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Australian property 2022 and predictions for 2023

February 13, 2023February 13, 2023 by Amanda Robertson

Property sales activity over 2022 began strongly before tapering once interest rates started to bite. We like SQM Research’s Report, which has confidence that house prices will rise in 2023 if the Reserve Bank pauses rate rises and inflation drops.

The Australian Government’s First Home Guarantee is also enticing otherwise-reluctant buyers into the market and the scheme is skewed to regional areas so we expect to see increased activity as more potential first-home buyers become aware of the guarantee.

Some regional areas saw drops in prices at the back end of 2022. To be fair, these areas were the most sought-after areas like Byron Bay, Bowral and the Central Coast. The falls in regional areas that had remained up almost 50% since the start of the pandemic look dramatic but what goes up must come down ‒ at least a bit. CoreLogic data shows the median house price movements in Regional NSW as -1.5% in 2022.

Our paradise of the Mid North Coast is slowly readjusting as prices stabilise across our regions. We are seeing buyers (especially cashed-up buyers from Sydney) taking the opportunity to make a tree change to the coastal hinterlands and rural areas. They are savvy buyers, they complete their due diligence and look for quality and potential.

The property market and interest rates

As interest rates climbed, we noticed many sellers put their plans on hold. This was both a blessing and a curse: a blessing because it meant that we had more competition for fewer properties and a curse because we couldn’t help many keen buyers.

Looking to the US, we see the inflation rate (the key reason for interest rate rises) hit a high of 9.1% in June 2022 before tapering to 6.5% in December. This rate is still not close enough to the desired Federal Reserve target of a band of 2% to 3% but we can expect that as the US could easily be tipped into a recession, the Feds will hold off on many more interest rate rises. We expect that Australia will follow the lead of the US and hold interest rate rises once inflation returns to more acceptable levels.

SQM Research’s Housing Boom and Bust Report for 2023 forecasts Australian capital city prices will rise between 3% and & 7% dependent on interest rates not going above 4%, inflation dropping to 5%, and unemployment staying below 5%.

Property experts’ predictions for 2023

The Australian property market is not a single entity and what’s happening in Wahroonga isn’t necessarily what’s happening in Gloucester. So while the information we’ve curated applies to Australia in general, be aware that you need on-the-ground knowledge from a local real estate agent before making a buy or sell decision.

So let’s see what the experts predict for 2023. If nothing else, it will be fun to read this in December 2023 to see how right or wrong they got it.

ANZ

Capital city property prices will drop by around 20% according to a recent ANZ report, before climbing to a more modest rate of 5% growth in late 2024. The decline in housing prices is not due to rising distress for borrowers; rather, it reflects lower borrowing power.

Shane Oliver, AMP

Oliver remarked recently that while the drop in home prices is easing, deflation is spreading beyond the capital cities of Sydney and Melbourne to the regions.

Many homeowners whose fixed-rate mortgages will end in 2023 will start to feel the impact of the interest rate rises.

Commonwealth Bank of Australia (CommBank)

CommBank, more optimistic than the other Big Four, predicts a fall in house prices of about 15% into 2023, with prices levelling by around June 2023.

National Australia Bank (NAB)

NAB is less confident about 2023, predicting that home prices could fall by as much as 23% as interest rates climb to 3.1%.

In good news for investors, the NAB report noted rents will rise by 3.5 per cent in the next 12 months and 3.8 per cent in two years nationally.

Reserve Bank of Australia (RBA)

The RBA predicts a fall of 11% over 2023 and by about 9% in 2024. While the RBA is intent on reducing inflation, the Board is wary of tipping the economy into a recession.

Westpac

More optimistic, Westpac property experts predict a fall in house prices of 18% to the end of 2023. Westpac refers to a ‘correction’ in the property market and that sounds about right to us. Think of the property market as returning to more normal levels.

Real estate statistics Australia

Australia is coming off the peak of a once-in-a-generation housing boom and property still underpins the Australian economy.

Residential real estate	$9.5 trillion
Mortgage debt	$2.1 trillion
Household wealth held in housing	57.8%
Monthly rate of decline in home values	-1.2%
12-month growth rate regional markets	+6.6%

Our predictions for regional NSW property in 2023

We know from experience that potential home buyers tend to pause their buying intention after each interest rate rise. However, once they adjust, they’re back in the market.
Leading property analysts agree that NSW regional real estate growth emphasis is now switching from seaside locations to inland regional areas ‒ as long as there is quality infrastructure, the lifestyle and work-from-home buyers continue to be active. Tree-change or hill-change, as some analysts call it, is the way ahead and Gloucester is looking good.

As John McGrath of ASX-listed McGrath Real Estate says: “if you’re thinking of buying, don’t bother trying to time the market. No one can pick the top or bottom ‒ even the professionals.”

Optimistic property experts are already predicting growth in the property market in 2023. Will you take advantage of any growth opportunities?

