National Property Market Update

Curious to know what is happening in the property market from an Australian wide perspective?

An update below from Ray White's CEO of Growth, Mark Mcleod

As always, consumer sentiment continues to be heavily influenced by the combination of local area market conditions and the overall macroeconomic environment. The buzz sparked by the Reserve Bank’s (RBA) early October decision to cut the official cash rate by 0.25% continued throughout last week, although the likely effect on the economy remained unclear.

In an unpopular move, ANZ finally joined the other major lenders late on Friday by announcing it would not pass on the full cut to consumers. A news.com.au article reported that the lender’s reduction of 20 basis points takes the ANZ variable rate to 6.6%, level with Commonwealth Bank. While acknowledging global funding costs have actually dropped, ANZ chief Philip Chronican blamed intense competition for deposits for the increase in overall costs.  

According to the Sydney Morning Herald, consumer confidence has risen for the second month in a row, based on the latest Consumer Sentiment Index produced by Westpac and the Melbourne Institute. The number of optimists now almost equals pessimists with many households feeling more secure in their finances, while remaining cautious about the long-term economic outlook. Despite the increase, Westpac’s Bill Evans told Property Observer the result was disappointing. Meanwhile, the International Monetary Fund (IMF) have downgraded its 2013 Australian economic forecast, warning of sluggish economic growth globally throughout this year and next.

The Herald Sun reported domestic unemployment is now at its highest level in more than two and a half years after the release of the latest data last week showed the jobless rate jumped to 5.4% in September. Mining giant BHP has announced it plans to slash jobs due to weakening conditions in China and falling commodity prices. In response, most economists are now predicting another interest rate cut on Melbourne cup day, although consumers are now sceptical of the banks passing the savings on.

Weekend Update - 13th & 14th October

Hope you had a relaxing weekend and managed to get some jobs completed. If you were out looking at homes, you would of seen a good number of open homes and buyers out looking. With the weather warming up, there are new buyers out looking to upgrade, downsize or make a lifestyle change before the new year. Interest was up for all properties but in particular, new properties to the market are getting the best response. If you are looking at selling, the first 4-6 weeks remain the most promising period to get the result you want.



A number of our new properties have sold recently just after the first or second home open. This is showing us that urgency has increased with less supply of homes and more competition from buyers. There is still talk of an interest rate decrease in the future and a recovery with iron ore prices.

With the warm weather, increased activity from buyers and less homes for sale, its a good time to consider making a move.

Have any Real Estate questions I can help with? I'd love to help. Contact me at robin.ram@raywhite.com

Weekend of 23rd & 22nd September 12

Another beautiful weekend around Canning Vale but lower numbers than previous weeks. One property under offer from last weekend activities and more interest in others. Average of 3 buyers per property spread out over southern suburbs of Perth.

Great working with a positive and supportive team. Being aware of what the office has for sale and providing information on other homes available resulted in a buyer from one of my home opens purchasing a property for sale with a colleague. Seller and buyers both very happy.

Full time commitment is required and a strong team is required and this benefits all concerned.

Would you like a copy of our home open list before the weekend?

Please feel free to email me at robin.ram@raywhite.com

Weekend Activity - 15th & 16th September

Weekend of 15th & 16th of September 12

With the weekend came great weather and lots of active buyers. Average of 6 buyers out per property with 3 offers resulting from these inspections. Big mixture of first home buyers, upgraders and investors looking to secure a property while the options are available. Many of these people requested the number of a broker many of my clients use to make sure they are getting a good rate and have the best bank for them. Fingers crossed these offers will result in some sales for happy buyers and sellers.

My Home Opens for the weekend were located in Canning Vale, Cannington, South Lake & Seville Grove. The office is handling sales for clients from Coogee to Munster to Cardup. Huge variety of properties on offer from the team at Ray White House Team. As normal, not all our homes are open and some are by appointment only. Never a problem to book a viewing on one of these properties should you be interested.

Can I be of assistance? Please feel free to call me direct on 0401 888 444 or email robin.ram@raywhite.com

Thinking of selling your home or have one for sale?

Quick post here as a reminder that my first articles on this blog all relate the process of getting your property on the market, what to do when its for sale, what to expect and what to do when the interest comes in.

Please feel free to view these at the start of this website or just email your question through to
robin.ram@raywhite.com

Sold in 2 Weeks!

Sold in 2 weeks!

Lovely 4x2 in Canning Vale with current tenant till June next year.

An amazing response with multiple buyers and offer accepted after the second home open.

Looking to get your property sold?

Email me at robin.ram@raywhite.com

Register your interest- VIP viewings!

Considering a lifestyle change?

Coming to market in a few weeks is a 4x2 home set on 2000sqm block. Renovate kitchen, side access to rear and 2 MASSIVE Sheds! located just south of Byford

Want to get in before anyone else?

Email me at robin.ram@raywhite.com

Weekend Home Open 8 & 9th September

Busy weekend with 5 home opens on Sunday.

The first home open started at 17 Figtree Drive, Canning Vale. Great response for the home time of
10:30-11am. 14 Groups through.

4 other home opens directly after this with on average 7 groups through each property.

As a team, we received offers Sunday evening and have had successful sales as a result. There were definately more buyers looking over the weekend but not many ready to commit.

Even though the amount of properties has reduced, buyers are still trying to secure homes far below asking price and are now starting to miss out.

Open Homes last sunday were as follows

17 Figtree Drive, Canning Vale
12/12 Arthur St, Cannington
70 Bolderwood Drive South Lake
64 Strawberry Drive Seville Grove
85 Sandringham Prom, Canning Vale

All others open by appointment

70 Bolderwood Drive, South Lake

5x2 home with study or home office! ( or 6th Bedroom )

Be quick as it's priced to sell! Rare opportunity here for a 6 bedroom, 2 bathroom home set on 703 sq meter block on the hill in South Lake. Walk down the road and let the kids and dogs play in the large park or sit out the back under your large patio area for a quiet drink or meal. With plenty of room to move, there is enough space in this house to keep everyone happy. Double garage with drive through access, sunken games, meals, dining, formal and informal lounge and the house is fitted with security screens and alarm. Ducted reverse cycle air conditioning, brand new cook top and shoppers entry all add up to make this one special and great opportunity. Work from home but want to keep your work/home life separate? The front room has its own door leading to the front yard for clients or guests and enough room for two desks and cupboards. Great work life balance here but it will turn this home into a 5x2 with Office. Features include 5 bedrooms ( 6 if using the office ) 2 bathrooms Home office with separate door to front yard Park Waters Estate location on the hill in South Lake Sunken Games Room Tiled flooring to living and kitchen areas Walk in pantry New gas hot plates just installed Reverse cycle air conditioning Security doors, screens and alarm system Double garage with new Cedar garage doors just installed Large bedrooms Main bathroom with great finish and IXL heat lamp Shoppers entry through garage Close to park and local deli Convenient location with easy access to schools and major roads Sunken Formal lounge room, separate dining, meals and informal living area. Open plan design Large gabled patio area For further information or to book your viewing, please email or contact Exclusive Agent Robin Ram

12/12 Arthur St Cannington

From $379,000

3x2 Villa in Cannington

 Be quick as it's priced to sell! Excellent opportunity right here to secure a street front villa only a short walk from transport and close to train, bus, major roads and shops. Secure gates to complex for parking and home security. 3x2 great for your investment or a low maintenance home. More features include Master bedroom with triple robe Private front courtyard with gate to street Formal lounge room Split system air conditioning Bedroom 2 and 3 with double robes Patio area Store room Great location in Cannington

National Property Market Update

Please see below the update on the 10/9/12 from Ray White's CEO of Growth, Mark McLeod

Buyer sentiment continues to be heavily influenced by the combination of local area market conditions and the overall macroeconomic environment. After rate cuts in May and June, The Reserve Bank (RBA) continued to sit on the sidelines for the third month in a row last week, leaving the official cash rate on hold at 3.5% after its monthly meeting.

