Archive for Buying & Selling

New listing: The Entrance to Paradise

Magnificent gardens and luxurious roses await you beyond the electric gates.
This is a place where you wake up in the morning to the sounds of nature, experiencing a magical moment in your life.
A self-sufficient wonderland – only in Perth could you reside on a 13,000 square meter block with manicured lawns and gardens and still be only a 30 minute drive from the CBD.
But it’s the stillness and peace of mind that will disarm you, which only a property like this can provide.
Impeccably presented family sized home in a semi-rural Eden replete with fruit and nut orchards, vegetable beds and vineyards.
It is like a country /colonial style home with all the modern amenities. The grand formal areas dress to receive the most prestigious visitor.
Reverse cycle air con throughout the house.
This is one home that truly must been seen to be appreciated. Come experience the country charm and to hear the sound of the birds.

WHAT’S INSIDE THE HOME?
• Vast, open-plan kitchen, with adjoining meals/family areas – all high ceilings
• Large master bedroom with adjoining ensuite boasting oversized shower and separate toilet
• The children’s wing has 3 other spacious bedrooms all with built in robes, another complete bathroom and an
activity area. There are 4 toilets in total in the property
• Sunken lounge with a log fire and formal dining room
• Stunning chef’s kitchen with feature granite tops, dishwasher and plenty of storage / bench space and casual
meals area, family room with wood fire
• Separate Games/theatre room with bar
• Study
• A well-appointed laundry with plenty of storage and bench space and its own separate toilet
• Office totally separated from the home with a powder room which can be converted into granny flat/teenagers
retreat
• Security alarm system

WHAT AWAITS YOU OUTSIDE?
• Amazing rear yard space with huge all-weather pitched patio area complete with pizza oven and barbecue
• A large gazebo with pitched roof for entertaining
• A massive cellar with sink
• Abundance of native Australian flora and fauna plus fruit and nut orchards, including citrus and stone fruits such as peaches, nectarines, apricots, loquats (agent’s favourite), three varieties of plums, apples, pears, avocados, custard apples (another agent favourite), figs, olives, macadamias and almonds
• A healthy vegetable garden and producing vineyard
• How can you forget the roses? The most amazing quantity of species throughout the garden
• Exterior lights surrounding the property all the way to the vineyard

WHAT ELSE?
• Water licence, with 14 stations to maintain the property
• Reverse cycle air-conditioning
• Children’s playground
• 2 cubby-houses/lookout for children and adults
• Two fireplaces
• Solar hot water
• Lock-up electric gate
• Exterior lights around the property
• Couple of large sheds

The worst is likely over for the Perth property market with stable conditions recorded in September quarter

The Perth property market continues to stabilise with preliminary September quarter data revealing steady or improved levels across most key market indicators.

REIWA President Hayden Groves said conditions in the September quarter had mirrored those experienced in the June quarter, which indicated the Perth property market may have finally found its floor.

“We’ve observed six months of stable conditions, with both the June and September quarters posting consistent results. Historically, before a market improves there is a sustained period of level stock, sales activity and house prices, which is what we appear to be witnessing at the moment,” Mr Groves said.

Median house and unit price
Perth’s preliminary median house price for the September quarter came in at $499,000.

“Once all sales have settled, we expect the revised September quarter median to lift to around $515,000, an increase on the June quarter’s $510,000 median,” Mr Groves said.

REIWA analysis shows Perth’s median house price only experienced a marginal one per cent decline when compared to the same time last year.

“Comparatively, between the September quarters in 2015 and 2016, Perth’s quarterly median house price declined by 2.3 per cent. These longer term trends are a good indicator as to the positive direction the market is headed, as the rate of decline is slower than it was two years ago,” Mr Groves said.

Perth’s preliminary median unit price is $395,000 for the three months to September. reiwa.com data projects this figure will lift to $407,000 once all sales have settled, putting it on par with the June quarter median.

“It bodes well for the market that Perth’s house and unit prices are exhibiting signs of recovery simultaneously,” Mr Groves said.

Sales activity
There were 6,960 property sales in Western Australia in the September quarter.

Mr Groves said this preliminary figure was expected to lift to around 8,000 once all sales had settled.

“In the Perth metro region, property sales increased in the September quarter. Once all transactions have settled, we expect sales to exceed 6000, up from 5,730 in June quarter.

