FROM rearranging mismatched furniture to providing a prop box of home wares and hiring professional photographers and script-writers – it’s this attention to detail and pristine presentation that’s getting the sale in Townsville’s competitive property market according to real estate agents.
“When I visit a vendor for the first time I’m very honest about what needs to happen to make their property market-ready,” Elite Properties sales professional Nick Vincent said,the Townsville Bulletin reports.
“We work very hard behind the scenes before we even list a house because it is all about first impressions which in my experience could mean a $10,000 to $15,000 price difference.”
Mr Vincent said the first step is to de-clutter the home by removing excess furniture, reorganising homewares and storing away personal belonging – before bringing in a few modern props.
“It’s called dressing the house and might involve refurnishing the main rooms like the master bedroom, living area and patio with paintings on the walls, brighter coverings on the beds or windows and adding a few feature ornaments,” he said.
“Minor improvements might be suggested such as a coat of paint or professional cleaning – but gone are the days of major renovations because today’s buyer can see the potential themselves.”
Mr Vincent then brings in his team of experts, including professional photographer Neil Chan whose job it is to take flawless photographs to use in advertising for newspaper and online.
“I start by talking with the agent about the features they want emphasised and try to showcase those in the most attractive way,” Mr Chan said.
“The key is well-lit photos which is achieved by removing shadows using different exposures, professional lighting and selecting the best time of the day to take pictures which is different for each home.”
The owner of Top Snap, a mobile real estate photography business, keeps the process as real to life as possible but sometimes Photoshop is necessary.
“I use it if the homeowners have moved out because empty houses are often too stark so I digitally paste in furniture which helps buyers see themselves living in the property or if rental tenants refuse to remove furniture which doesn’t match or they won’t clean up rubbish we can easily just erase it without any issues,” Mr Chan said.
The copy comes next with script-writer Karen Jamison, a marketing and media veteran, completing a 20-minute walk through of the property before putting pen to paper.
“My job is to convey to people how it feels to be in the home without them actually stepping a foot inside,” Ms Jamison said.
“I don’t use fluffy descriptions because you have to be as honest as possible as people are just too savvy today you can’t write ‘needs love and attention’ otherwise they assume there’s something wrong.”
Once the photos and copy are complete the property is ready to market – Mr Vincent believes while internet is a must print still reigns supreme.
“People who are serious buyers grab the paper on the weekend, they circle their favorite properties and go from there.”
The real estate agent believes seller success still depends on selecting the right agency because they have the contacts, the databases and the know-how.
“The wrong agent can cost you a lot of money,” he said.
“Some people try to sell their homes themselves but they are too emotionally involved, they often find it too difficult to negotiate or correctly value their property, which are the areas we are professionally trained.”
But Mr Vincent’s job isn’t over just yet come inspection day he arrives early to ensure the home is breezy and light filled – by opening up all the windows, switching on fans and spraying air freshener.
“It’s the little things that you can do such as creating ambience that make a house somewhere a buyer would want to call home.”
Original article published at www.Couriermail.com.au by Roanne Boldery, Townsville Bulletin 11/6/2013
Queensland Attracts UK Property Seekers
Research by realestate.com.au showed that searches for property in Queensland climbed by nearly a third in December compared to the same period in the previous year. This was driven largely by British people who are flocking to one of the most populous states in the country, according to a report by news.com.au.
The study found that property searches originating from the UK increased 31%, with the Sunshine Coast suburbs of Noosa Heads, Buderim and Mooloolaba as popular picks among potential buyers.
New Farm, Redcliffe and North Lakes, meanwhile, topped the list of the most in-demand suburbs in Brisbane.
Nerida Conisbee, Realestate.com.au chief economist, said Queensland, specifically its beachside properties, held the top spot in terms of total search activity among UK property seekers.
“The Hemsworth impact seems to be impacting the view of Byron Bay with this the most searched by UK property seekers in December 2018 — the number tripling from December 2017,” she said.
Universal Buyers Agents Director Darren Piper said that the chaos surrounding Brexit in Britain was enticing overseas buyers to explore the Australian property market.
“House prices in London have fallen for the fifth quarter in a row. It’s natural for investors to look for safe havens in times of uncertainty,” he said.
Australia’s property market has consistently grown over the past decade, with homes in Sydney, Brisbane and Melbourne reaching record prices.
“It’s the perfect time for people to get their foot in the door and it’s a great time as a homeowner to explore your options, maybe make a move or stay the course,” said Piper.
Labor Unveils $6.6bn Affordable Housing Plan to Build 250,000 New Homes
Labor has announced a ten-year plan to build 250,000 new homes across Australia, including 20,000 during its first term in government if it wins the election.
The $6.6 billion investment would see 250,000 new homes for low income and working families, key workers such as nurses, police, carers and teachers and women over 55, the fastest emerging group of Australians at risk of homelessness.
Subsidies of $8,500 per year would be offered to investors building new homes in return for cheaper rent for eligible tenants.
Opposition leader Bill Shorten unveiled the multibillion-dollar plan in his address yesterday at Labor’s three-day national conference in Adelaide.
“Building more affordable housing is infrastructure policy. It is cities policy. It is jobs and productivity policy,” he said.
The plan would see a family paying the national rental average save up to $92 each week.
“When you provide an affordable home for hard-working people, you give them the level playing-field and fair start they need,” he said.