Can we help you with your Gloucester region property?

As a proud local, I’m here to guide you through the process of selling your home. I’ve done it myself and helped many families over my career. So give me a call; I’m here to help.

Why isn’t your Gloucester region home selling?

January 30, 2023January 30, 2023 by Amanda Robertson

You might think you did all the right things before you put your property on the market. Yet it’s still unsold after many weeks or months. Why? What could you have done differently?

Through 2021 and early 2022, we saw a ‘race to regional’. We couldn’t sell properties fast enough, at extraordinary prices. However, now the regional property market is rationalising, you need to do more to keep your property at the top of buyers’ wish lists. In this article, I give you tips for selling your property quickly.

What is key for a faster property sale?

Three main factors influence property sales. And these factors hold true whether properties are selling like hot cakes or the market is flat and buyers are more cautious.

These are price, presentation and promotion.

I’m going to talk about each of these separately; together, done right, they make a compelling property offering in any market.

Setting your property price

Setting the right price for the current market (whether in a boom or correcting part of the cycle) is vital. And that’s where we come in. As responsible real estate agents, we appraise your property to set a price in relation to current conditions. We know what buyers are willing to pay for a property and we set the price accordingly. We give you a 10% range of our estimated selling price and we work hard to achieve the top of the price range.

When you achieve a higher price after your property has been on the market for a while, it will generally be because the market has moved upwards anyway. That’s fine if you have time to wait. If you’re ready to move on to a new property or a new region, and you want a quick sale, the price has to be what buyers are willing to pay today. I learned from John McGrath of McGrath Real Estate that when a property fails to sell within a reasonable time, price is the issue. And I had to heed that advice in selling my own property in Sydney.

Presenting your property in its best light

I watch some of the British home shows and I’m still a bit shocked at how poorly the properties are presented. In Australia, we’re all watching shows like ‘The Block’ or ‘House Rules’ or any of the many renovation and makeover-style shows. We have certain expectations. If your home isn’t showing well in marketing photography, the home won’t allow potential buyers to make an emotional connection and imagine themselves living the lifestyle your home affords them. Remember that most buyers will search online first before they narrow their wish list to a few properties. You have around three seconds to impress them.

Promotion (marketing) to reach more potential home buyers

Don’t think you can save money by skimping on your marketing. When we market your home, we use professional photographers, sometimes even a videographer. We write compelling words to describe your home and give buyers plenty of information so they’ll shortlist your property. With online listings, social media, emails, newsletters and newspaper advertisements, we ensure your property is seen by the widest range of potential buyers.

When a buyer shows interest, we respond quickly and start building a trusting relationship with them to understand what their needs are so that we can talk about all the best features of your home that match their needs. We answer questions and prefer to take people through by private inspection; depending upon the property, we may hold special ‘invitation only’ open homes. We’re selling a dream, so we need to make buyers feel special. Once a buyer makes an offer, we negotiate with you and the buyer to ensure everyone is satisfied and feels they achieved a fair deal. We know from experience that buyers are devastated by an outright rejection of their offer so even if the offer isn’t what you expected, we work with you and the buyer to come to an agreement you’re both happy with.

With the right agent by your side, you can feel confident that they won’t undersell your home. Remember, we do this for a living, we know the market and we can read buyers’ intentions. When a buyer is serious about purchasing, they will often be willing to offer a slightly higher price to secure their dream home.

Need advice on selling your Barrington Hinterland property?

As a proud local, I’m here to guide you through the process of selling your home. I specialise in lifestyle, rural and residential properties. I’ve done it myself and helped many families over my career. So give me a call; I’m here to help.

How to rightsize your life in the Gloucester region

January 16, 2023January 16, 2023 by Amanda Robertson

As the holiday season comes to an end and we have to pack up the holiday house or camp site, our thoughts might turn to making a permanent change.
If you’ve owned a property for decades, this might be the year you choose to make the holiday destination your permanent home. Perhaps you dream of fishing the Barrington River for trout or bass, taking long walks to watch the sunset across the Bucketts or getting the boat out to continue exploring the river and lakes.
My husband and I made our move to Gloucester after several years of searching for the right place that met our dreams – and we’re so glad we chose to relocate.
However, many of us can feel overwhelmed at the thought of selling up and moving. Don’t worry. If you take it in easy steps, you’ll be there in no time.

What is rightsizing?

You’ve heard of downsizing? We prefer ‘rightsizing’ as this implies that you get all the dwelling space you need and none you don’t. You might prefer to move to a retirement village with a smaller space and no worries about maintenance. On the other hand, we’ve had clients who’ve moved from cities or towns to acreage because they have large extended families and want to be able to host huge clan gatherings.

Wherever you choose, think of rightsizing as future-proofing your life.

Where to start your rightsizing journey

There are steps to follow that will make the process easier for you.