An AAP article said despite growing concerns about a slowdown in China as the Eurozone crisis continues to linger and domestic retail sales fall, the RBA is still keen to see the effects of the previous cuts before lowering rates again. According to the article, most economists are now predicting a November cut, while markets are pricing in a further 100 points in cuts before the current rate cycle ends in late 2013. Westpac’s Bill Evans told the Weekend Economist that recent economic data, in particular the June quarter GDP, has been disappointing and does not dilute the case for lower interest rates. Evans expects two further rate cuts in the December quarter, followed by another cut in early 2013.

Meanwhile in the property market, News Limited reported that Darwin was Australia’s best performing capital city over the last three months, with the latest figures from RP Data showing prices there rose by 5.2%. Conversely, Adelaide was the weakest city, with prices sliding by 2.2%. Sydney and Melbourne, although flat in August, recorded growth of 2.4% and 2.5% respectively over the quarter. Brisbane prices grew by 0.6% while Perth grew by just 0.2%. Research director Tim Lawless said the lowest number of property sales since the late 1990’s combined with a flat winter could provide the foundation for a stronger spring. SQM director Louis Christopher said while he agrees market conditions are a little better than this time last year, it doesn’t mean we’re heading into a boom. Christopher believes Australia’s housing market is becoming more segmented, with falls continuing in Melbourne, Hobart, Adelaide and Canberra, prices stabilising in Sydney, Brisbane and Perth, and a boom occurring in Darwin.

National Property Market Update

Please see below the update from Ray White's CEO of Growth Mark McLeod

Buyer sentiment continues to be influenced by the combination of local area market conditions and the overall macroeconomic environment. The media last week was once again full of conflicting information regarding the state of the property market, with some reports suggesting conditions have stabilised while others indicating there is more trouble brewing.

Early in the week, ANZ released a report predicting Australian house prices should rise by around 4-5% per annum over the next two to three years, as long as the global economy avoids calamity and local unemployment doesn’t rise. According to the lender, home sales numbers are currently running at 100,000 per month, significantly lower than the 140,000 recorded pre-GFC and the 120,000 recorded in 2009. The report also notes significant volatility in the market over recent years, with house price falls for the most expensive 20% of Australian suburbs more than double the price falls for the remaining 80% of suburbs.

Conversely, the NAB Australian Residential Property Survey also released last week showed the national outlook has declined, with Australian house prices declining by 2% in the June quarter. According to the 300 real estate professionals surveyed, prices in NSW and Victoria are expected to fall by .4% and .7% respectively over the next two years, while house prices nationally are likely to rise by just 1% during the same period.

An article in the Age featured data from the Real Estate Institute of Victoria (REIV) showing the median price in Melbourne has fallen by 5.3% over the past year to $535,000. A spokesperson said low consumer confidence is the biggest challenge in the residential property market.

A Sydney Morning Herald article said investors are fleeing the share market for the safety of bricks and mortar. Meanwhile, a separate Sun Herald article said three in ten households with a home loan are currently suffering from mortgage stress, according to the latest Australian Bureau of Statistics figures

Give me a home among the gum trees......

5 Acres of Land ( 20,000sqm ) only 15 minutes from Canning Vale - 4x2 home

http://rwht.com.au/wa/oakford/809612/
Every now and then you get an opportunity to secure a new lifestyle and quality of life that most people dream of. Short drive to all major roads, this secluded home offers quiet enjoyment, nature, fresh air and the escape from the busy life style of Perth. The owners have taken great pride in this property and are sad to see it go. Let the dogs have room to run, kids room to play a game of footy or entertain without having to worry about noise. Parking not a problem with long drive way and so much grass area that the owner will even include their ride on mower in the sale. Work for home? Addicted to fitness or have some kids/guests that you want close by but far enough away to give you peace? This lovely property comes with a separate enclosed area that is currently being used as a gym with a guest bedroom next door. Ideal for an office from home, teenage retreat or even just storage. Relax by the spa in the fully enclosed gazebo. Enjoy it all rear round. Patio to the rear with local magpies stopping by on a regular basis for some extra food. Doesn't this place sound too good to be true? Well it's here and ready for you to inspect.
Features include 4 bedrooms 2 bathrooms
Ducted air con to main home with split system
Split system in teenage retreat/guest room
Fully fenced property providing security and peace of mind
Gate to entrance
Just over 5 acres of land or over 20,000sqm
Large water tanks
Roller shutter and security screens
Biomax water treatment
For an inspection or questions on this lovely home, please contact Exclusive Agent Robin Ram 0401888444

Perth Rental & Vacancy Rate

The current vacancy rate sits for last quarter at 1.7%. The trend continues to lower with population increase to WA, less homes available therefore increasing weekly rents. This is causing many home renters to considering buying due to price and difficulty in obtaining a rental property. Investors are returning to the market as stock markets show some uncertainty around the world.
Great to see this as a graph above and being able to compare to previous conditions over the last few years.

Number of Listings & Selling Days

Thanks to REIWA online, this information shows some interesting information. We currently have 11 784 homes on the market which is a significant decline from Dec 11. Based on this history and in my current experience, days on market are dropping down with more and more buyers looking to purchase. More competition for homes, less supply means increase pressure on prices.

Good time to buy? I think now would be great as the stats are looking good

Online Virtual Tour

With the Internet becoming more and more popular and the major source of all our enquires, why not think about an online tour to showcase your home? This new trend is proving popular around the world and its starting to make its way into Perth with a few agents coming on board.

As an agent, I have done my first online tour and have recorded one more for a rural property in Oakford.
Check it out and see what you think?

http://www.beproductionsonline.com.au/videos/34gatewayvideo.html

The cost has reduced significantly and I feel it would be worth the consideration. You don't have to have a million dollar home as most of our sales coming from regular suburban houses which is what most people want to buy.

Something new and exciting we can work towards, especially if you don't want home opens.

Residential Density R Codes

Looking to buy or sell a property and need some clarification as to what potential your block may have?

Please see below a link that may be of use on Density Guides and what you may be able to do with your property.

An example of this as follows  :
 R 17.5 means that you need an 571sqm per block you develop off your site. If you have this density and only 1000sqm, unfortunately, you will not be able to develop. Looking at building on the rear of your property?  You will need slightly more room.

Please see the link below for all the information direct from WA Planning

http://www.planning.wa.gov.au/dop_pub_pdf/R_CodesSPP_3_1_2.pdf

If you would like me to have a look at your property and explain the potential you may have, please feel free to give me a call or email me at robin.ram@raywhite.com

Double check your finance

More and more we are seeing the banks become uncertain and cautious on lending. The last few weeks have seen changes to lending criteria and even some declines on finance. When was the last time you checked with your bank or broker?
Most banks will require minimum of 5% deposit,
3 month proof of savings, stable employment with history between 3-6 months, credit reference checks and the go ahead from a mortgage insurer.

Due to the global finance uncertainty, it is now more important to be pre-approved, up to date and have the latest information.

My clients like to use Andy Iriks from Loan Market : 0413 999 286

Call him and double check you have the latest information and the package the bank offers you is in your interest, not just theirs. Brokers provide a free service and often save people substantial amounts of money.

37 Dalyup Road, Southern River

Great investment with the owner wanting to rent back for 2 years or more

http://rwht.com.au/wa/southern-river/802075/

Need an investment with a long term tenant and no vacany period? Check out this lovely home priced to sell! Owner keen to move on with the property so make sure you check it out before it's sold!

Some up to date stats

Like to keep an eye on what the market is doing? The signs are there that things are improving.

Stats from reiwa.com.au show the following for the 3 months to May

Vacancy Rate is 1.7% with median rent at $420 per week
There are 7897 homes currently online for sale
There are 2250 units online for sale


This confirms what we are seeing at home opens. More buyers are out, more investors are returning to the market and that rent prices are being pushed up due to short supply. We had an open for inspection in Thornlie on the weekend with 30 groups through and 3 offers and sold at a price the owner was more than happy with that day.

