SHORT FORM APPRAISAL
1697 State Highway 3, Palmerston North Surrounds
SHORT FORM APPRAISAL
1697 STATE HIGHWAY 3, PALMERSTON NORTH SURROUNDS
Dear Christine
Thank you for your enquiry of an online appraisal of your home at 1697 State Highway 3, Palmerston North.
Please note, this appraisal has been compiled using online statistics and data alone. This may mean that an in person appraisal is needed to narrow down the appraisal range for sale. Please know that this comes with no obligation.
Thank you for continuing to entrust us with the valuation of your property, we look forward to helping you get the answers that you need.
Thank you again for the opportunity to provide you with this appraisal.
Kind regards,
Nicky Vallender
+64 21 033 5605 | nicky.vallender@nzsir.com
176 Broadway Avenue Palmerston North
UNIQUE ASPECTS OF YOUR PROPERTY
• 1697 State Highway is a generous 240 sq m, four bedroom home with a swimming pool, constructed in 1963. It sits on a section of 6.1Ha.
• Located a 15 minute drive from central Palmerston North and a 10 minute drive from Feilding, your home is well located to all amenities but still has the benefit of being a lifestyle location.
• It is zoned for Kopane school and Feilding High School. However, there are numerous other educational opportunities within a short drive.
• Overall, your home is in a great location and provides an exceptional buying opportunity for families looking for a lifestyle home, retiring farmers or out of town purchasers.
• Unfortunately there are no photos to be found online of your home. This appraisal will be compiled using online statistics alone.
"I'M A MAN OF SIMPLE TASTES. I'M ALWAYS SATISFIED WITH THE BEST."
Oscar Wilde
COMPARATIVE MARKET ANALYSIS
1697
WHAT IS MY PROPERTY WORTH?
RECOMMENDED METHOD OF SALE
WE ESTIMATE THE MARKET VALUE OF YOUR PROPERTY IN THE PRICE RANGE OF: $1,100,000 TO $1,200,000
The ultimate sale price of your property will relate to a range of factors including:
• Current market conditions.
• The number of comparable properties for sale at the same time.
• Buyer pressure for a property like yours.
• Working with knowledgable and trusted sales professionals.
• Negotiation skillset.
• The presentation of your property.
• Your marketing plan.
Prepared
31 March 2025
Prepared by
Nicky Vallender
Peer reviewed by
Sabine Davison
Comments
It is acknowledged this property was not able to be personally inspected at the time of providing this market appraisal. This appraisal therefore provides a current estimated market value of the property, based on the salesperson’s knowledge of recent comparable sales in the area, and expert information from our nationwide property database. The appraisal range may alter once an opportunity presents itself for an on-site inspection.
There is no right or wrong method of sale, but there are some fundamental differences between them. Selecting the correct method of sale for your circumstances, your property, and considering the timing of when you want to come to the market, are all important aspects.
The following page shows all the available methods of sale that you could consider when bringing your property to market. I am happy to discuss these options to ensure you are comfortable with which method is suitable for your home and circumstances when you are ready to bring your property to market.
METHODS OF SALE
AUCTION
• Definite time-frame on sale process.
• Promotes the property – ‘you can’t sell a secret’. With a strong marketing campaign, this can promote the property to attract the most attention.
• Creates competitive and urgent atmosphere, attracting a broad range of buyers.
• Bidders compete against each other – not with the Vendor.
• Provides comfort and transparency to purchasers.
• Promotes integrity – equal opportunity.
• Purchasers at Auction must be in a cash unconditional position to bid. If the hammer drops, the property is sold.
• Vendor has control, can dictate terms and conditions, sets a reserve price they are happy to sell at.
• Unconditional buyers only which for higher priced properties can reduce the number of parties bidding.
• Public process for the Vendor, not every property (or Vendor) suits Auction.
DEADLINE SALE
(EXPRESSIONS OF INTEREST)
• Requires parties to register their interest in the property and present an offer within the designated time frame.
• Unearths buyers who are interested in commencing negotiations for the purpose of the property.
• Invites the purchaser to submit expressions of interest on their terms, not Vendor terms.
• Allows the Vendor to look at a number of offers, allows the market to indicate the value of the property.
• Not widely known as a method of sale and a softer approach than Tender.
• Can limit enquiry and potentially indicate the Vendor is not highly motivated to sell.
TENDER
• Definite time-frame on sale process but as opposed to Auction, retains confidentiality between purchasers and allows the Vendor to deal with the preferred party, should they wish.
• Creates competition in the unknown, people are not limited by what others are prepared to offer, and pay what they are comfortable to secure the property.
• Offers may include conditions (e.g. subject to sale/ finance/builders report) or trades as part of the purchase price, but our aim is still to work purchasers into a cash unconditional position.
• Especially suits properties that require ‘in depth’ investigation and due diligence.
• Vendor has control, having the ability to work with the Tender of choice, or not at all.