1. Consider carefully where you’d like to move to

Although holiday towns are appealing for a few weeks a year, do they have the services and facilities you’ll need all year? Medical? Shopping? Theatre? Tennis club? Golf clubs?

2. Try renting first if you’re moving to a new area

This would mean two moves, of course, but you can get a feel for the area without a great financial commitment. You want to know of any issues in the street or suburb before you take out a mortgage.

3. Declutter your home or farm

It doesn’t make any difference if you’re moving to a smaller or a larger home; you won’t want to carry all the stuff you’ve accumulated for all the time you’ve lived on your farm or home in town.

In decluttering your home, you’ll learn what possessions you appreciate and what you can discard. We recommend the four-pile process and go room by room.

- Pile 1 is what you definitely want to take with you into your new life.

- Pile 2 is for Undecided. You can revisit this pile once you’ve done each room.

- Pile 3 is for items you want to give to your family or friends, or to donate to local charities. Keep in mind that decluttering can be an emotional process so give yourself enough time to do it well or you’ll end up with boxes of possessions you don’t need in your new home.

- Pile 4 is for stuff you need to shred (like old documents you won’t need), stuff you’ve hung onto because you think you’ll fix it one day and stuff that isn’t fit for anyone else to use. Remember that most sales require ‘vacant possession’ and you’ll need to remove all equipment and rubbish before settlement.

Hot tip: Take a photo of each room in your home before you declutter. Most people I know regret not doing this and wish they’d kept photographic memories.

4. Hire some help

If you can’t find anyone to hire, phone a friend. We’ve all got that one friend who can move in like a bulldozer and get you sorted. Get your children involved if they’re old enough. The point is, doing it on your own can feel overwhelming.

5. Don’t rush

While sparkling ocean views or the peace of a riverside home might appeal and draw you strongly to make a move as soon as you’re back from holidays, think carefully about what you want your life to look like in the future and remember that preparing your home for sale always takes longer than you expect. Talk to me about selling; I’m here to guide and advise you.

Need help rightsizing and selling your home?

As a proud local, I’m here to guide you through the process of rightsizing and selling. I’ve done it myself and helped many families over my career. So give me a call; I’m here to help.

Our beautiful Barrington Coast region

January 12, 2023January 2, 2023 by Amanda Robertson

Using Gloucester as a base, the Barrington Coast offers so much to visitors and residents alike. In this article, I can’t talk about everything that makes this place so special. Instead, I’ve picked a few hinterland favourites.

What areas does the Barrington Coast cover?

Good question. The name ‘Barrington Coast’ is relatively recent and comprises what used to be the three separate districts of Great Lakes, Manning and Gloucester. The region runs from Tea Gardens and Hawks Nest in the south to Diamond Head to the north and to Barrington Tops in the west. See the map.

Top five activities for the Barrington Coast hinterland

With so many activities to choose from including the magnificent Barrington Tops and the Barrington National Park, you’ll be spoilt for choice. I thought we’d look at the top five activities for the Barrington Coast hinterland.

1.Mountain biking

For thrills and hopefully not too many spills, pack up your mountain bike and head to the Barrington Bike Park, a 30-minute drive from Gloucester. Downhill trails run through and under rainforest, giving you more bush for your buck. Tracks are graded from easy to difficult and if you’ve made it down to the river unscathed, you’ll find a camping ground. To avoid crowds on these trails, you must book in advance as park authorities keep numbers limited.

2. Waterfalls and swimming

Be warned that these spots are not patrolled by any lifeguards so all swimmers need to take care.

Our waterfalls tend to be in out-of-the-way spots and you’ll need sturdy legs to get to most of them. Some close to us in Gloucester include the stunning Gloucester Falls, just over an hour from Gloucester. To get to the falls, make your way down the track to the first level of the falls. It isn’t an easy route so wear good shoes. To get to the bottom of the falls, you’ll need to hike further to the rock pool where you can swim right underneath the waterfall.

If you prefer to swim where the platypus play, the best swimming holes are close to Gloucester, with spots designated along the Gloucester River, Barrington River at the Barrington Reserve and Rocky Crossing or head out to the Manning River, Bretti Reserve, where the Barnard River joins the Manning River.

3. Camping and kayaking

Enjoy camping the way we used to at The Steps Barrington Campground. Located right on the rapids of the Barrington River, this camping site boasts a brand-new amenities block with hot showers, flushing toilets, disabled access and filtered river water for drinking. Surrounded by the bush, you’ll feel you’re a million miles from civilisation.

If you’re after a challenging white-water experience, the Barrington River is the place to hit for kayaking. The Barrington is rated Grade 3 in the upper areas, Grade 2 around the Steps and Grade 1 below Rocky Crossing. Or if you want to try something completely different, the guys at The Steps have a new fleet of river sleds; float along the ponds or chance some white-water excitement on the rapids.