Looking to buy? Get in now before the potential of more interest rates cuts and more competition in the market.

Weekly Update National Property Market

Please see below the weekly update from Ray White's CEO of Growth, Mark Mcleod

As always, buyers continue to be influenced by the combination of local area market conditions overlaid by the general economic environment. During the week, the recent boost to consumer confidence created by falling interest rates was dampened by a renewed fear of a second full-blown global financial crisis, with speculation rife over the Greek general election ballots on Sunday.
An AP article said bankers, governments and investors were preparing for Greece to stop using the Euro, with the outcome dependent on which party wins Sunday’s election. In the lead up to the ballots, savers across Europe were making a run on the banks, withdrawing their savings either in fear their money will be devalued or that the banks are on the verge of collapse. Particularly in Spain and Greece, billions of Euros are being taken out of bank accounts, magnifying the financial stress those countries are already under. The article terms the trend a “jog” rather than a “full-bore run”, but suggests that if the mass withdrawals do turn into a flood, it could hasten financial turmoil in Europe which would then potentially spread around the world.
Domestically, AAP reported interest rate cuts and Government handouts are set to boost retail spending at the fastest rate since the GFC. Deloitte Access Economics is forecasting retail sales will grow by three percent in 2012/2013, up from .7% in 2010/2011. Conversely, the Daily Telegraph said the mid-year sales are a fizzer as interest rate cuts have failed to ignite spending. Retailers say they are facing the worst environment in more than 30 years, with many reporting lower sales than this time last year.
Meanwhile in the property market, Westpac boss Gail Kelly told the economic forum in Brisbane last week that Australia is unlikely to ever again see the housing boom that sparked a massive rise in personal wealth over the last decade. Kelly told business leaders that the years of compound growth in property prices are over for good

National Property Market Update

Please see below an update on the National Property Market by Mark McLeod.

Want to know what is happening in your area? Email me for an in-depth analysis of your suburb over the last 12 months. - Complimentary service :)

As always, buyer sentiment continues to be influenced by both the macro-economic environment and localised market conditions. In terms of the general media, last week saw more talk of further house price declines, as well as fears of mass job cuts as administrators were called in to the Hasties Group and its 44 Australian subsidiaries.

A news.com.au report said up to 2000 positions are at risk as 2700 workers were stood down without pay for 28 days pending the sale of the Hasties’ businesses. According to the article, the big four banks are set to take a hit with an expected $250 million in write-downs. The Hasties group are currently estimated to owe more than $650 million to lenders, including $150 million to ANZ.

The Hasties’ losses are likely to impact consumer interest rates further, with Mark Bouris from Yellow Brick Road warning during the week that the days of banks passing on official cash rate cuts in full are over. He says although many variables, including increasing funding costs, are weighing on the bank’s decisions, he believes they get away with “hoarding” the cuts because the big four banks effectively act as an oligopoly with 92% market share.

Meanwhile, a Sydney Morning Herald article said high Australian house prices will challenge credit growth more than a mortgage crisis, according to a Credit Suisse report. Conversely, independent banking expert Martin North says banks are beginning to relax lending ratios, creating a small but significant risk of default. He says the average mortgage is now twice what it was in 2005, calling 25-30% of borrowers “pretty stretched”.  A separate Herald article cited the latest OECD Economic Outlook as saying real estate prices are very high compared to rents and incomes and are under threat from the high Australian dollar along with confidence and jobs. The report suggests further falls in property prices, but predicts the Australian economy will grow at the fastest pace in the developed world.

Locally, consumer confidence continues to be shaky – an article in the Age reported Boston Consulting’s annual global sentiment survey shows Australians are gloomier than they were a year ago and in some ways, in worse psychological shape than consumers in countries where the global financial crisis has wreaked havoc.

Weekly National Market Update

Please see below the update from Ray White's CEO of Growth, Mark McLeod

As always, buyer sentiment is heavily influenced by the dual factors of local market conditions and the overall macro-economic environment. Global woes continued to dominate the media last week, as fears mount that Greece will leave the Eurozone and default on its debt.

An article in the Sydney Morning Herald said the Commonwealth Bank has been preparing for a possible Greek exit from the Eurozone for some time.  Chief Executive Ian Narey said the current volatility and strains on global money markets will be felt throughout the Australian economy, hurting confidence and pushing up bank funding costs. AAP reported that global equity markets plummeted during the week as the Australian dollar fell below parity, marking the first time the dollar has been below 100 US cents since December 2011.

Domestically, a Property Observer article said minutes released last week from the May 1 Reserve Bank (RBA) board meeting show that weak housing, construction and mortgage industries were the factors behind the recent decision to cut the official cash rate by .50%. According to the article, the minutes also show that the latest data indicates housing prices have continued to decline, albeit with tentative signs that the rate of decline may be slowing.  Further, a Herald Sun article interpreted the RBA’s minutes as saying the board slashed the official cash rate partly as a response to the higher home loan interest rates being charged by the commercial banks, as well as being influenced by “fragile” conditions in international economies.

Meanwhile a Sydney Morning Herald article quoted APM’s Dr Andrew Wilson as saying prices in Sydney’s prestige market are back to 2007 levels, with the wider Sydney market still below where it was a year ago. The article suggests the current over-supply issue has been worsened by a demographic “blimp” of baby-boomers wanting to downsize.

New Website for Canning Vale Area.

http://canningvaleliving.wordpress.com/

I have created a new website for both residents and local buyers wanting to know more about this lovely pocket of Perth.

Canning Vale Living is completely for this purpose. Understand what work is underway, what is currently happening and some reviews or feedback on local places that you may like.

I have only recently started this site so keep an eye out for more information. Buyers will be able to use this in future to research the lifestyle, schools, shops and transport this area offers.

I look forward to providing more information on both this site and the other one to give you a complete overview of this area that I am both lucky enough to live and work in.

Silent Homes For Sale

Looking to buy a home in Canning Vale, Southern River, Thornlie, Huntingdale, Harrisdale or Piara Waters?

As a local agent, we meet many sellers who are looking to move or relocate but don't want to place their home on the market as yet. This is where getting to know your local agent becomes an advantage. We currently have a few homes that can be sold but the owner is not quite ready for photos and home opens. Why not tell your agent exactly what you are looking for so we can keep an eye out for you.

I'm currently working with two unique and lovely homes in Canning Vale that are for sale but not online and have no signs.  This may be the perfect home for you. Don't be afraid to tell your agent your requirements and to keep an eye out for you. This may secure you a home without having to compete against other buyers and give the owner a chance to sell without the full marketing campaign. A potential win win for both you and the owner.

12 Ambleside Way, Canning Vale

http://www.domain.com.au/Property/For-Sale/House/WA/Canning-Vale/?adid=2009709543

PRIVATE VIEWINGS MY PLEASURE

Absolutely stunning property in Ranford Estate. This lovely double storey home is perfect for the busy couple or family wanting to make the most of the lifestyle this property offers. With all the creatures comforts, space and practical layout this home offers, you know you wont regret the decision.

Featuring all the bedrooms upstairs, the downstairs remains separate for entertaining family and friends. Cook up a massive feast in your downstairs kitchen or entertain on your alfresco overlooking rear pool. More features of this stunning home include
5 bedrooms
2 bathroom ( bath tub to main and spa to ensuite )
Upstairs balcony overlooking front of property
Theatre room
Activity area or study
Massive kitchen with island bench and quality finish
Below ground pool
Rear alfresco with wood decking
Double garage
Air conditioning
Upstairs activity area/bar for the grown ups
Porcelain tiled living areas

For further information or to book your private viewing, please phone Robin Ram 0401 888 444

First home buyers, remember the extra $2000

Are you a first home buyer looking to buy your first home below $400,000?

