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17. June 2015 19:51  /  swanvalleyrealtyblog Comments (0)


The following article is taken from Realestate.com.au website 

Caroline James

 
 

You’ve found a home you like and are waiting at the door. Now what?

A buyer’s first inspection of a prospective property is kind of like going on a blind date. You have almost certainly seen some photos (always showing the home in its most flattering light) but will likely have many unanswered questions.

Will you ‘click’? Will it meet your non-negotiable criteria? What will it look like? Has it had a hard life? Will its internal wall colours make you cringe – or make you smile?

What is the point of a buyer inspection?

Independent buyer’s agent Catherine Cashmore says a property inspection is a golden opportunity to educate yourself about the bricks and mortar before you spend hundreds of thousands of dollars buying it.

She strongly advises all buyers inspect prospective homes or investments more than twice if planning to purchase.

Often a property looks great online or in a glossy brochure but as soon as you pull up at the curb you know it is not ‘the one’. Perhaps it backs a smelly industrial site or is next to a busy, noisy road? Perhaps its bedrooms are too small for your double beds?

You simply cannot know some things unless you have visited the site in person.

Photos can be illusive, so always make time for an inspection.

Period home in Stephen Street ,  Yarraville VIC

 

“Remember, the property is being presented for ‘sale’ so any visible flaws will be covered over,” Cashmore says. “For example, a dab of fresh paint can obscure cracks in the wall or careful placing of furniture can divert your eye away from possible defects.”

Cashmore strongly cautions against buying property without walking through it. “Whether a buyer or investor, do not purchase a property sight unseen,” she says.

“At the least, make sure an independent buyer advocate that you have paid and works for you inspects the home on your behalf. Photos can be illusive and you leave yourself open to the potential of buying a dud that’s impossible to sell on if you buy sight unseen. Don’t do it.”

Inspect and save: Could a property inspection save you thousands?

What should you look for?

Everything that determines if this is somewhere you or future tenants want to live.  But don’t let groovy cushion covers sway you. This is your chance to probe this property, to measure, to push and to pull.

Man standing in kitchen of  Flemington VIC home

 

  • Does everything open and shut?
  • Do lights turn on and off without flickering?
  • Do taps work and is the water flow adequate?
  • Are there signs of water damage (i.e. peeling or bubbled paint work, mould, stained ceilings)?
  • Do doors close smoothly or stick?
  • Walk around the edge of each room and look up as well as down to gauge dimensions
  • Walk around the outside of the property to check fences and the condition of the building’s exterior including gutters and down-pipes

Ignore the furniture and decor – take a tape measure with you and measure the bedrooms.

“Often hired furniture is smaller than real furniture and can obscure a room’s size,” Cashmore reveals. “Bedrooms need to be at least 3m x 3m in size – otherwise the room is a ‘study’ not a bedroom.”

Ignore the furniture and decor – turn your attention to floorspace.

Common missteps: 7 first home buyer mistakes

Ask lots and lots of questions

Buyers should try and arrange a time with the agent to visit the home on a private inspection.

Use this access to find out why the vendor is selling and ask questions that will help you work out the real value of the property.

Questions to ask yourself may include:

  • Can I live with the floor plan?
  • Is the toilet at the rear of the home too far from the bedrooms?
  • Do the bedrooms run off the living area and be affected by television noise at night?
  • Is the home going to adequately cater for my needs over the next seven to 10 years?
  • Can I extend the property if I outgrow the home?

Family of three

 

“When attending an open for inspection, it’s hard to think clearly with crowds of competing buyers squashing in and out of the rooms,” Cashmore says.

Try and visit during the day and turn off the lights to assess natural light.

“Don’t be afraid to open cupboards to assess storage space. When on a private inspection try and visit during the day and turn off the lights to assess natural light. Is it too dark to read a newspaper without putting the light on? Is there anything you can do to improve the situation? i.e. – sky lights for example.

“Concentrate on the things you can’t change (orientation, location) – not those you can.”

 

 

5. June 2015 19:15  /  swanvalleyrealtyblog Comments (0)


The following article is a blog by  Kate Jones that appeared on the realestate.com.au website on 29 MAY 2015

 

Cabramatta

Rates set to remain steady in coming months

Interest rates are tipped to stay on hold for June, and possibly for the rest of the year, as the economy absorbs two earlier rate cuts.

Rates are currently at 2% after they were cut by 0.25% in February and again in May.

Market Economics managing director Stephen Koukoulas says the Reserve Bank will sit tight in June.

“There’ll be no change in June and for quite a few months,” he says.

“We’re at 2% and the economy is ok – it’s not strong, but certainly not any weaker than it was.”

Minutes of the RBA’s Monetary Policy meeting in May echoed this assessment of the economy, stating “forces underpinning developments in the domestic economy were much as they had been for some time”.

The minutes revealed the RBA had considered decreasing rates in either May or June, but opted for May to take advantage of revised growth forecasts by Reserve Bank staff.