4. Scenic drives

We have a Morgan car, so we love driving and the short scenic drives around Gloucester are fabulous. If you’re into motorbikes, Thunderbolts Way is a biker’s dream, a beautiful drive with spectacular stops like Carson’s Pioneer Lookout. And if you are after the best coffee in the region, drive to Walcha.

5. Stays in peaceful retreats

We have some great accommodation options, from top camping spots to charming Airbnb properties. Enjoy the peace of a riverside cabin, indulge in a high-end farm stay or hike into the wild and camp under the stars.

PS. Did you know Barrington Coast recently won double Golds at the 2022 NSW Tourism Awards?

Need help choosing a Hinterland Barrington Coast activity?

As a proud local, and supporting our community, I’m here to help, whether you want suggestions on outdoor activities, you’re looking to buy in our region or selling your property in the Gloucester region, I’d love to talk to you.

Mid Coast NSW: Your stress-free Christmas brunch party

December 19, 2022 by Amanda Robertson

Why brunch? It’s easy, there’s something for everyone and it’s relaxed.

Why is brunch so popular?

Brunch can fit into almost everyone’s plans. It’s not too early so that you have to get out of bed before you’re ready and not so late so that you don’t have time to still enjoy whatever activities you have planned for the afternoon. Most brunch parties start at around 10:00 am but you can play around with this time so it suits everyone.

How to plan your stress-free brunch party

Brunch is an in-between meal occasion so you can keep it simple. Keep the guests to around five or six; you’ll limit the number of guests who might have food allergies and keep the conversation flowing easily. When you invite your brunch guests (at least two weeks in advance), you can check with them to make sure they can eat everything you plan to serve.

Décor should be clean, simple but elegant. Grab something from your garden – flowers, some leaves, even some sprigs of parsley – to decorate your table. If you want to go a bit Nigella, put a single flower in each of several old glass jars and scatter them across your table.

Planning your brunch menu

Remember that this is supposed to be a low-stress event, so keep your menu simple. We love to see scones, jam and cream but also some savoury dishes like scrambled eggs with smoked salmon. Apart from the scones (and don’t try to bake scones if you can’t whip up a batch in 20 minutes), try to serve food you can prepare beforehand and warm up in the morning.

Eggs are your brunch staple and there are so many ways to prepare them ahead of time. Think frittatas, quiches or, for something spicy, heuvos rancheros. You can prepare these the day before; for huevos rancheros, add the eggs as guests arrive.

Most people, even the gluten-intolerant, love bread. Even if they can’t eat it, they love the look of some of the beautiful breads on offer so load up a basket with baguettes, croissants, sourdough or even bagels.

Freshen your table with cherry tomatoes, some colourful lettuces, and avocado. (Cover the guacamole with a thin layer of water or lemon juice to keep it looking appetising.)

To set off your table, set out a colourful fruit platter to crown your table.

What about drinks for brunch?

We love to see jugs of fruit juice, iced, but keep simple with maybe one or two types of fruit juice and one vegetable juice. And everyone will welcome water so place some frosty jugs of water within easy reach.

For fresh coffee, a drip filter machine is easier than trying to use your Italian-style Mocha pot. If you have a pod machine, let everyone help themselves.

For tea, we love ‘proper’ tea, in a pot, made with leaf tea. However, if you don’t have a teapot to suit, head to Coles or Woolies and pick up a variety of tea bag flavours. You’ll be sure to please everyone.

Should I serve alcohol at my brunch?

This is up to you. If your brunch is a celebration, you might want to add sparkling wine. Have some peaches chopped up and ready to go and make some classic Bellinis.

The main thing is keep your brunch party simple and relaxed – and to enjoy yourself.

Merry Christmas

As my first year in Gloucester draws to a close, I want to wish you all a happy Christmas and a prosperous new year. And remember, if I can help with your property journey, give me a call.

What is vacant possession when I sell my Barrington Coast property?

December 5, 2022December 5, 2022 by Amanda Robertson

If it’s been a long time between home sales, you might be asking where to start. That’s where we come in, guiding and advising you along your property journey.

One of the most common questions is about vacant possession. Many are unfamiliar with the term so they aren’t sure what they need to do.

What does vacant possession mean in NSW?

If you sell your home, you need to tell us and the buyer if there will be any roadblocks to buyers getting immediate access to use the property as they want. For example, a buyer might want to renovate, use the land for a different purpose or erect another structure on the site. They can do this usually only when they have ‘vacant possession’.

Vacant possession means no-one is living in the property, whether it’s the owners or renters. The property must be cleared of all possessions like furniture, rubbish or, if you’re selling a farm, old farm equipment that’s damaged and unfit for use (or equipment that is not included in the sale).

To help you and our buyers, if we see anything on the property that needs to be removed before the new owners take possession, we will need to include a special condition in the contract that specifies that the owners must remove those items before both parties can move to settlement. In this condition, we might also specify exactly what items and rubbish must be removed before settlement. One person’s trash is another’s treasure so it’s best to list everything that needs to be removed and a final date so all parties are clear as to what they need to do and by when.