Not only do get the $7000 Grant, the state Government in WA is putting up to $2000 towards fees and extra costs incurred by buying. These may include settlement fees, bank fees, termite or building reports etc

Some things to remember when thinking about claiming this
- You need to buy an established home or party built
- No vacant blocks, house and land packages or off the plan
- You must buy from a Real Estate Agent
- Cannot of owned property before in WA or be in a relationship with someone who has
- Need to live in the property for 12 months
- Application must be lodged within 90 days of acceptance of offer.
- Need to use an authorised lending institution


For more information on this Government Assistance, please phone Dept of Commerce on
1300 30 40 54

Meeting with Mark from Domain

Grateful for the opportunity to sit with Mark Ehlers from Domain.com.au today. This major website is providing innovation, new technology and great service to the market place. Being an even larger power in the Eastern States, we receive regular phone calls and emails for buyers looking for Canning Vale properties.
View all our properties online at http://www.domain.com.au/
Thanks Mark.

Lovely home on TRIPLEX block! WOW! - 4 Currawong Way, Thornlie

4 Currawong Way, Thornlie

http://rwht.com.au/wa/thornlie/785289/

Call or Email Agent for Price Guide. More photos coming soon. You will kick yourself if you miss this one! Investors and First Home Buyers don't miss this 3 bedroom 1 bathroom on a Triplex Block Zoned R20/40 with 24.14 frontage. Positioned in a great location across from the park and walking distance to Spencer Village Shopping Centre and having the connivance with Public Transport just minutes away. Spacious Kitchen with plenty of room to move and cupboard space, separate dining area and sunken Lounge with split system air conditioning. Out doors entertain in one of 2 areas and let the kids enjoy the large back yard with plenty of room to run around and kick the footy. Extra Features: Security Shutters to Front Access to rear though Garage Built in wardrobes 708sqm block Call Robin Ram today to arrange a viewing

Value Value Value - 4 Triefus Lane, Canning Vale

4 Triefus Lane, Canning Vale

http://rwht.com.au/wa/canning-vale/784266/

Email or Call Agent for Price Guide Great opportunity for the astute buyer ready to make a decision on an affordable and well located home in Canning Vale. Situated close to parks, schools and shops, this lovely property will appeal to both investors making the most of the tenanted property or home buyer looking to move into this popular and in demand suburb. With its 4 bedrooms, 2 bathrooms, impressive kitchen and location, this property will be a great addition to your portfolio or a lovely family home. More features include: 4 bedrooms 2 bathrooms Open plan and spacious kitchen with island bench Tiled living area Duct evap air con Great location Property currently rented at $400pw until December 2012 Council rates last financial year of approx $1400 510sqm block Private viewings only by appointment - NO HOME OPENS

Weekend Home Opens

Great numbers out again this weekend with the most popular home recieving 15 enquiries. Numbers at my home open ranged from 1 to 9 with 3 offers recieved so far. There are more genuine buyers looking and making decisions a bit faster now some confidence has returned. Want to receive our next home open list before the weekend? Email me at robin.ram@raywhite.com
Most of our home opens are in the following suburbs
Canning Vale
Southern River
Harrisdale
Piara Waters
Thornlie
Huntingdale
Gosnells

We do sell in all areas so if you are looking at selling and would like to speak with me about your options, please call me direct on 0401 888 444 or email for a prompt response.

Update on the market

Below is the weekly update from Ray White's CEO of Growth, Mark McLeod

As always, buyer sentiment is influenced by the combination of local area market conditions and the overall macro-economic environment. Although a cut in the official interest rate was widely expected last week, the announcement of a 50 basis points reduction to 3.75% came as a surprise to many. The decision represents the first outsized cut since the height of the Global Financial Crisis in 2008.

Prior to the news, an article in the Daily Telegraph said major industry groups were pleading for a cut after new home figures showed sales have collapsed to their lowest levels in more than a decade. After the announcement, RBA Governor Glenn Stevens said a lower inflation rate provided the scope for the RBA to cut interest rates to help stimulate the economy. But a News.com.au article said most economists believed the banks would not pass on the cut in full, despite the Herald suggesting the major four banks are expected to report a combined first-half profit of $12billion by the end of the next week.

National Australia Bank was the first of the major lenders to make a move, dropping their variable rate by .32%. Commonwealth was next, upping the ante to pass on .40%, but still holding back 10 points from the RBA cut. By the end of the week, Westpac had announced at .37% cut and ANZ was holding steadfastly to its out-of-cycle review schedule, with their next rates decision not due until the second Friday of the month.

Meanwhile globally, a Herald article reported that the earnings season in the US has featured regular negative commentary about Australia’s “weak” economy. Chief executives from major companies including Kellogs and McDonalds singled out the Australian market as being “difficult” and experiencing ongoing tightening. Locally, a separate Herald article said business insolvencies have reached an all-time high since insolvency statistics were introduced in 1999.

Statement by Glenn Stevens, Govenor : Monetary Policy Decision

At its meeting today, the Board decided to lower the cash rate by 50 basis points to 3.75 per cent, effective 2 May 2012. This decision is based on information received over the past few months that suggests that economic conditions have been somewhat weaker than expected, while inflation has moderated.
Growth in the world economy slowed in the second half of 2011, and is likely to continue at a below-trend pace this year. A deep downturn is not occurring at this stage, however, and in fact some forecasters have recently revised upwards their global growth outlook. Growth in China has moderated, as was intended, and is likely to remain at a more measured and sustainable pace in the future. Conditions in other parts of Asia softened in 2011, partly due to natural disasters, but have recently shown some tentative signs of improving. Among the major countries, conditions in Europe remain very difficult, while the United States continues to grow at a moderate pace. Commodity prices have been little changed, at levels below recent peaks but which are nonetheless still quite high. Australia's terms of trade similarly peaked about six months ago, though they too remain high.
Financial market sentiment has generally improved this year, and capital markets are supplying funding to corporations and well-rated banks. At the margin, wholesale funding costs have declined over recent months, though they remain higher, relative to benchmark rates, than in mid 2011. Market sentiment remains skittish, however, and the tasks of putting European banks and sovereigns onto a sound footing for the longer term, and of improving Europe's growth prospects, remain large. Hence Europe will remain a potential source of adverse shocks for some time yet.
In Australia, output growth was somewhat below trend over the past year, notwithstanding that growth in domestic demand ran at its fastest pace for four years. Output growth was affected in part by temporary factors, but also by the persistently high exchange rate. Considerable structural change is also occurring in the economy. Labour market conditions softened during 2011, though the rate of unemployment has so far remained little changed at a low level.
Recent data for inflation show that after a pick up in the first half of last year, underlying inflation has declined again, and was a little over 2 per cent over the latest four quarters. CPI inflation has also declined, from about 3½ per cent to a little over 1½ per cent at the latest reading, as the weather-driven rises in food prices in the first half of last year have, as expected, now been fully reversed. Over the coming one to two years, and abstracting from the effects of the carbon price, inflation will probably be lower than earlier expected, but still in the 2–3 per cent range.
As a result of changes to monetary policy late last year, interest rates for borrowers have been close to their medium-term averages over recent months, albeit tending to increase a little as lenders passed on the higher costs of funding their books. Credit growth remains modest overall. Housing prices have shown some signs of stabilising recently, after having declined for most of 2011, but generally the housing market remains subdued. The exchange rate remains high even though the terms of trade have declined somewhat.
Since it last changed the cash rate in December, the Board has maintained the view that the setting of policy was appropriate for the time being, but that the inflation outlook would provide scope for easier monetary policy, if needed, to support demand. The accretion of evidence over recent months suggests that it is now appropriate for a further step in that direction.
In considering the appropriate size of adjustment to the cash rate at today's meeting, the Board judged it desirable that financial conditions now be easier than those which had prevailed in December. A reduction of 50 basis points in the cash rate was, in this instance, therefore judged to be necessary in order to deliver the appropriate level of borrowing rates.