RBA data suggests economic growth is expected to continue at a lacklustre pace for the next 12 months before picking up gradually in 2016/17.

Increased consumer confidence, a downward shift in unemployment rates and a cooling property market in Sydney are key to reviving our lagging economy, financial experts say.

Whilst he expects rates to remain on hold this year, Collins House independent financial advisor Dominic Alafaci says the RBA may consider raising rates if Sydney’s overheated real estate prices don’t get under control soon.

“Whilst we expect the Reserve Bank to maintain its easing bias for the medium term, there will be some upward pressure on the overall cost of borrowing especially for investment purposes as regulators attempt to contain a potential property bubble,” he says.

On the flipside, interest rates could be cut even further if the economy needs a boost to speed up growth.

“Rates will remain stable for the near term unless the economy falls away in the third quarter whereby the Reserve Bank may cut rates sooner rather than later to help stimulate the economy and improve employment growth,” he says.

With interest rates now at new record lows, Alafaci says there’s a good case for homeowners to stick to a variable rate or split to lock in fixed rates for part of their loan.

“As a rate rise is not on the cards this calendar year, keeping the bulk of your home loan variable would be worth considering,” he says.

“Although those who prefer to eliminate uncertainty from a cash flow perspective or who are fearful of potential increased borrowing costs for investment purposes, may wish to lock in a fixed rate loan with part of their facility.”

13. March 2015 23:31  /  swanvalleyrealtyblog Comments (0)


The following article from REIWA.com explains quite clearly what a seller can expect from a real estate agent. At Swan Valley Realty we can assure you we adhere to each and every one of the following points:

Understanding the role of your agent
10 March 2015
Author: Samantha Jones

When it comes to selling your home, understanding the role your real estate agent plays is paramount, according to owner and Director of The Property Exchange.

Ms Peinke believes the role of a good real estate agent is to help the seller add value to the property with sound preparation and presentation advice.

“The difference between good and bad presentation is about 10 per cent of the actual selling price, so on a million dollar property the wrong advice could cost you $100,000 or more,” Ms Peinke said.

Managing expectations
The other important role of a real estate agent, according to Ms Peinke, is to manage the expectations of potential buyers.

“It’s important you do not set them up for a disappointment, as this will never result in a sale. A classic example of this is overpricing.

“Another example is misrepresenting the property on the internet, by using lenses that make rooms and outdoor areas appear bigger than they actually are,” Ms Peinke said.

Listing price
Determining a listing and selling price for your home can often be difficult for sellers, agents and buyers to agree upon because it’s so subjective.

Ms Peinke said that it’s important for all parties to understand that no property has one set value because it will always be worth different amounts to different people.

“The job of your real estate agent is to elevate that value in the buyer’s eyes. This involves finding ways to overcome or minimise what are likely to be objections to the property, making suggestions to buyers as to what they can do to overcome drawbacks, and to emphasise the positive points to create a balanced view,” Ms Peinke said.

Finding the agent that’s right for you
Ms Peinke believes that real estate agents require good instincts and foresight to be able to ensure the seller is protected at all times during the process.

“Your real estate agent should not just be a middle man in the process of selling your home.

“To be at the top of their game and the greatest asset to the seller, they must be a great marketer, a top communicator, a trusted advisor, a psychologist, an interior decorator, a diplomat, and have the confidence to give their sellers the advice that they need to hear, not what they want to hear,” Ms Peinke said

 
 

10. February 2015 18:29  /  swanvalleyrealtyblog Comments (0)


The Department Of Fire And Emergency Services (DFES) has provided brochures for owners of investment properties and tenants with information on their responsibilities with regards to fire safety and some crucial safety tips.

As an owner of an investment property which is leased out to tenants in a high bush fire risk area you are responsible for preparing your property to reduce the risk of bush fire.

For tenants the brochure provides tips to protect yourself, your family and pets.

See below for links to these brochures;

http://www.dfes.wa.gov.au/…/DFES_Bushfire_Factsheet-Renting…

http://www.dfes.wa.gov.au/…/DFES_Bushfire_Factsheet-Renting…

 

9. February 2015 20:18  /  swanvalleyrealtyblog Comments (0)


 Are you eligible for a KidSport grant? If so, the Ellenbrook Community Library can process your application.

The Department of Sport and Recreation provides financial assistance so that kids who otherwise may not have been able to afford it can join local sporting groups and clubs. The benefits of participation in organised sport go far beyond the purely physical – participation helps form friendships, teamwork, leadership skills and a sense of belonging.  

For details of the grant and eligibility go to the website below or ask at the library;

http://www.dsr.wa.gov.au/funding/individuals/kidsport/information-for-parents

4. February 2015 23:42  /  swanvalleyrealtyblog Comments (0)


Although research is showing a trend to online house hunting (more on this in next post) research also confirms that print advertising is still influential in selling properties faster.