This condition is important. Most contracts are worded such that sellers must provide vacant possession. If items remain that aren’t included in the contract, then the conditions for vacant possession haven’t been met. That would mean you as a seller have broken the contract and the buyer is no longer obliged to purchase the property.

Before we allow settlement to go ahead, we will take the buyer to the property for a final inspection to make sure nothing that shouldn’t be there is left behind.

What if I have a tenant?

If you rent your property, you can still sell it; however, you need to abide by NSW laws as to when and how often you can show the property, the notice you need to give to the tenants and what existing tenancy agreements you need to honour.

For example, if your tenant has a long lease, you and the new owner must allow them to remain in the property. If your tenant has a month-to-month lease, you must give them the appropriate number of days’ notice to leave. If you’ve put your property on the market, your tenant can end the rental agreement by giving you 14 days’ notice in writing.

Both the Residential Tenancies Act 2010 and the Residential Tenancies Regulation 2019 will explain the laws that apply to the sale of a tenanted property.

In cases where a property is tenanted, we make it easy for you and us to maintain a good relationship with your tenants as it will make it easier to agree on access for photography, inspections by potential buyers and set open-for-inspection days.

We always recommend that you speak to your tenants early if you decide to sell so they are prepared and can work with you. If you don’t communicate with sitting tenants, they can make it harder for you to sell your property.

Can I help with your property?

Having moved from Sydney and now based in Gloucester, selling lifestyle and rural properties, homes in town and surrounding townships, with many years of successful property negotiations behind me, I’ve seen it all. If I can help you with any questions you have about property, please give me a call.

Buy first, or sell first? Your home conundrum answered

October 19, 2022October 17, 2022 by Amanda Robertson

Buying and selling houses can be tricky, particularly if you are selling and buying a home at the same time. Should you buy a new property first, or sell your current home before purchasing a new one? It’s an age-old conundrum.

We take a look at the pros and cons in the light of the current housing market, to help you make the right decision.

How to buy a new house in the current housing market

It is currently a good time to be a buyer. If you are cashed up, have your loan pre-approved there are good properties to be found.

For this reason, in the current climate, buying a house before selling your own doesn’t always make sense. Once you have released the equity from your current property, you can keep your eye out for a property you love, and you might be able to grab it at a bargain price. However, the process you choose will depend entirely on your circumstances.

Can I buy another house before I sell mine?

Technically, there’s absolutely nothing to stop you doing so if you can afford it. Buying a new home before selling your current one does have a couple of advantages:

It means you don’t miss out if you fall in love with a particular property before you have sold your own.
It gives you more time to complete the move – you can take your time moving all your possessions, as there is nobody else waiting to move into your current home.

However, these elements tend to be outweighed by the advantages of selling your current home before you buy a new one:

1. You are more likely to achieve the best possible sale price

If you sell your current property first, you have time to make it look as attractive as possible so it will gain a higher sale price. You can also take time to consider offers and negotiate with buyers until you get the results you want.

If you have already bought a new property, you might be desperate for the money, as you could be paying two mortgages at once, or have a bridging loan. This could tempt you to sell your current property for less than it is worth for a quick sale.

2. You know exactly how much money you have to spend

Selling your current property first lets you know exactly what you can afford when it comes to purchasing a new property. It prevents you from getting into financial difficulties through overestimating the value of your current property, then not achieving the sale price you wanted.

3. It can save you time as well as money

If you buy a new property before you sell yours, you will not only have to pay two mortgages and two sets of bills, you will also be responsible for the upkeep and maintenance of two properties. This can take up a considerable amount of your time when you should be settling into your new home.

4. Remember, you don’t have to rush your move

Ideally, you need to find a new home as quickly as possible after selling your current one. However, it doesn’t mean you need to end up staying with relatives! You can always extend the settlement period on your current property to give you more time to find a new property you love.

Find out more about how to buy a house while selling your own

One of the most important things to do when buying or selling a house is to find an experienced and reputable real estate agent who will be able to make the process as smooth as possible for you. If you would like more information about buying and selling houses or want to know how to build a house before selling yours, please contact me, and I will be happy to help.

Prepare Your Home for a Summer Sale – Our week by week checklist

October 19, 2022October 16, 2022 by Amanda Robertson

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Amanda Robertson – 5 min read

With summer almost upon us, if you are considering selling over the warmer months it’s a good idea to get started now on preparing your property for sale.

Summer is all about showcasing your homes summer living features as well as making sure you tick the box on some standard home preparation principles. Here is a look at what you should be doing in the 6 weeks leading up to your first open home inspection.