“REIWA analysis shows despite softer market conditions, this quarter’s projected sales figure is not far off the 10 year quarterly average of 6,780. Given the challenging economic factors facing the state, it’s a testament to the strength of our local market that it has held up relatively well through the downturn,” Mr Groves said.

Listings for sale
Stock levels in Perth continue to decline, falling from 14,071 at the end of June 2017 to 13,043 at the end of September.

Mr Groves said after a prolonged period of rising listings across the metro area, it was pleasing to see substantial declines occurring.

“The September quarter listing figure is 7.3 per cent lower than the figure recorded at the end of June and 7.9 per cent lower than the figure recorded at the end of September 2016.

“With sales activity trending up and listing levels declining, this has improved net demand across the metro area and contributed to the healthy sales figures we’ve seen this quarter,” Mr Groves said.

 

Average selling days and discounting

It took on average 70 days to sell a house in Perth in the September quarter.

“This quarter’s average selling day figure is two days slower than it was in the June quarter, but two days faster than it was in the September quarter 2016,” Mr Groves said.

The proportion of vendors required to discount their asking price improved to 53.4 per cent in the September quarter. This is 1.8 per cent less than the June quarter and 4.5 per cent less than the same time last year.

“It’s pleasing to see fewer sellers needing to reduce their asking price. It means they are listening to the advice of their REIWA agents and pricing their homes competitively from the start, negating the need to discount their original asking price,” Mr Groves said.

See the original article here.

 

Massive family home with indoor pool

Thursday 2nd of November Open from 6:30 to 7pm

Saturday November 4th Open from 1pm to 1:30

Sunday from 1pm to 1:30

Come along to view this massive home!

This home offers so many benefits that I asked the seller to write a story of their abode. And here it is…..

The story of our house began in 1999 when solar architects were engaged to design a solar passive house on a beautiful block of land.

Our house was then built by Dale Alcock and completed in 2000. In case you’re not familiar with it, in passive solar building design, windows, walls, and floors are made to collect, store, and distribute solar energy in the form of heat in the winter and reject solar heat in the summer.

This is called passive solar design because it does not involve the use of mechanical and electrical devices, unlike active solar heating systems. It’s also within walking distance of Sorrento Primary School, Duncraig High School, Sacred Heart College, Robin Reserve and Sorrento Beach. It’s the perfect design in the perfect location!

The house follows the slope of the land with three large double bedrooms at one end of the house, open plan living in the middle, a study/bedroom next to the large main bedroom towards the front of the house as well as an activity or second TV room for the kids.

At the very front of the house is a double garage so the house looks deceptively small from the road but everyone is surprised at the size when they come inside.

The main hallway is 1.5m wide so there is no struggle getting through the house no matter how much shopping you are carrying!

Although at the time many features of our house were considered a bit “greenie”, today we see the benefits. We use Council approved grey water to water the lawn, veggie patch and gardens, and there are five rainwater tanks on the fence line of one boundary which are filled by the runoff from the expansive roof.

Rainwater is then used in the laundry for the washing machine, topping up the under cover pool and extra water on the garden. We do not have air conditioning as we don’t need it but use “The Doctor” sea breeze to cool the house and ceiling fans to move it around.

With extra insulation in all the western facing walls, the house does take a long time to get warm.

There are also 5kW of solar panels on the roof which helps to run the heat pump for the pool so we can swim all year round.

Our undercover entertainment area is big enough for a party or just as your own oasis. There is also a fitted rangehood within the entertainment area and plumbed gas connection, so rain never ruins a BBQ.

And like all good homes, there is wifi throughout with access points in all the rooms and boosters built in to make sure everyone gets the internet.

If you are looking for a big space but still a home and not a house, this may be the home you are looking for.

Features:

  • High Ceilings
  • Fresly painted
  • Ceiling fans
  • Indoor pool
  • Split level home
  • 941m2 block

 

Good opportunity for buyers near Perth’s inner city

Good opportunity for buyers near Perth’s inner city NEW
09 September 2017
Author: REIWA President Hayden Groves

If you were to ask people in Sydney or Melbourne whether it was possible to secure a house – not just an apartment, but a house – within 10 kilometres of the CBD for under $500,000, you’d likely be met with mirth.