Ray White's CEO of Growth Market Update

Please see below and update on the Australian Market from Ray White's CEO of Growth, Mark Mcleod

Consumer sentiment continues to be heavily influenced by both the macro-economic environment and local area market conditions. An official rate cut became virtually a certainty when lower than expected inflation figures were released last week. The Australian Bureau of Statistics reported inflation was just 0.1% for the first three months of this year, following no change in the December quarter and taking annual core inflation to just over 2%.

A news.com.au article said the inflation result caused a fall in the Australian dollar which may help local industries competing in international markets. In a bonus for property owners, the low result increased the likelihood that the Reserve Bank would cut rates by at least .25% on Tuesday. A Sydney Morning Herald article said the result now means Australians can expect a series of rate cuts. Stephen Koukoulas, as economic consultant who until recently was an advisor to the Prime Minister said the RBA got it wrong by underestimating how weak retailing and construction really were and should have cut rates in February and April.

Unfortunately, there is no guarantee the banks will pass on all or any of any official cut. News Corporation reported Westpac boss Gail Kelly has refused to speculate on whether the lender would pass on any cut, echoing other bank executives in saying wholesale funding costs are now higher than they were throughout the global financial crisis. However, the associated article said the major four banks source only around 20% of their total funding from off-shore markets, down from 40% three years ago.

In the property market, a Herald article said sellers and agents are hopeful that talk of an interest rate cut will bring out more buyers after a patchy few months with fewer transactions. Australian Property Monitors said they expect final sales figures to show a drop of 8% for the first quarter compared to the same period last year.

The latest finalised auction results showed a slight rise in the overall clearance rate, with Sydney at 54%, Melbourne at 58%, Brisbane at 30% and Adelaide at 39%. Volumes in other capital cities were too low to yield meaningful volumes.

Open for Inspections on the 29th April 12

Curious as to what to expect at home opens? This weekend was great with increasing buyer presence at our many home opens. The busiest property received 18 groups through the home within 30 minutes. My home opens in Southern River and Canning Vale received the following numbers
Canning Vale - 10 groups
Southern River - 9 groups
Canning Vale - 10 groups
Southern River - 4 groups

Plenty of active buyers looking to buy homes and with news of rate decreases, fingers crossed it keeps going :)

Housing Construction expected to surge!

In an article online today, it was reported that on the back of increasing population and increasing demand for rental property, construction would increase around 11% since last financial year. Around Harrisdale, Piara Waters and Southern River we are seeing big demand for vacant blocks with the only complaint being the some of the sizes of some of the blocks.

New Property Team Viewing

Great opportunity every Wednesday morning for the sales team here at Ray White House Team viewing some of our new properties coming to market.
This morning on the list

- 39 Southacre Drive Canning Vale
- 11 Bluegum Road, Thornlie
- 85 Sandringham Prom, Canning Vale

With only 3 to view this morning inspections were done with quickly. The sales team have now walked through these homes are are now able to quote, refer or recommend these homes to buyers we are working with or buyers we meet in the course of our normal week. We often sell homes where one agent from the office has a buyer for a property another agent from the office has taken to market. We are also able to refer to more properties when we meet buyers on the weekend at home opens who may describe a house that we have for sale in a different suburb or location in the same general area. This is often the case around Canning Vale with the large number/selection of homes for sale.

It's Trendy, Modern and ready for You

11 Leschenault Blvd, Munster

http://rwht.com.au/wa/munster/771953/

Looking for a change of lifestyle? Want a trendy low maintenance home set across a parkland and close to schools and shop? Call now and book your viewing on this lovely 4 bedroom 2 bathroom home.

Built by Chestingon homes, this 2008 home has been well looked after and loved by the current owners. Excellent location and practical layout home.

Features include :
*Master bedroom located upstairs with access to balcony, recessed roof, split system air con, walk in robe and an ensuite with double basin, spa, double shower and tiled to ceiling.
*Double door entry to home with wood floors through to living.
*Down stairs study, formal lounge, theatre or gym.
*Upstairs second living area or home office
*Bedroom 2 with mirror robe
*Bed 3 good size with mirror robe
*Bed 4 with double mirror robe
*Down stairs bathroom with double basin
*Powder room/separate toilet.
*Stunning kitchen with Granite bench tops and double pantry
*Electric log fire heater as a stunning heater and feature
*Split system air conditioning
*High ceilings in living area
*Large double garage from...show more rear with extra ceiling storage
*Rear alfresco area with easy care rear yard

For an inspection on this lovely home, please contact agent Robin Ram on 0401 888 444

Hot Hot Hot

206 Harpenden Street, Southern River

http://rwht.com.au/wa/southern-river/771851/

With all the creature comforts, little extras and novelty features, this home is built to impress and house you in style, security and comfort.

Located on a corner position, access to rear for boats, caravans or trailers are much easier. No neighbours to one side giving you some freedom to entertain friends and family without too much bother on noise. Built to be grand from the entrance in, your inspection of this home is sure to satisfy.

Features include
*Master bedroom with feature lighting, wall mounted heater, roller shutter and ensuite with double basin and large shower.
*Theatre room with remote control blinds and projector screen. Behind the project screen in a flat screen TV should you want TV instead of the whole theatre experience. Decor of this room is perfect for movie fans with feature wallpaper and even an EXIT sign on the way out
*Massive ceiling on entrance with recessed colour lighting changing colour automatically.
* Ducted Vacuum system
* Tiled living areas
* Awesome and spacious kitchen giving plenty of room to move and create. Dishwasher, tiled floor and even light features at the bottom of cupboards for extra effect.
* High ceiling in living area
* Split system air con in Living area and theatre room
* Ducted air conditioning throughout home
* Wall mounted heaters in all bedrooms
* Large bedrooms
* Intercom system for all bedrooms and front door
* Security camera should you wish to see who is at your front door
* Wall mounted dryer in Laundry perfect for winter time
* Heated towel rails to main bathroom
* Reticulated gardens
* Shed/workshop with power
* Double garage with rear access
* Rear alfresco with high ceiling
* 1500L water tank
* Smart Wired house and Internet in each room

Hole in One

85 Sandringham Prom, Canning Vale

http://rwht.com.au/wa/canning-vale/772398/

Attention all golf lovers and families looking to get into Brookland Greens Estate and secure a lovely home as well.

This stunning home is well located and provides easy access ( a short walk ) from Gosnells Golf Club, bus routes, local shops and the beautiful lakes featured in this estate. This home has a lovely warm feel and was built and lived in with love.

Features include:
*Master bedroom with split system air con
*Ensuite with extra larger shower
*Double door entry with tiled flooring
*Sunken formal lounge room
*Large double garage with extra height and shoppers entry.
*Open kitchen area overlooking sunken Family room and meals area. Great for the family that like to be together.
*Alfresco area with fridge recess for unwinding with a few drinks at the end of the week
*Lovely gardens to rear for a nice outlook
*Good size bedrooms all with robes
*Extra storage room created in the ceiling
*614sqm block
*2000 built Ventura home. Well designed.

For further information or an inspection on this property, please contact Agent Robin Ram on
0401 888 444 or email robin.ram@raywhite.com

Vacant Homes are a great opportunity

Sometime amazes me that a vacant homes with no furniture or decorations take so long to sell. I would think that seeing an empty "shell" of a property would be positive and provide people the space required to mentally place their belongings and get a feel for the home. Often though, with little or no "feel" to these homes, they just stay on the market and sometimes end up selling for much less than comparable properties presented with someone living in the property.  This leads us to the question that can we justify spending considerable sums of money on "staging" a home with rental furniture? This is a growing trend and companies are emerging offering low cost furniture to decorate a home for a month or more if required.
If you are looking to achieve top dollar, presentation is vital and if your home is vacant, it may well be worth the investment. Staging of homes has been popular for a while in the upper end market but is not becoming more normal in more affordable price ranges. When looking at selling a vacant home, make sure you have the discussion with your agent. Looking for a good deal on a home? Why not check out a few vacant homes in your area and compare prices to ones fully furnished. You may be able to pick up a good deal.