6 weeks before open homes start – plan and organise any pre-sale renovations and repairs

Walk around your property with fresh eyes. Pretend you are a buyer inspecting your property for the first time and write a list of all the issues with the property that you spot on your walk through. Whilst you may not normally notice the broken latch on gate, or the loose paver on the path or the broken roof tile, potential buyers will, and you want to fix these issues before your first open home.

Once you have your list, start categorising them into jobs you can do, jobs another member of the family can do and jobs that require an expert. For the jobs that need an expert, get onto organising that now. It can take a while to find and book a tradesman and some jobs, such as fixing decking, painting the house or fence, sanding and refinishing floorboards etc can take a while so you need to get organised now.

For the jobs you and your family are going to manage, make sure you add a due date to each task to ensure there is a steady list of jobs to be done each week rather than a mad rush at the end. And most importantly start the jobs now!

5 weeks before open homes start – declutter, store, donate, sell or discard

This week is all about decluttering the home and removing most of your personal items and potentially some of your larger pieces of furniture to create a flow through the property.

Pack and purge is what we like to call it. This week go room to room and sort items into different piles.

Personal items and furniture you want to keep, but remove for the open homes, need to be packed and stored until after the sale. Consider organising a short-term storage facility to keep these safe for the duration of the sales campaign, or better still ask a friend or family member if they have space to store the items for a few weeks
For the items you want to get rid of group them items into 3 piles – 1. Discard, 2. Donate or 3. Sell and start going

Once you’ve decided what is to go where, make sure you action the groups appropriately.

Drop items you’re donating to your local charity bin
For the items you are selling; photograph them and get them up on Gumtree or eBay
For items you are discarding, contact your local council about what options they offer here. Some councils offer free collection of household clean out items or alternatively they can direct you where to take the items
Finally, for those pieces you are keeping but want to store while you sell, pack these up and take them to the storage facility or to your friends or family’s garage

4 weeks before open homes start – landscaping the garden & patch and paint

Whether you have a small or large outdoor space, it’s important that you showcase it; particularly if selling in summer. Buyers look at decks, verandahs, courtyards and gardens as extensions of their homes. A place to entertain family and friends and enjoy our beautiful climate. Making the most of these areas is important if selling during the warmer months.

This week it’s all about getting your hands dirty:

Weed the garden beds
Mow the lawn and add top dressing if it has been hammered over winter
Trim all the greenery
Edge your walkways
Plant new flowers in the garden beds
Spread fresh mulch
If you own a pool, clean the pool fence and around the pool, and if you haven’t already, get the chlorine levels ready for summer so the pool is sparkling
Look for every opportunity, a small nook, landing near a door or unused outdoor space and consider adding a relaxing chair so buyers can envisage themselves sitting there reading a book, enjoying a glass of wine or soaking up the sun.
If your outdoor furniture is looking worn and tired, consider upgrading it, or perhaps hiring outdoor furniture so you have fresh, clean and crisp pieces that really showcase your summer lifestyle

If this seems overwhelming, consider hiring a professional gardener to help you. Depending on the size of your garden, they should be able to get through a lot in a day and this can have a big impact on your sale result.

3 weeks before open homes start – Deep clean & curb appeal

With the home looking more spacious and it being easier to clean, now is the time to start cleaning every nook, surface, cupboard and drawer.

Go room-to-room to dust and clean every surface and nook
Make sure all your windows and window frames are spotless
Vacuum the property and mop the floors
Dust the walls and remove cobwebs high on the ceilings
Make sure there are no stains, mould, or animal hair on any surface
Clean and tidy the cupboards inside and out, as buyers often take a sticky beak inside

Enhance your curb appeal

Making a good first impression right from the curb is your goal here. Buyers often do a drive past before working out if they are going to come back for an inspection, so the view of your property from the street, is important.

Fix your curb appeal

Sweep all the paths and keep them swept for the duration of the sales campaign
Power wash the paths and fence to ensure they are as clean as possible
If you haven’t already weed the front garden and any garden bed visible from the street
Mow the lawn and clip the hedges
Ensure the letterbox is cleaned out every day
Ensure there are no cobwebs, wasps nest or dirt on facia and eaves
Make sure the street number is clearly visible
Ensure outside lights are working and leave them on during the sales campaign period
And clean the windows

2 weeks before open homes start – Styling and staging

With only 2 weeks to go, and with the property now decluttered and sparkling clean this week is all about pulling it together and styling it to sell.

Presentation is a critical part of the selling process. Whilst it is not guaranteed, we have seen styling a property for sale add up to 5% – 10% to sale a price. Of course, you don’t need to hire a professional, however they can help transform a property to ensure it appeals to a wider market. Professionals can really help give your property that wow factor.

1 week before open homes start – finishing touches

With only a week to go, walk through your property again right from curb, into each room and space. Again, take notes of any issues or things you may have missed and action these. This week is all about finishing off the loose ends.