Purchasing any property in Sydney or Melbourne for under $500,000 is challenging, let alone finding a property for that price just a few kilometres away from the city. It’s this point of difference that keeps the dream of home ownership alive for many more people in Western Australia than it does in other parts of the country.

For instance, unlike the major markets on the east coast, you don’t need to move miles away from the city to be able to get onto the property ladder. There are numerous suburbs within 10 kilometres of the city that offer fantastic value to savvy buyers and investors.

Perth’s 10 cheapest suburbs within 10 kilometres of the CBD
A recent report by reiwa.com revealed Perth’s 10 cheapest suburbs within 10 kilometres of the city. Nollamara, located 10 kilometres north of the CBD, took out first spot with a median house price of $410,000 for the year to June 2017. This is extraordinarily good value, and doesn’t even factor the suburb’s lower quartile price, which sits at $375,000.

Other suburbs to make the list were Cloverdale, Belmont, Redcliffe, Bentley, Embleton, Osborne Park, Kewdale, Morley and Carlisle. And of these 10 suburbs, seven were located east of the city.

The eastern corridor of Perth’s inner city is a growing area that presents particularly good value. With the Perth Stadium and surrounding infrastructure nearing completion, the opportunity is certainly there for savvy buyers and investors to purchase in a fast growing area at a relatively affordable price.

Get in quick!
We are very lucky here in Perth that there are still great bargains to be had in and around the CBD, but as WA’s population inevitably grows, it is unlikely inner city living will remain this attainable. By 2050, the state’s population is expected to have almost doubled, and as we’ve seen in most major cities around the world, as population density increases so too does the cost of real estate.

The Perth property market currently favours buyers, but property markets are cyclical and conditions will change. With signs emerging that we may have finally found, or be close to finding, the ‘floor’ of our local housing market, I would advise buyers to act sooner rather than later if you’re wanting to secure an affordable house close to the city.

Speak to a local REIWA agent in your area to discuss the options available to you.

Thank you for your testimonial

*****************************************************************

I have just received a testimonial from my adorable seller through ‘Rate My Agent’. Thank you Mr. Milloy!

It was a hard journey but i’m happy to have accomplished the job.
It is very rewarding to receive testimonials from clients and I have published them from time to time.
The most important thing in this business of selling real-estate is the trust that the sellers have for the agent. And most importantly it is that the agent does not break that trust.
I do “whatever it takes” to sell a property but I am ALWAYS fair with the buyers.
I have a slogan that I think that really works:
“Listen to all of their Real Estate needs”
This slogan is self explanatory.
Just listen and make sure you can satisfy their needs.
It works for the buyers too.
If you listen you will find out what they are looking for, and when you have a property coming to the market let your buyers know and give them the “first right of refusal”.
They are the BEST advocates for your career.
Thank you again Mr. Milloy.
You made my day!

Changes in Real Estate concerning Sellers for properties over $750.000,00

As from July 1, 2017 the changes to this legislation will apply to contracts entered into on or after 1 July 2017 for real property disposals where the contract price is $750,000 or more. Contracts entered into prior to July 1 are exempt
The following matters should be noted:
1. Rules will apply to sales at $750,000 and above.
2. The Buyer has an obligation to deduct 12.50% withholding tax on the sale price unless the seller can supply a FOREIGN RESIDENT CAPITAL GAINS WITHHOLDING CLEARANCE CERTIFICATE.
3. If it is partnership selling the property then all the partners must apply for a clearance certificate in their own name.
4. If it is a trust or superannuation fund selling the property then the trustees must apply for the clearance certificate in the Trustees’ name. 5. Clearance certificates once granted only are valid for a twelve month period What makes this requirement confusing as the name given to these certificates, because it is in fact Australian residents who need to apply for the clearance certificate so that tax is not deducted at the time of sale.
It is imperative that you give this advise to all your Sellers.

It is best to have the Sellers acknowledge this requirement has been brought to their attention and if they wish to obtain further information they should address their enquiries to the Australian Taxation Office.
Nevertheless we should ensure that we have informed the Seller/s of the ATO requirement.

Furthermore all the Agents have an obligation to bring this requirement to the attention of a Buyer.
All the Agencies should have the appropriate forms to inform Sellers and Buyers

My birthday is coming up on August 14th. It is a big one: what do I want? Listings! Can you help?