Whats Happening in the City of Gosnells this month?

Please see below information from City of Gosnells Website on upcoming events

Just wanted to provide it here for your reference


Summer in the City 2012
Events programme January - April 2012



English Conversation Classes

Would you like to meet other people who are learning English? Do you want to practice your conversation skills in a friendly environment?
Join an English conversation class for adults at the Knowledge Centre. Sessions will be conducted by experienced professionals.
Wednesday 10.30am to 11.30am
Saturdays 11.00am to noon
Knowledge Centre @ The Agonis
Refreshments will be provided and bookings are essential.

For details and to secure your booking call 9398 2551.Garden History in GosnellsCity of Gosnells Community Art Award 2012
Opening to all emerging artists.
Categories include:
Overall $4000
Mixed Media & 3D Award $1000
Watercolours Award $1000
Oil/Acrylic Award $1000
Photography $1000
Pastels, Pencils and Pens $1000
Local $500
Student $500
People's Choice (sponsored by Maddington Metro) $100

Download an entry form here
Entries close 4pm - 20 April 2012
Enquiries: Arts and Culture Officer - 9397 3104 or ltrench@gosnells.wa.gov.au


Gosnells Community Cycling Day


A day of cycling activities, including a fun family ride, cycle skills information, basic bike maintenance, bike engraving and safety checks by Jet Cycles Bike Shop and Cycle Coaches.
There will also be a cycle skills course for new or rusty riders to build confidence and practical skills and a healthy morning tea and museum open day at the completion of the family ride.
Date:    Saturday 24 March 2012
Time:    8:30am to 11:30am
Venue:    Wilkinson Homestead Museum,
               Homestead Rd, Gosnells

This is a free event and pre registration is essential.
For details call Leisure Services on 9397 3107

City of Gosnells celebrates Australian Heritage week and showcases our heritage.

Local History Librarian Stephen O'Brien will deliver an illustrated talk on Garden history in Gosnells, explaining the changing nature of local gardens from the earliest European settlement to the present day.

Date: Saturday 21 April 2012

Time: 10.30am to 11.30am

Venue: Knowledge Centre @ The Agonis

Refreshments will be provided and bookings are essential.

For details call the Knowledge Centre on 9398 2551

Author Fiona Palmer @ Knowledge Centre

The Knowledge Centre, in partnership with Dymocks Carousel, will bring books to life as it hosts a talk by WA author Fiona Palmer.

Fiona Palmer is a bright new talent in outback rural romance and has recently released her new book 'The Road Home' about home, love, land and conflict. Fiona will sign copies of her books which will be available through Dymocks at the session.

Date: Thursday 12 April 2012

Time: 6.30pm - 7.30pm

Venue: Knowledge Centre @ The Agonis

Refreshments will be provided and bookings are essential.

For details call Knowledge Centre on 9398 2551

House types in Gosnells through history

City of Gosnells celebrates Australian Heritage week and showcases our unique heritage with an educational program of global changes in Gosnells.

Local History Librarian Stephen O'Brien will talk about the various house types from the Aboriginal shelters and early pioneer homes, using locally sourced and largely unprocessed materials, to the modern homes of today

Date:     Monday 16 April 2012

Time:    6pm to 7pm

Venue:  Knowledge Centre @ The Agonis

Refreshments will be provided and bookings are essential.

For details call the Knowledge Centre on 9398 2551

Easter Long Weekend

Down time for most buyers, sellers and even agents this Easter long weekend. With most properties being open by appointment, there have been less phone calls and inspections the last few days. Some exciting times ahead with some great properties coming to the market over the next few weeks in Munster, Southern River and Canning Vale ( Brookland Greens close to Gosnells Golf Club ) Keep an eye out on our website or facebook account for latest information. There are still great value homes for sale with the property at 17 Figtree Drive, Canning Vale recently having a further price reduction to $485,000 - $525,000 for a 4x2 with open plan living in Canning Vale. Aubin Grove is still getting interest due to its affordability, new homes and proximity to Kwinana Freeway and Cockburn Central for bus and train access. Stay safe and hope you have a relaxing long weekend :)

Home Open Response

Hope your weekend went well. We had a good response to home open this week with number ranging from 1 inspection ( 2x1 home in Huntingdale ) to 15 people for a property for sale in Canning Vale. The market below $600K is definately doing much better at the moment and most of our sales are between the $400,000 - $600,000 price bracket. Follow up time today too see if there are any offers/second inspections coming. I'm sure there will be a few :)

Home Opens This weekend

If you're in the market to buy, make sure you're out this weekend as next weekend it's long weekend. ( Most owners will not have their property open ). Private inspections are always an options so if the house you like is not open, feel free to call the agent direct or email them an enquiry.

Happy house hunting and please feel free to contact me anytime if I can be of assitance on
0401 888 444 or through robin.ram@raywhite.com

Client uses broker and saves thousands of dollars!

Recently sold a lovely 5x2 home in Canning Vale. With multiple properties, the buyer needed some advice as to how best proceed in buying this property. As equity was not sufficient to borrow against, the Bank used by the buyer wanted a massive amount of money in Mortgage Insurance. With some light re-structuring, Andy Iriks from Loanmarket managed to save them thousands of dollars in insurance. The right advice can save you thousands of dollars and plenty of stress. Awesome job Andy.

In Summary

The process of selling your home can be daunting, sometimes stressful but hopefully one that will you get a result that you are happy with. The agent you hire will be working in your best interest and can hopefully make the experience memorable and successful in moving on the next step of your life. I love this career as helping sellers and buyers with such an important and memorable decision is both rewarding and enjoyable.

I wish you all the best in the process.

You are more than welcome to contact me on 0401 888 444 or through

robin.ram@raywhite.com

My house is not selling, what should I do?

Handle this area with care and don’t worry about bringing this question up early on with your agent. You need to be having a review of where you are and response every 2 weeks. This will enable you to get on top of any small problems or corrections you may need to address to maximise the window of opportunity.

There are always things you can do to take back control and generate more interest in your property.

Example : A home owner contacted me after having their home on the market for just over 3 months in Piara Waters. They were keen to get the property sold but had no offers from their agent and interest was starting to drop off. I sat down with the owner and explained how their property was being perceived by the buyers in the market place.

We worked out a strategy which made their property come across fresh and new online. We invested in some different marketing, discussed price and expectations and worked out a strategy to achieve this. 2 weeks later we had 2 offers from the market at good prices. The property sold 4 weeks later with the third offer

What happens with multiple offers?

As part of my volunteer work at REIWA Public Enquires line, I hear many calls from buyers who have submitted an offer on their home the same time or after another offer. There is large misconception of the rules of this so I would like to offer some clarification.

As agents we need to present offers to our owners as soon as practically possible. Sometimes the owner is away, unable to meet or instructs us not to present the offer till a later stage. When this occurs there is not much you can do as a buyer. Your options are to withdraw your offer or wait for the owner to respond.

Many people have the belief that if they put an offer in first, they get their presented before anyone else. This is only true if yours is the only offer. In a multiple offer situation, the owner will look at all the offers written at the same time and will pick one of the offers to accept or negotiate with.

If your offer is not favourable on price or conditions, you may get a phone call saying the owner has accepted something else. With this is mind, the price you need to give your agent is the best price you feel the home is worth. You may not get another chance with the property so put your best foot forward and offer the money you really feel the house is worth.

As a seller, you want the best offer for your property but you cannot counter offer all the offers and see who accepts first. They are all binding contracts and therefore you can only negotiate with one at a time. Pick the best offer and work with that but please remember that the buyer may have put their best offer in so be very careful in counter offering or you can potentially lose them.