• Attracts good enquiry and feedback of value that the market sees. If does not sell at Tender allows accurate pricing post.
• Offers submitted at close of Tender are live and valid for a period of five days. They cannot be withdrawn.
BY NEGOTIATION
• There is no defined sale date, which reduces the ability to generate urgency to bring parties to the negotiating table with serious intent.
• No price is ever required to be provided on the property when enquiry occurs. Willing buyer meets willing seller.
• Sales Associate should provide guides to purchasers which are statements of fact. This could be either the C.V., or offers turned down previously
• With the approval of Vendor can be used in conjunction with a ‘buyers from’ guide. A minimum budget qualifying someone to view the home, but not a number where an offer would be accepted.
• Used early in coming to the market, pre-Tender or Auction campaign or alternatively post campaign while offers or interest are being exhausted.
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LISTING PRICE
• Properties are advertised with a price. This method of sale still allows the buyer to negotiate with you on the price.
• Buyers are clearly aware of a Vendor’s expectations.
• Recent market statistics and Sales Associate/ Vendor consultation set the price ahead of the market.
• This may allow for a quick sale and targets buyers within a given price bracket.
• Purchasers love to see a fixed price. The further away a purchaser is from a property (think international) the more confidence they have to travel and view with a fixed price.
• Realistic pricing generally produces a reasonably quick sale.
• Can very easily create a price barrier and get no enquiry.
• If enquiry is slow, generally the main reason is price, the only way to go is down.
PRICE ON APPLICATION
• There is no defined sale date, which reduces the ability to generate urgency to bring parties to the negotiating table with serious intent.
• Generates enquiry from buyers, generally through e-mail to the Sales Associate, which then in turn allows dialogue to begin, and a database to be built of interested parties in the home.
• A price is required to be provided on the property when enquiry occurs, which the Vendor would sell at today.
• The database can then be contacted as circumstances change, which may be method of sale, price, Open Homes.
OUR FEES
In our experience not all properties are equal, and no situation is the same.
If we are your preferred agents we are happy to discuss and negotiate a fee structure and marketing package that is suitable to you and your individual property requirements. You don’t mind where your buyer comes from, as long as you achieve fair or better value for your home, and in a time frame, you are comfortable with. Through local expertise, a national footprint, and global reach we offer you a cost-effective method in which to reach the widest possible buyer pool.
Marketing your property with New Zealand Sotheby’s International Realty instantly ensures your property stands out from the mainstream, elevating it above the rest - we are known as sellers of premium property.
If you would like more information on any part of this appraisal, I would welcome the opportunity to discuss it fully and answer any queries or questions you may have.
"YOUR BEST LIFE BEGINS WITH A HOME THAT INSPIRES YOU."
NICKY VALLENDER
Nicky Vallender is committed to providing you with honesty, empathy, and professionalism, offering a high level of attention to detail as she helps you achieve your property goals.
Understanding that selling your home is an emotional process, Nicky recognises that a home is more than just a property – it’s where memories are made and lives are lived. She is dedicated to supporting you through the process and ensuring that your experience is both comfortable and positive.
Every real estate journey is unique, and Nicky is committed to tailoring her approach to meet your individual needs. She believes that a superior real estate experience is achievable, while having a little fun along the way!
A proud Manawatu local and mother of three boys, Nicky is often found supporting her children on the sidelines of their sports events. Balancing life’s demands, she remains focused on delivering exceptional service to her clients.
With a background in town planning with a local council and running a successful event management business, Nicky brings a wealth of skills to her real estate career, ensuring a professional and well-rounded approach.
For a confidential chat, reach out to Nicky today.
Nicky Vallender | Sales Associate +64 21 033 5605 | +64 6 358 7803
nicky.vallender@nzsir.com nzsothebysrealty.com
WHAT MY CLIENTS ARE SAYING
“Nicky was positive, engaging, and could see the potential in my property right from the outset. She went above and beyond to ensure that prospective buyers had the time they needed to view the property. Nicky was never pushy, but friendly, helpful, and professional. Nicky worked tirelessly to get the best offer over the line. I would highly recommend Nicky for any property transaction you’re contemplating.
ROB, VENDOR
Nicky was professionalism and integrity personified. Her calm demeanour and obvious experience was most reassuring throughout the selling process. Clear and timely communication at all times.
SHANE, VENDOR
“From start to finish, Nicky exceeded my expectations in every aspect. From the moment we listed the property, Nicky demonstrated exceptional market knowledge and a deep understanding, professionalism and efficiency. Nicky was always available to answer my questions, provided me with regular updates, and made what can be a stressful experience feel seamless. I couldn’t be happier with the outcome. I highly recommend Nicky to anyone looking to buy or sell a property.
UZZIA, VENDOR
Nicky was wonderful to work with. She went out of her way to ensure excellent communication and had a warm personality which made it easy to walk along the process as a first time buyer. Nicky had extensive house and market knowledge which was incredibly helpful.