Houses, duplexes, investments, blocks, anything. I want to sell them all!

Why would you give them to me?

I would like to answer that is your trust in me that will bring you the premium price for your asset.

I am refreshed, charged up after a long holiday visiting relatives and ready to work for another 3 years to be able to go back and visit my family again. In the meantime I want to my to keep myself busy doing what I do best: selling real-estate.

How about making it your gift to me?

Call anytime and I will be there before you can say ‘Jump!’ Appraisals are still free if you wish only to find out how much your property is worth. Maybe you have a friend that you can refer to me?

Or if you want just a chat about anything related to real-estate, like refinancing, renting, house-sitting, market statistics, interest rates, if you’re wondering ‘shall I sell, develop, or sit on it?’

What can I see in my crystal ball in the future?
Hmmmm….

I am a call away: 0416188752

Stamp Duty axed for first home buyers!

On June 1st, NSW premier Gladys Berejiklian announced that first home buyers across the state will be exempt from paying stamp duty on existing and new homes up to $650,000. There will also be stamp duty concessions for properties between $650,000 and $800,000.

The changes, which will come into effect 1st July 2017, also include a $10,000 grant for builders of new homes up to $750,000, and purchasers of new properties worth up to $600,000. The previous $5000 New Home Grant Scheme will end.

As part of the reform to address housing affordability, the government has said that the stamp duty charged on lender’s mortgage insurance will also be abolished. For an individual with $50,000 in savings looking to purchase a $800,000 home, this could mean saving approximately $2900.

Foreign investment

In an effort to slow down the competition first home buyers face, foreign investors will now pay double the stamp duty surcharge – from 4% to 8% – and land tax will increase from 0.75% to 2%.

Investors

To decelerate investor competition for first home buyers in entering the market, the government will axe the ability for investors to defer paying stamp duty on residential off the plan purchases,

In addition, the State government has committed to increasing the supply of land as a means to tackle the current constraints, adding that $3 billion will be invested in infrastructure.

The exemption, is said to benefit about 25,000 first home buyers every year, with an average of $8000 worth of savings for new or existing homes.

Lots buyers around. What are they waiting for to submit an offer?

I have been driving around the coastal suburbs and I am amazed by the numbers of properties on the market that have not been sold yet.
Superb properties!
Great prices!
And buyers are not moving on them!
What are they waiting for?
Trump? That is old news and far away.
Mining boom?
That is gone and not coming back!
Jobs?
A lots of jobs around but not same salary as it was before GFC.
Real Estate sells in ANY MARKET.
People move because they’re…
Downsizing in size
Downsizing mortgage
Upsizing for new babies or parents moving in
Change of schools
Moving closer to family
Retiring, etc, etc, etc.
So, there is never a “bad market” only you may not get your price because you are chasing the market down.
Be smart! Sell today. Tomorrow may cost you thousands of more dollars to sell what you should have sold 3 months ago.
Good luck!

A bedsitter in the Lodge of Seacrest Village

Meet me at the lounge and I will take you around to visit this fabulous bedsitter, freshly painted, new carpets and great courtyard overlooking park bush.

The good thing when you decide to sell your unit in Seacrest Village is that you don’t have to leave 33% behind. All the money from the sales is 100% yours.

This is a smashing unit for downsizing in style. No steps, no elevator. Walk to the Lodge and carry on to the right up to number 119.

There is a caretaker who looks after the grounds in the whole complex.
Swimming pool and the bowling green for your entertainment.
The good thing about Seacrest Retirement Village is that still there is a Bus run to the Shopping Centre. So, hop on the Bus and do your shopping.
Seacrest Retirement complex – it is a place to relax, make friends, enjoy your lifestyle.

Strata Monthly levies for this unit are $137.00 plus $80.00 special levies

Need a retirement unit at Seacrest Village?

Situated at the end of the Lodge and nothing build on top offering 1 large bedroom, 1 bathroom with shower and a very spacious kitchen, meals and lounge.

Overlooking greenery and having a delightful covered courtyard.
Easy access to Library, Swimming pool and the very popular bowling green.

It is ready for possession.
Asking $235.000
Usually home Opens on the weekend but available during the week by appointment.
I am one phone call away: 0416188752

You can also buy as investment.