have slipped by an average of 2.1% nationwide in the 12 months to the end of September 2022.
QV reports that it’s the first annual home value reduction since June 2011, and marks nine straight months of declining home values nationally.
“Interest rate rises, credit constraints, the increasing cost of living – it’s a sure-fire recipe for declining home values. Plus there’s still new houses coming onto the market up and down the country, putting further downward pressure on prices almost everywhere,” QV General Manager David Nagel says.
He says the “usual spring bounce in activity hasn’t eventuated”.
Nagel says the exceptional house price increases experienced since 2020 had impeded most New Zealanders' access to the property market.
“This market correction, as painful as it is for some, will hopefully afford others an opportunity to get into the market in the future. Though
it’s still very tough out there for prospective firsthome buyers, they’re now gaining the upper hand when it comes to negotiations.”
ANZ economists say they are now expecting house prices to fall 18% from their late-2021 peak, an increase on their previous prediction of 15%. When adjusted for wage inflation, this equals a price drop of almost 27%.
“Of course, pinpointing the eventual floor in the market is fraught with uncertainty, but the direction of revision implied by recent events is abundantly clear,” economists said in the latest Property Focus report.
The economists say predicting house prices “tends to be a bit of a lottery” and “the housing market could land on either side of our forecast”.
“But for now it’s pretty clear in the data that the slowdown isn’t over yet.”
“Indeed, recent housing data has come in a touch weaker than we expected. Green shoots, if there ever really were any developing, seem to have shrivelled up. But it’s still early days in the silly season, so let’s see what that brings.”
ANZ economists found the Q3 CPI data released this month “showed domestic and core inflation continuing to accelerate to rates that will be keeping the RBNZ up at night”.
The economists say the case to increase the Official Cash Rate (OCR) by more than previously expected is strong.
“We now expect two consecutive 75bp hikes to take the OCR to 5% come February. This means higher mortgage rates, and sooner, which will weigh on house prices.”
ASB economists also adjusted house price forecasts for the month ahead, and now expect prices to fall by about 15 percent from peak to trough, an increase from their previous prediction of 12 percent. The trough is predicted to hit in the first half of 2023 when the cycle begins anew.
“A fall of that magnitude is still a relatively orderly decline and will leave prices well up on where they were at the start of 2020, though the RBNZ will be keeping an eye on the numbers.”
Maree Shaw Ross Hawkins Matt Posa
Richard Thode
Richard Thode
Top Auction Lister
We have been amazing at how Richard is still consistently using auctions to get results for his vendors. Richard has a proven process that sees him put sold sticker up after sold sticker. It's his winning formula
Ross Hawkins
Highest Sale
Once again Mr Hawkins has rung the bell by slamming home the largest sale for the office so far this year. He really is in his comfort zone with high value homes and is incredibly connected with the right clientele. Well done Ross
Matt Posa
Outstanding Admin
Matt joined us having completed a Property degree at Auckland University. He has quickly become a huge help to our sales team and support for Jeff in compliance.
Bill Myers
Best NPS 10/10
A perfect score! This means that Bill has only received 10 out of 10 from every one of his clients that are surveyed. This is a pretty outstanding result as customer satisfaction is something we take very seriously here at Black Group
Maree Shaw
Rising Star
We are thrilled that Maree has made the transition from admin to selling. With already so much real estate knowledge we know she will hit the ground running and we know she is going to be the one to watch
Charlotte Inglis
Best marketing initiative
Charlotte is an excellent operator who we have recognised for her efforts in her community and is able to give back whilst helping push her brand in the community she loves and works in. Congrauatlions to her.
1. Richard Thode - Using aucton as his go-to method of sale, a proven process and a wonderful team, sees Richard Thode top of our office and also in the Top of Ray White New Zealand.
2. Ken Choong - Ken has also been recognized as No 2 for the quarter showing that consistent effort and the right team around him has been the way to success. Well done Ken.
(Received by Cherie Barker)
Region: all Mexico
Preparation Time: 20 minutes, plus 5 hours chilling
Serves: 6
Ingredients
Method
2kg ripe but firm, fresh figs
1/3 cup (75g) vanilla sugar
1 cup (250ml) whipping cream, plus extra to serve
7–8 individual meringues
½ cup (120ml) cognac or brandy (optional)
Peel the figs carefully, from the stem end downwards, then cut in half lengthwise.
Line a fluted ring mould with plastic wrap (cling film) and arrange the figs cut side down, layering them with the vanilla sugar and pressing them a little with your fingers and the palm of your hand. Continue until you have used up all the figs and sugar, and the layers reach 2cm below the top rim of the mould.
Refrigerate for at least 4 hours or overnight with something heavy on top of the figs to keep them compressed, such as food cans.
A couple of hours before serving, whisk the whipping cream to firm peaks. Spread the cream over the figs, cover with plastic wrap and return to the refrigerator to set.
Immediately before serving, remove the mould from the refrigerator and peel back the plastic wrap. Press the peaks of the meringues into the cream, so their flat bases are level with the surface of the cream, spacing them evenly around the ring mould. Flip the mould upside down onto a round serving platter. Using the plastic wrap lining to help you, lift off the ring mould.
If you like, heat the cognac or brandy carefully in a metal ladle over a direct flame and, using a long match, ignite and very carefully pour over the figs. Let the flames subside before serving, with whipped cream.
Recipe extracted from The Mexican Cookbook by Margarita Carrillo Arronte
RRP $90, Phaidon
Introducing Ray White Now, an insight to provide clarity to all our customers on what is happening in the market right now.
If you are considering selling, we explain how you can take advantage of the current conditions to achieve the best possible sales outcome. The New Zealand housing market is going hrough a correction period, so it’s more important than ever to stay informed with real-time information.
As Australasia’s largest real estate group, we are uniquely placed to provide our clients with the most relevant and timely information and data to assess current market activity and outlook. And as a family-owned and led business with 120 years of experience including operating through two world wars, the great depression and recession and the global pandemic, we know that we can deliver you the highest quality solutions in the current market.
We’re proud to help thousands of New Zealanders sell their home every year.
CLICK HERE TO READ THE LATEST ISSUE NOW
(-60.6% yoy)
Ray White New Zealand scheduled 128 auctions last week, down 60 6 per cent year on year
This week Ray White NZ had an all sold clearance rate of
48.4%
Ray White New Zealand's average clearance rate last week was 48 4 per cent nationally
B U Y E R S
There was an average of 1 9 registered bidders and 1 5 active bidders per auction last In Auckland, the majority of buyers were owner occupiers, sitting at 80 per cent, while 15 per cent of buyers were investors.
64.3%
Ray White New Zealand reports active bidding on 64.3 per cent of auctions last week Auctions sold 10 1 per cent above the highest offer received during the campaign
Our team here is all about boots on the ground and being present throughout the entire process. We thought it would be special to share those all important moments with you! Check out our team doing what they do best.
Coffee or champagne... Hmm Come see for yourself at 107 Miller Way, Mahurangi!
out selling entire lifestyles! 78 Te Whara Way, Taiharuru
Richard