Research by CoreLogic RP Data through its Media Maximiser product recently confirmed that properties advertised in print and online mediums sell faster and for more money than properties offered in online media alone.

In an information release prepared and released by not-for-profit trade media publication Newspaper Works, the data shows that homes in Perth were on average 8.7% (almost $50,000) higher for properties advertised in print and online, compared with houses and units advertised on digital channels only.

Houses across the country advertised on both mediums sold on average seven days faster compared with those only advertised online.

Extracted from CoreLogic RP Data on January 30, 2015 in Marketing, Real Estate Agents

At Swan Valley Realty we focus on both print and online advertising.

21. January 2015 23:45  /  swanvalleyrealtyblog Comments (0)


Year 12 student Alexander Rafferty has been awarded a general exhibition and a certificate of distinction for mathematics in the School Curriculum and Standards Authority’s 2014 exhibition and award winners.

Alexander has also been offered a scholarship by the University of Western Australia where he will study engineering.

He achieved scaled marks of 79.6 in English, 92.6 in chemistry, 94.9 in physics, 96.2 in maths and 100 in mathematics 3CD.
He had already received a scaled mark of 81.2 for a French exam, which he had sat previously.
His ATAR was 99.9.

Congratulations Alexander and all the best for your very bright future ahead!

Source; Echo Ellenbrook News, Sat Jan 17. 2015

 

14. January 2015 18:29  /  swanvalleyrealtyblog Comments (2)


In the Market Watch section of The Sunday Times real estate lift out Terry Ryder, founder of hotspotting.com.au stated that although momentum in WA has cooled, affordable suburbs were the best investment option and that these suburbs are resisting the pattern of market activity tapering off.

Mr Ryder includes the Swan local government area in his list of the strongest markets in Perth. He explains that The City Of Swan is hot due to Urban renewal, government policy and job nodes.

With regards to affordability Ellenbrook still has a median price range of $439,00 which puts in among the most affordable suburbs in Perth.

Source; Sunday Times Jan 11, 2015

8. December 2014 22:54  /  swanvalleyrealtyblog Comments (0)


The following statistics give an indication of the health of the property market in Ellenbrook over the last year. I have also provided days on market information for the last 4 months.

Annual Growth in Ellenbrook – 4.5%
Growth of nearby suburb Aveley – 7%
Growth of nearby suburb Henley Brook – 10.7% 

Upper Quartile sales – $500,000
Median Sales – $439,000
Lower Quartile -$402,375

The above information is based on settled sales as at 21 November 2014. From 1st Oct 2013 – 30th September 2014. All information obtained from the Real Estate Industry Of Western Austrlaia (REIWA)

Average days on market for last 4 months.
August – 49 days on market
September – 49 days on market
October – 43 days on market
November – 68 days on market

Thus average time for a house to remain on the market prior to selling for the last 4 months in Ellenbrook is 52 days.

 

6. December 2014 00:51  /  swanvalleyrealtyblog Comments (3)


More than a play ground – a Play Space in the new village of Annie’s Landing in Ellenbrook.

Stage 1 of Annie’s Landing District Play Space has been completed. This amazing play space caters to both younger and older children

The play space has been sympathetically designed to make use of its natural bushland setting. A Flying Fox is coming soon.

It is located at the very end of Bandrock Drive in Ellenbrook. Just keep following the signs for the Annie’s Landing display village and you won’t be able to miss it.

 

 

 

 

4. December 2014 00:33  /  swanvalleyrealtyblog Comments (0)


I am so impressed with Ellenbrook Residents who put so much effort into creating a festive atmosphere for all the community to enjoy. First there was Halloween with the Marshals and now the Christmas Lights of Granesse Drive in the lovely Charlotte’s Vineyard townsite within Ellenbrook.

At the house pictured below there are some amazing lights to see and a Christmas Grotto. All donations collected by visitors go to PMH Foundation.

For more information and pictures go to the facebook page below;

https://www.facebook.com/ellenbrookchristmaslights/timeline

Photo: I'm so impressed with Ellenbrook Residents who put so much effort into creating a festive atmosphere for all the community to enjoy. First there was Halloween with the Marshals and now the Christmas Lights of Granesse Drive in the lovely Charlotte's Vineyard townsite within Ellenbrook.

At the house pictured below there are some amazing lights to see and a Christmas Grotto. All donations collected by visitors go to PMH Foundation.

For more information and pictures go to the facebook page below;

https://www.facebook.com/ellenbrookchristmaslights/timeline

2. December 2014 19:15  /  swanvalleyrealtyblog Comments (0)


Some great community events have been planned for Ellenbrook this festive season. To get into the spirit of Christmas there will be the Ellenbrook Christmas Pageant, an Arts and Produce Market to grab some Chrissy pressies and food, Carols by Candlelight and a Theater Group Performance. See poster below for details.