1 day before open home start

You want your property to shine tomorrow, so today is all about last minute jobs to ensure your property looks its best:

Sweep the path to the front door and that includes outside the front doors to apartments
Remove any dead flowers, letters in the letter box, garbage bins and mow the lawn and take any clothes off the clothes line
Vacuum the entire home and mop the floors
Check all the light bulbs are working and replace any if needed
Ensure the kitchen is sparkling including the hot plate, microwave and oven
Remove all the clutter from the kitchen bench and only leave a couple of nice appliances on display
Add a splash of colour with some flowers, a bowl of fruit and fresh tea towels on the over door
Make sure the furniture is positioned well for traffic flow
Straighten all paintings and rugs and clean up and remove all toys and pet stuff
Open all the windows if possible to get fresh air through the property and deodorise any pet smells
Add some luxury items into the bathroom along with some fresh, plump towels

It may be worth heading out for dinner tonight to keep any cooking smells out of the house and to keep the kitchen clean.

Day of the open home inspection

Get up nice and early and make the final touches to your property:

Clean the kitchen bench…one more time with feeling
Dry out the sink
Add a clean tea towel to the oven door
Put toilet seat down
Add a new roll of loo paper to the holder
Add clean plush towels to the bathroom and hide toothbrushes, combs etc
Ensure all the beds are made and styled
Turn all lights and lamps on
Remove or lock up any valuables
Open all the doors
Open all the blinds, curtains or shutters
Empty garbage bins
Put cushions on the outdoor furniture
If it’s a hot summer day – turn on ceiling fans

Final word

Over the many years we have been selling properties, we find as the new year rolls around people often reassess their living priorities and are keen for a change. We see this with the number of people searching the realestate websites over January and February, looking for properties to buy. With the sun out and buyers often in relaxed holiday mode, if your property offers an inside / outside lifestyle, selling over summer may be the best time for you and your property.

Architects View – Dark vs Light rooftops

October 17, 2022October 15, 2022 by Amanda Robertson

Article by: Amelia Lee Undercover Architect

Forward by: Amanda Robertson Jan 2021 | 3 min read

I’m a big fan of the Undercover Architect www.undercoverarchitect.com In this article Amelia Lee looks at dark vs light rooftops and uncovers some interesting history plus raises some interesting environmental aspects. So if you’re planning to re-roof or build a new home, consider some of the colour and roofing options available that will assist in improving the sustainable environmental aspects of your home.

As an architect (that’s Amelia) she says, I’ve ALWAYS selected a light roof colour. Colorbond ‘Shale Grey’ is probably my most common go-to. I will play with gutter and fascia colours to get that darker trim to the home, but the roof stays light.

However, some council areas prefer darker roofscapes (Pittwater and Woollahra for example). And according to an article published on The Fifth Estate in 2014, 70% of roof tile sales in NSW were black or grey (and Victoria was similar).

In an article written by Perth architect, Sid Thoo, titled “Does roof colour affect the energy- efficiency- of my- house?”, the difference in solar absorption (and consequently solar reflectance) is outlined for the various Colorbond colours. One of the most popular colours, “Monument”, has almost 2 X the solar absorption of Shale Grey.

Using energy efficiency modelling, Sid explains how detrimental this higher solar absorption can be for the heat loading of your home overall.

Interestingly as well, in The Fifth Estate article, it cites research done by the Roof Tile Association of Australia, performed by the University of Newcastle, that found that light coloured tiles yielded “energy savings between 25-36 per cent compared to dark coloured tiles”.

The same article talks about the heat island effect … the impact of having a collection of homes together, all with roofs with higher solar absorption, and what that does to the local air temperature. Combine that with the lack of decent street trees and shade, and it’s making for hotter areas.

The argument for dark roofs has often been “we like it, but don’t worry- we’ll upgrade the insulation”. Which is an extra expense that will help you internally, but won’t deal with the external impacts of a higher solar absorptive roof. And the councils that argue for dark roofs often do so on the premise that they ‘blend in’ to the surroundings more effectively.

Strangely, tools like BASIX can (in certain climates) favour a dark roof over a light one to meet winter heating targets. They’re not perfect tools, and they don’t penalise the star-rating of a home that then adds a huge air-conditioning unit to cope with the summer heat the dark roof can bring.

The article In Review also has some interesting information on the limitations of the rating tools to ‘see’ colour in the roof.

There are some products that include coatings to reduce the solar absorption – however, generally, the light colours will still perform better than the darker ones.

With our climate only getting hotter though, it’s worth remembering that all our energy efficiency tools rate your home’s performance against historical – not predictive – data.

Choosing the colours and materials for your future home is worth thinking about early, and putting together as a total palette. Consider how your gutters and fascias can add colour and feature – they don’t have to be the same as your roof colour. You can then match darker gutters to a dark garage door and tie things together like that. Play with the range of colours available, and view the entire scheme together to get the balance and look you’re chasing.