Conjunctionals - When another agent has a buyer for your house

Throughout Canning Vale, Thornlie, Southern River, Piara Waters and Harrisdale, conjunctionals are common. This occurs when another agency in the area is working with a particular buyer who may be interested in your property you listed with another agency.

When this occurs, the agent will contact your agent and set up a viewing time. We pay the other agent with the buyer a percentage of our sale fee in order to help sell the property. As the other agent is being indirectly paid by you as the seller, they are legally obligated to work in your best interest.

Should the other agent be paid a fee by the buyer, they are working direct for this buyer and will negotiate and write conditions to the contract in favour of their client, the buyer. This is nothing to worry about though as your agent will be able to recommend any changes to make sure you are protected.

Now you have selected your agent - whats next?

What can you do with your property to maximise the price you receive from a buyer.

The premium price for your property comes from the emotional buyer. As agents, it’s our job to put the emotional buyer in situation/environment where they pay the best price and work with those emotions to keep them excited and happy about their purchase.

As an owner, the more the buyer falls in love with your property/home, the more they will pay.

So how do you do this?

Presentation !

Starts from street appeal right through to the back of the property. If you need ideas on how to best present your home, take a tour of a display home. The decorators do a great job of giving you feeling that you can just move right in. This is the feeling you want to create with the buyers walking into your home.

Some steps you can do

Spray your garden with liquid fertiliser. Its fast acting and cheap and can be purchased from any garden centre

Mow your lawn – neat and tidy for the home open

Get rid of weeds and place some new mulch if required on the garden beds

Clean entry of home and driveway. This needs to be clean and presentable for when buyers walk to your front door.

Declutter your property – This means dishes away, remove personal photos, take items off bench tops and tables. Remove as much of this as possible to create more space

Clean, clean, clean – A clean home gives the impression the home is well looked after and there is little to no work required. Polish sinks, fix leaks and repair cracks or damage to walls. Make sure the beds are made and the house has been aired and smells fresh. Maybe even buy a scented candle or buy a wall mounted air freshener. One of the first impressions buyers get when they walk into a property is odour.

If your carpets are dirty, it may pay to have them professionally cleaned prior to sale.

Open curtains and turn on lights- creates more space in your property

Decorate – If you have the time and money, some decorating items around the home does wonders in uplifting the overall appeal of the property. If you have too much furniture or it’s not in practical positions, consider removing this from the property prior to commencement of marketing. We want to create the impression of more space.

Enhancing emotional appeal by creating a comfortable atmosphere makes the property feel like a ‘home’ . To achieve this, some sellers play background music. Something calm and peaceful is always a preference. A fresh bunch of flowers in the home is always a nice touch if placed nicely. If it’s a hot day, make sure you have your air con on or on a cold day, the heater is going. If you have dogs make sure you take them with you. There are people who don’t feel comfortable with animals and won’t feel at ease with a dog in the back yard.

Lastly, don’t be present. A buyer will not be free to explore a property if they are feeling like they are being watched by the owner or tenant. They won’t be comfortable to have an open discussion with the agent or discuss objections in case they offend you.

You have selected your agent - what next?

What can you do with your property to maximise the price you receive from a buyer.

The premium price for your property comes from the emotional buyer. As agents, it’s our job to put the emotional buyer in situation/environment where they pay the best price and work with those emotions to keep them excited and happy about their purchase.

As an owner, the more the buyer falls in love with your property/home, the more they will pay.

So how do you do this?

Presentation !

Starts from street appeal right through to the back of the property. If you need ideas on how to best present your home, take a tour of a display home. The decorators do a great job of giving you feeling that you can just move right in. This is the feeling you want to create with the buyers walking into your home.

Some steps you can follow :

Spray your garden with liquid fertiliser. Its fast acting and cheap and can be purchased from any garden centre

Mow your lawn – neat and tidy for the home open

Get rid of weeds and place some new mulch if required on the garden beds

Clean entry of home and driveway. This needs to be clean and presentable for when buyers walk to your front door.

Declutter your property – This means dishes away, remove personal photos, take items off bench tops and tables. Remove as much of this as possible to create more space

Clean, clean, clean – A clean home gives the impression the home is well looked after and there is little to no work required. Polish sinks, fix leaks and repair cracks or damage to walls. Make sure the beds are made and the house has been aired and smells fresh. Maybe even buy a scented candle or buy a wall mounted air freshener. One of the first impressions buyers get when they walk into a property is odour.

If your carpets are dirty, it may pay to have them professionally cleaned prior to sale.

Open curtains and turn on lights- creates more space in your property

Decorate – If you have the time and money, some decorating items around the home does wonders in uplifting the overall appeal of the property. If you have too much furniture or it’s not in practical positions, consider removing this from the property prior to commencement of marketing. We want to create the impression of more space.

Enhancing emotional appeal by creating a comfortable atmosphere makes the property feel like a ‘home’ . To achieve this, some sellers play background music. Something calm and peaceful is always a preference. A fresh bunch of flowers in the home is always a nice touch if placed nicely. If it’s a hot day, make sure you have your air con on or on a cold day, the heater is going. If you have dogs make sure you take them with you. There are people who don’t feel comfortable with animals and won’t feel at ease with a dog in the back yard.

Lastly, don’t be present. A buyer will not be free to explore a property if they are feeling like they are being watched by the owner or tenant. They won’t be comfortable to have an open discussion with the agent or discuss objections in case they offend you.

Do I need a sign?

It’s recommended but not required. The agent will generally not know where the ultimate buyer from your home will come from so for the small investment of the signboard, it’s there 24hours a day. You have many potential buyers visiting family and friends every week in your street who may love to live the same area or location.

They are the passive buyers not actively looking in the paper but ready to make a decision should the right property show up. I have sold many homes to people wanting to live close by to family and only discovering how nice the area is after visiting someone who has just moved to that suburb.

In Canning Vale, Harrisdale, Southern River, and Piara Waters there are buyers who are always looking for the right house to show up in the estate they want to live in. As these suburbs are huge and finding a suitable house online when the estate is not mentioned is very hard.

An example : I recently sold a home in Brooklyn Greens, Canning Vale. The buyer for this property had been looking for a home for just under 1 year and really wanted to live in this popular estate. Driving the area on a regular basis they noticed the sign board as soon as it came up and contacted me. They bought this home just afterwards.

There are many ways to sell a home and this is a tool at our disposal. It’s your choice as owner if you see value in this or want one.

Can I stay home for viewings?

Please don’t stay home when we have buyers coming through your property. We want to create a comfortable environment and have honest discussions with the buyers and this is extremely hard if you are sitting on the lounge or in the back yard having a drink. Buyers are generally very nice and will not want to feel like they are intruding on your time.

They will also not discuss any objections with us about the home as they don’t want you hear them. If they feel uncomfortable with walking through your home, they will most likely associate that feeling to the property and loose interest quickly. Viewings normally take 10-15 minutes, a great chance to have walk around the block or head out to the shops quickly.

Should I do home opens?

Tough question as many agents have differing opinions of them. You can sell a home with or without home opens but in my opinion, it’s a must.. Throughout Canning Vale and Thornlie areas they are extremely common and buyers have come to expect to see homes on a weekend.

Genuine buyers will almost always call or email if no open is scheduled but you also want the passive buyer who has the money or desire to buy but is just waiting for the right house. Like stated in other articles on this website, it’s our job to obtain the highest price for your property.

We cannot assume that the highest buyer will be the one that will call up and book a viewing. More buyers gives more competition and therefore a higher price. A private viewing will make it hard for the agent to create a sense of urgency around your property and maximise price.

I have seen many agents advertise times as 2pm Sharp etc. These are just as effective as home opens but you do upset a few buyers. Week day evening viewings can also be arranged if weekends are no good for you.