Shorten said Labor would work with the states and territories, local councils, and community housing providers to make sure the rollout of homes were built “where they’re needed most” and would “go to the people who need them most”.
“Not foreign investors, nor international students.”
The new homes would be accessible for all ages and for people with a disability, with Shorten describing the new homes as “more energy efficient, meaning lower power bills”, also offering a rental discount of 20 per cent.
Describing Labor as a “party of home ownership, and a party of affordable housing and community housing”, Shorten used the speech as an opportunity to call on industry super to “step up” and invest in affordable housing projects.
And of course, the opposition leader touched upon the hotly debated campaign election issue: negative gearing.
“This is a boost for renters and for the liveability of our growing suburbs… Alongside our plans to make negative gearing fairer, it will drive a boom in construction jobs and apprenticeships,” Shorten said.
A recent report published by the Australian Housing and Urban Research Institute (AHURI) found Australia needed to triple its social housing by 2036, faced with a shortfall of 433,000 social housing dwellings.
Property industry bodies welcome Labor’s announcement
Property Council chief executive Ken Morrison welcomed the incentives, but said they are “no substitute” for the supply of housing which is funded by 2.1 million property investors, “including those who access negative gearing”.
Housing affordability remains a critical issue for many Australians, an issue Morrison says is often overshadowed in the media by Melbourne and Sydney’s cooling markets.
“It makes sense to harness the investment capacity of the private sector to deliver affordable housing,” Morrison said.
“Labor’s incentives for investors to deliver affordable housing will make a contribution to meeting that need while also providing a boost to our construction industry, a key driver of economic activity.”
Planning schemes, land supply, and property taxes, which make up around 25 per cent of the cost of a new house are all part of the housing affordability mix, Morrison added, “there is no single ‘silver bullet’ solution”.
Urban Taskforce chief executive Chris Johnson said many different approaches are needed to tackle the hugely complex housing affordability issue.
“State and territory governments still have a responsibility to ensure that enough appropriately-zoned land is available in inner-ring suburbs to ensure sufficient housing supply,” Johnson said.
“Infrastructure levies must be kept under control to ensure that these do not add to the cost of housing production.”
Top 68 suburbs for growth in Queensland revealed
Top 68 suburbs for growth in Queensland revealed. New data has shown the top 68 suburbs in Queensland for capital growth over the last 12 months to June, with the number one spot reaching triple digits.
Top 68 suburbs for growth in Queensland revealed
Outlined in the Real Estate Institute of Queensland’s Queensland Market Monitor report, REIQ CEO Antonia Mercorella said despite the ‘doom and gloom’ of the property market, there are still locations that are seeing large gains in profitability.
“A total of 68 suburbs throughout Queensland have delivered double-digit growth over 12 months, which is a really strong result,” Ms Mercorella said.
“And there are many more suburbs delivering strong single-digit growth. It’s a great market to be in at the moment.”
While south-east Queensland saw a lot of attention, there were some high growth suburbs found in central and northern Queensland.
The area with the strongest growth was Blackwater, which saw a rise of 151 per cent growth, which Ms Mercorella attributed to the resurgence of coal prices.
Aside from Blackwater, 10 other suburbs saw growth over 20 percent. These included:
- Spring Mountain with growth of 103.6 per cent;
- Collinsville with growth of 46.2 per cent;
- Minyama with growth of 45.8 per cent;
- with growth of 32.9 per cent;
- Hollywell with growth of 30.5 per cent;
- Miles with growth of 23.5 per cent;
- Mount Coolum with growth of 21.9 per cent;
- Dundowran beach with growth of 21.5 per cent;
- Boonah with growth of 21.3 per cent; and
- Idalia with growth of 21.3 per cent.
Ms Mercorella said the top 11 suburbs were indicative of steady growth across the state, but warned against calling it a ‘boom’.
“While we’re definitely seeing prices come back in western Queensland mining towns, such as Blackwater, these prices are still below their peak,” she said.
It’s unlikely we’ll see a return to pre-2013 prices in those areas anytime soon.”
While the top 11 suburbs show a spread of high growth suburbs through the state, 41 suburbs out of the 68 are located in the ever-popular south east corner of Queensland.
Of these, 15 suburbs were located in theCoast region, with the highest growing being Minyama, which ranked fourth overall.
The Brisbane region also saw a large number of high performing suburbs at 13. Hamilton was the region’s best performer and fifth overall.
Next was Ipswich with six suburbs, then the Gold Coast with four, Moreton Bay with three, while Redland and Logan suburbs did not rank.
Outside of south east Queensland, 27 regional suburbs ranked on the list, with the Townsville region recording four suburbs. Its highest performer was Idalia, which ranked 11th overall.
Next were the Cairns and Gympie regions, both recording three suburbs each. Cairns’ top performer was Palm Cove, which ranked 26th overall, while Cooloola Cove was Gympie’s top performer, which ranked 42nd overall.
While only recording one suburb, the Whitsunday region’s Collinsville ranked third overall.
The Bundaberg and Toowoomba regions both recorded two top suburbs, while the Banana, Charters Towers, Fraser Coast, Gladstone, Isaac, Livingstone, Mackay, Rocky, Scenic Rim, Somerset and Western Downs regions all had one top suburb each
The top 68 suburbs which experienced double digit growth over the last year to June 2018, according to the REIQ, are:
|Rank||Suburb||Median price||Capital growth over 12 months (as a percentage)|
|27||Charters Towers City||$142,500||14.0%|
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