Thanks Amelia. As a real estate agent on Sydney’s upper north shore, I’m asked all sorts of questions about properties, especially if the property is in need of renovation, extensions and sometimes complete remodelling. When appropriate I always suggest to clients to work with an architect who they have a good affinity with and engage a quality builder, as good design and a quality build adds greater value to their home when it is time to sell.

When is the best time to sell my home?

October 19, 2022October 14, 2022 by Amanda Robertson

As an Agent I’m often asked “when is the best time to sell a property?” or “is it a good time to sell my house or apartment?” and my answer is there really is no right time to sell, it comes down to your individual circumstances, the type of property you have and the local market conditions.

Consider your personal requirements – should you sell now?

There are a few key milestones in life that may trigger you to sell your property.

You get a job in another state or region
Your family is growing and you need more space
An improved financial situation and you’re keen to upsize
You want to unlock some capital
You want to realise profit on an investment
You want to reduce your debt
Your Looking to downsize and simplify your life
The perfect property goes on the market and you want to buy it.

Now you understand some of the triggers to sell, let’s look at the different seasons and the benefits they offer.

Benefits of selling property in any season

There are key benefits to selling in any season, it really depends on your property, its location and your preference.

Autumn

Autumn is proving to produce excellent results for sellers. Buyers have well and truly settled back into work and school and their focus often shifts to bigger decisions like buying a property. The weather is cooling, the leaves are turning and gardens are still looking amazing.

Late Summer/Autumn represents a sweet spot for sellers as it enables sellers to miss the competitive spring selling season but sill benefit from a keen buyer market and good weather conditions.

Winter

Whilst it has a reputation of not being a good time to sell, winter does offer some key benefits for sellers. The market is often quieter with less stock on the market. Buyers however if they are keen to purchase in winter are often highly motivated and given the lack of buying options are often willing to pay more.

Homes that present well in winter, perhaps they have a fireplace or a cosy and warm atmosphere do well in the cooler months, you just need to make sure the open homes are scheduled when there is maximum warmth and light and the property is kept cosy.

Spring

The cold winter weather has passed, gardens are starting to bloom, and people are feeling optimistic. If your property has a beautiful garden this time could be ideal to showcase your outside area. It’s also a good time to sell a property that may struggle in the cold and heat or one that can be a bit dark in winter.

Summer

Many buyers who missed out in Spring, are keen to buy before holiday season begins, they want to finish off the year with a new home. Plus come January, after they’ve had time off from work we find many buyers are keen to fulfil their new year’s resolution with a property change. So, putting your property on the market at the end of January and into February can mean your property stands out in an undersupplied market.

Additionally, if your property is near the beach, or waterway, has a pool or garden, summer is the ideal time to show your property off at its best. In addition, properties that are cold and dark can look much more attractive on bright summer days.

Is it a good time to sell my house? Understanding property cycles.

Working out whether it is a good time to sell your property or not comes down to a number of personal factors as outlined above. It also can be influenced by what stage in the property cycle your local area is in.

As you most likely know, the property market moves in a cycle – prices rise, fall, stabilise and then rise once more. Understanding what stage of the property cycle your suburb or street is in can help you determine if it is a good time to sell your property.

Here’s a summary of the property cycle.

What is a property cycle?

A property cycle primarily revolves around two factors; supply (the number of properties for sale) and demand (the number of people looking/able to buy a property). If demand exceeds supply, property prices will increase. If new supply comes on the market, from developments or property owners and it exceeds demand, prices will drop.

The four stages of the property cycle

While the terminology may vary, there is a general consensus that there are four different phases of a property cycle:

The Peak

The peak marks the top of the market. During this phase properties often sell for more than their asking price, as buyer demand outstrips supply. This is also called a seller’s market.

The Downturn

During this phase property’s stay on the market for longer, prices stop growing and in many cases dip. Some people often say the downturn is a crash, but mostly it is simply a long, slow period where prices remain flat.

The Stagnation or bottom of the market

This is the period between the peak and the upturn and when prices have remained flat for some time. Buyers begin to enter the market again causing property values to start climbing resulting in an upturn.

The Upturn

As more buyers enter the market, prices begin to rise, slowly at first, before picking up pace. As prices begin to increase, property owners start to jump onto the trend and more properties are listed for sale. Buyers are keen to purchase before the prices rise too much so there is often considerable demand which helps quicken the pace of price rises.

Understanding what stage in the property cycle your neighbourhood, suburb and street is in, can help answer your ‘should I sell my house or property now’ question.

As a local Agent I live and breathe the local property market and have a unique insight into your local property cycle that can help you decide whether it’s the right time to sell your property or not.

I can share what prices locally are doing, how many properties are on the market and is there good buyer demand? I have access to recent market reports, what’s sold in the last 90 days and can give you an idea about what you could sell your property for in the current market.

Pick up the phone and call Amanda on 0418 234 122.

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