Should your property be rented, please keep in mind that the process of selling a home is inconvenient to tenants and we still need to respect their enjoyment of the property. Negotiating with the tenant up front is always a good idea as an upset tenant can make our job very difficult.

How much communication should I be getting from my agent?

Communication is the key to this career for us. We communicate information about your house to the market, we communicate with buyers and sellers and every other person involved in the process. The better the lines of communication, the better the experience and understanding for all parties involved.

As a standard, you need to be receiving at least 3 forms of communication a week from your agent.
One after the home open so can know how many buyers you have had through your home, one during the week with feedback from those buyers and another to confirm the following home open. Written reports will assist you in your understanding of what is happening with response to your property and what you can do to assist in the sale.

Something this may highlight is that your home may be priced too high or there is something you can fix to enhance the saleability.

My written reports normally include a summary of the market, home open feedback and any recommendations I can make to assist in the process.

When you have all the information at hand when an offer comes in, you will be able to make an educated decision on how to respond. This is crucial in responding correctly and not missing out on a sale by counter offering too high or not accepting a good offer when it comes in.

What is the quickest way to sell my home?

REIWA (Real Estate Institute of Western Austraila) have released figures highlighting that the lowest time on market for a property is by Auction. This term normally scares many buyers and likewise many inexperienced agents. If an auction is done well, you property has success rate of around 70-80% in the first 60 days.

An auction’s success is not determined by the auction day and if your property sells under the hammer. Not every buyer can purchase at auction so we have interest normally waiting for just after the auction should the property “pass in”. For a full summary of Auctions, please see the article on this website. The reasons auctions work very well is due to a few major points.

• There is no price, therefore we see more buyers
• There is an end date to the process, buyers need to have made their decision
• Competition pushes up price
• More exposure to market

If auctions aren’t your preferred method, you can create the similar experience without the public show. Expressions of Interest – (EOI) or Price on Application (POA) can also generate more viewings but needs to be handled correctly by the agent. Buyers want a price expectation and if your agent is not helpful with providing proof of sales or generating feedback from those buyers without upsetting them, they may just leave assuming the owners want too much for the property.

The last method, should you wish to go normal sale with a price, is to invest a bit more money in marketing providing more exposure for your house.

Be sure to discuss your options with your agent and pick the method that suits your needs.

How long do I sign up for?

Industry standard is around 90 days or 3 months. Some agents ask for 6 months or more but even 3 months with the wrong agent is a long time. The window of opportunity you have to get the best price from the market is 0-8 weeks. If you have some hesitations about your agent you have every right to ask them to sign up for as little or as long as you feel comfortable with.

Why not try a 1 month agreement and if they are performing and giving the service they told you they would, you can always extend them for another month or two. This way you have security that you can always go to another agent should your current agent lose interest or stop communicating with you

Why do I need to pay for marketing?

You want the best price from your property and you want to be able to look back at this transaction and know you achieved the right result from the market. More marketing means more buyers, therefore more competition and therefore a better price. Around 70% of the buyers in a market place come from the same postcode or and adjoining postcode. 30% of the buyers therefore come from out of the area.

How will your agent reach local buyers? how will they target out of area buyers? This 30% chance your home will sell to someone who doesn’t know your area or home cannot be overlooked as this buyer may come from a different market place or might be thinking a more expensive suburb but happy to pay more for your home as it has everything they want. You want the certainty that when you take an offer on your property, you know that your property has been exposed to every single potential buyer and you can take that offer with confidence that there are no other buyers/offers.

The reason you are now charged for marketing and not 10 years ago is mainly due to the increase in cost to sell properties. Major websites are now charging agents significantly to be online and combined with increased costs in print media and other forms, the agents can no longer cover this much expenditure. As agents we also have not control of your personal circumstances. Our time and energy are free till we get a sale. Should we spend $1000 marketing your property and you change your mind or have a change in circumstances and withdraw your property from the market, we are left with a bill for doing our best for you but the change for you leaves us with a bill. There are little or no agents who can afford to do this on a regular basis. Most businesses in your area, even large ones franchises like Ray White are all privately owned small businesses generally operated by people living in your area.

The cost of advertising could be anywhere between $500 for a basic internet campaign up to $5000 or more for mulit million dollar properties. Agents are not allowed to make money from VPA (vendor paid advertising) so you will be invoiced exactly according to what has been spent. The amount you agree on in your selling agreement is the max that can be charged. If your home is sold without any marketing, you should not have to pay a fee. Should the agent spend $2500 but you only agreed for $1500, this is all you will be charged.

Why a well trained Agent will secure you a better price

Training can never be over rated and almost all the great people in any field are always in a constant state of learning. “When your green you grow and when you’re ripe you rot” this expression is often heard in real estate and can be applied to many fields. I come across many agents who feel they know it all and stop training and striving to get better. There is always something that can be improved or some new way of working more effectively. With the massive change of technology recently, it’s now more important than ever to make sure we can keep up to date with improvement and tools buyers and sellers are using.

Our ability as agents to handle and overcome buyer objections is extremely important part of selling homes. Many objections are buying signs and when dealt with appropriately, can get you a sale much faster.

I’m lucky to be part of large company that offers regular and on-going training. I am continually kept up to date on what works for buyers and sellers around the country and how we can enhance our ability to provide a service for the community. Hitting 400 buyers in 15 minutes of a new home coming to the market is extremely powerful and can only be done if the business has systems in place, the team is well trained and the technology is there to be utilized.

Consumer protection makes sure all agents are involved in compulsory training in Western Australia and to retain our registration to sell, we need to complete mandatory training session. These have improved knowledge of agents but it’s the agents who spend some of their personal time and money learning how to get better that you need to find. A well trained agent can overcome objections, negotiate more firmly on your behalf and can protect your interests in conditions and clauses to the contract.

What fee should I expect to pay?

You want the highest price for your property which means you want the highest dollar value in your hand at the end of the process. This is your net return from the property when you take off agent fees, marketing and the separate fee from a settlement agent/solicitor.

To achieve this, most sellers are tempted to select the cheapest agent with the lowest marketing budget. This can be a huge mistake. Agents who cannot offer anything of value or a proven strategy that achieves results often go to a cheap fee to obtain the business. These agents also have no skill in explaining on the importance of marketing and the reasons they are worth the industry standard fee.

A good way to test an agent on how they handle important questions is one I hear commonly at home opens every week.  - How much do you think the owner will take? You would be surprised at how many agents freely give away your price in order to get an offer and a sale. Should your home be listed at $500,000, but you would look at anything over $470,000 and the agent gives this away, the saving of a few thousand dollars in fee can results in 10s of thousands of dollars less in your hand. These low fee agents often have little or no negotiation skills and offer little or no service and communication.

A professional real estate agent will be able to demonstrate value for the fee they are going to be paid.  Please note that mulit million dollar homes have a lower percentage as the fees are generally on a sliding scale.  Real estate fees are de-regulated therefore negotiable and if it comes down to it, an agent may agree to drop their fee slightly when you actually receive offers and know how much you will have in your hand after taking an offer. The time negotiate should really be at time of sale when you have seen the level of service, communication and results the agent has achieved for you. It’s unfortunate that the time most people negotiate is at the start. Some people like the idea of a percentage fee as they think that the agent will work harder as the more they achieve, the higher their fee will be. This does motivate some agents but a long term agent will be just as happy to know that they achieved the best price from the market and will hopefully have a client for life who will also refer family and friends to them. Some other things to consider and maybe ask your agent is:

What questions will you ask when writing up the offer? Will they spend an extra 20 mins with the buyer after writing up the offer trying to get them up in price or are they more interested in just getting you your price?

How will the clauses be written to protect you? A vague clause can cost you a great deal of money in the future and leave the buyer in a situation where they can walk away leaving you to have to take your property back to market and find another buyer.

Will you be able to look back at this transaction in ten years and feel comfortable you got the absolute best price from the current market? Hire a cheaper agent that takes short cuts and you will never know for sure….