JEREMY, BUYER
“
Nicky was such a delight to deal with . She was knowledgeable and informative. She was not pushy at all, and we had a genuine fondness for the house. Nicky is such a lovely agent and I would happily recommend her to anyone wanting to buy or sell a house.
SUE, BUYER
WHAT MY CLIENTS ARE SAYING
“Nicky communicates extremely well. She knows and understands her market and the prospective buyers in it. She listens to both sides to bring the deal together. Open homes were always undertaken and feed back provided whether positive or negative to ensure I was well informed of what buyers were saying.
BARRY, VENDOR
Nicky made the whole process of buying our next house enjoyable and stress-free. She had great market knowledge and was able to give us ideas to help with our vision. Nicky accommodated us with our tape measure and notebook helping to make it fun and exciting. I would not hesitate recommending Nicky to anyone thinking of selling or buying a property.
CHRIS, BUYER
I would highly recommend Nicky as an agent. Nicky was professional with outstanding communication skills. She updated us from every viewing she had through the home. I am so pleased to have worked with Nicky and we got a fantastic result.
CATH, VENDOR
“
Nicky was amazing throughout the entire process. Calm, professional and knowledgeable. She navigates us through the process and gave great insight into our options. We were really happy she was with us.
SAM, VENDOR “
“Who would have believed selling and buying a house could be stress free. I found Nicky’s friendly professionalism and knowledge refreshing. Nicky certainly knew her stuff as my property sold without going to market and sold above what I bought it for 2 years previously. I have been lucky enough to also purchase my new property through Nicky. I can’t speak highly enough about her professionalism and friendliness.
ODETTE, VENDORS
WHY LIST WITH NEW ZEALAND SOTHEBY’S INTERNATIONAL REALTY?
The Sotheby’s International Realty brand adds value to any property via the quality perception it brings, regardless of what price bracket it is in.
WHAT MAKES US STAND OUT FROM THE CROWD
We have over 1,000 offices in more than 79 countries and territories, and more than 25,000 Sales Associates all interconnected via an unrivaled and integrated referral system. Within New Zealand we have 21 offices strategically located from the North Shore of Auckland to Queenstown in the South.
This means potential buyers will consider your property to be the best in its class, this is a fantastic place to start negotiating on the sale of your property.
WE ARE MARKETING INNOVATORS
From our Property Style Magazine, SIR Mobile App, Social Media campaigns, Apple TV, Office Touch Gallery Screens, through to having highly competitive rates in all New Zealand real estate marketing channels, we have it all covered.
Your property will be exposed to the widest possible audience no matter what marketing budget you choose.
OUR ASIA PACIFIC FOOTPRINT
We work closely with our Asia Pacific network of 50 offices including locations in Singapore and nationally across Australia. These markets remain unaffected by the changes in foreign buyer’s legislation and we are, again, far more likely to reach any potential qualifying international buyer than any other New Zealand based real estate company.
WE HAVE UNPARALLELED INTERNATIONAL REACH
Sotheby’s International Realty is the world’s largest and pre-eminent luxury residential real estate company. Our properties are listed on some of the most significant media and real estate websites in the world. Wall St Journal, New York Times, Financial Times, Luxury Estate and more.
SIR.com is the world’s number one ranked luxury real estate website with more than double the unique visitors of our nearest major competitor. And once a home is on sothebysrealty.com it will also ‘cascade’ onto more than 100 Sotheby’s International Realty affiliate websites around the world.
This allows us to maximise international exposure and reach highly-qualified global clients through exclusive channels at no additional cost. If there is an international prospect or expat looking to return home that is a suitable buyer for your property, we are far more likely to reach them than any other New Zealand based real estate company.
THE PEDIGREE OF OUR BRAND
Sotheby’s Auction House was founded in 1744 and is now the world’s largest art business.
Our association with the Auction House and their client database is totally
unique and adds highly qualified global purchaser referrals like no other company in New Zealand.
If your property is a luxury residential, waterfront or lifestyle property it may appeal to these unique buyers.
WE HAVE A STRONG LOCAL AND GLOBAL REFERRAL NETWORK
We have 21 offices strategically located in the most desirable towns and cities in New Zealand, an integrated CRM system and an unprecedented Global Referral Programme. This referral programme is a unique differentiator, allowing Sotheby’s International Realty Sales Associates to connect with the most prestigious buyers and sellers throughout the world. This means your property will be directly marketed to multiple qualified databases of local buyers nationwide and expats looking to return home.
WE CREATE SALES RECORDS HERE IN NEW ZEALAND
Our teams are continually creating record sales results in offices and regions throughout New Zealand. We will apply these same skills and dedication to maximising the sale price of your property.
SALES RECORDS
NEW ZEALAND
Highest Residential Sale 2020
NEW ZEALAND
Highest Lifestyle Property Sale 2019
AUCKLAND
Highest Residential Sale 2019
TAUPO
Highest Residential Sale 2021
HAWKE’S BAY
Highest Residential Sale 2019