Property Description – Title Reference: CT 5209/ 52

This 1994 built single storey Homette is a Conventional Style

It is ~80 Sqm in size of brick/ veneer construction. It has a block size of 299 Sqm with an enclosed backyard and an attractive front yard open to the street.

It has 2 bedrooms, 1 bathroom and 2 compact living areas. There is parking for 1 vehicle in the carport, with room for another on the driveway.

However, there is little on-street parking.

Condition of Property

The property is in quite a good condition in need of a minor vacuum and dusting.

Strengths: The property is attractive and fairly typical of 2 bedroom homettes in the greater area.
It is in a sought after area. Decor is neutral, slightly dated but not a major barrier. It is light and airy inside given its compact size.
There are 2 living areas. The bathroom is 2-way so has the feel of an en-suite.
The Strata group seems reasonably well maintained.

Weaknesses: The home is next door to the ‘Golden Way’ which is a major thoroughfare. So there is fairly constant road noise which is also evident inside.
There is little on-street parking with additional Council restrictions making it a little difficult for visitor parking.

*Please also Refer to ‘Key Information Template’ provided separately.

Appraisal Value – Market Worth

Given the state of the market and presentation of the property, we would estimate a buyer would consider a Residential Property Investment range from $265,000 to $275,000

Our Appraisal Figure is $270,000

Market Information

Additional Sales information from RP Data computer generated Automated Valuation Report indicates a Low of $265,247, High of $299,108

It has an Estimated Valuation of $282,178 which appears a little high given state of the property, current market conditions and the fact it did not sell within the range indicated below.

The property was purchased in March 2012 for $277,000

It was on the market for 145 Days, from August 2017 to early January 2018 for $269,000 – $289,000 and Failed to sell.

Recent Sales

Address 
of Property Sale Date Build Size Beds No’s Bath No’s Park No’s Land Size Year Built Price
$
SUBJECT PROPERTY COMPARISON  80  2  1  1  299  1995  __
 5/ 15 Wentworth Court, Golden Grove  27/09/17  96  2  1  1  152  1993  $260,000
 2/ 10 Harrington Court, Golden Grove  17/11/17  80  2  1  1  263  1995  $272,000
 5/ 19 Caroline Court, Golden Grove  23/08/17  85  2  1  1  269  1992  $275,000
 2/ 2 Just Court, Golden Grove 16/08/17  104  2  1  1  195  1994  $275,000
 8/ 15 Wentworth Court, Golden Grove  09/06/17  105  2  1  1  164  1993  $275,000

Recommended Advertising Range

For Private Treaty or Auction we recommend a 10% Price Range proposal of $260,000 to $285,000 to encourage negotiation, ensuring buyers make multiple offers sooner, therefore working buyers against each other.

If a Single Fixed Price is required we recommend an asking price be set at say $284,950.

Professional Fee – GST Inclusive

Our Professional Fee for service is 2.5% of selling price.

Advertising and associated marketing costs for preparations and open inspections is valued at $2495

If Auction preferred – Auctioneers cost is $660 – Our Auctioneer is a State and National Title Holder.

The complexity and risk with a Form 1 preparation now require specialist attention. If a Form 1 is defective, the contract is at risk.

We anticipate these will be prepared by your nominated Solicitor or Conveyancer.

Inventory

There is none.

Household Structure

This area has a mix of Household Types. Couple with children makes up 47.7% of Households, whereas Lone households and Childless couples make up 37.7%.

The rest is made up of Single parent 6.6% and Other 8%.

Of the total property mix, the Ownership mix is almost 22:73 between ‘Renters’ and those who ‘Own outright’ or are ‘Purchasing’.

Why is this important? Because Private Rental is fairly large with a percentage being Government Housing.

That being said, whilst Investors and Developers form a smaller part of the buying demographic an opportunity to buy in this situation does not present itself very often.

We believe it will have appeal to a number of groups.

Target Market

The likely purchasers will be First Homebuyers, Older couples looking to downsize or Investors.

These purchasers will likely require a Subject to Sale and/ or Subject to Finance clause.

This excludes the majority of them from bidding at Auction.

Do You Think We Should Advertise as Mortgagee in Possession and Why?

Generally, we have not done so with Mortgagee, Trustee, Executor or Deceased Estate sales and only disclose the fact to purchasers on a need to know basis.

However, the inquiry rate will certainly increase. It has on other properties we have marketed and made it publicly known that it is a Mortgagee Sale.

From our perspective, either would suit us.

Marketing Strategies

In South Australia, there are 3 allowable ways of advertising price

  1. No Price
  2. Fixed Price or
  3. Price Range of up to 10%.

The method most often used is Private Treaty accounting for 90-95% of sales.

Auction accounts for 5-10% of sales and currently averages a Conversion Rate of around 65% ±  for Pre-Auction Sales and At the fall of the hammer.

However, when considering post-auction sales this improves significantly.

Our Sales Success Rate of Mortgagee and Trustee Sales is ~100%.

Images

Your Method of Sale Options – 9 Types of Sale

  • For Sale by Private Treaty
  • Auction
  • Set Sale – Read more here.
  • Tender
  • Expressions of Interest
  • Price on Application (POA)
  • Low-Key – Read more here.
  • Partner Program – Read more here.

What’s the Recommended Method of Sale?

We, recommend a Private Treaty Marketing & Sales program.

How Do We Get Top Dollar Sales?

Great Marketing leads to more views, higher interest & engagements, more enquiries from competing buyers leading to more inspections, therefore, stronger negotiations which mean a greater perceived value.

We Market the Property to SELL Not Just Advertise it For Sale.

Our Marketing Will Put The Property in The Spotlight so it Becomes The Star Attraction.

Where Does the Marketing Budget Go?

1) ** Click the Comprehensive Marketing Machine Here. **

Marketing and Advertising Schedule

Item Costs Include GST
For Sale Signboard: 6’ x 4’ with Colour Photographs and Text $275
Brochures Full Colour $235
Professional Photography and Magazine Quality Digital Enhancements $275
Coloured Floor Plan, Site Plan $125
Internet:  HIGHLIGHT RealEstate.com.au. Domain.com.au Property.com.au $1275
Editorial and Adverts by Copywriter $265
Facebook Ads, Facebook Posts, Gumtree Ads, Craigslist Ads, Text, SMS Marketing, Direct Mail, Printed Letterbox Droppers, Telemarketing, Blog Posts, eFlyers, QR Code $475
Individual Property Website, Domain Name, Virtual Tour, Inspection App, Vanity URL $475
Sub Total for Private Treaty $3400
Independent Award Winning Auctioneer $660
Sub Total for Auction $4060
Newspaper – Private Treaty Campaign and/ or Auction
Week 1 Messenger Press or The Advertiser Saturday Classified Advert $100
Week 2 Messenger Press or The Advertiser Saturday Classified Advert $100
Week 3 Messenger Press or The Advertiser Saturday Classified Advert $100
Week 4 Messenger Press or The Advertiser Saturday Classified Advert $100
Window Card No Charge
Editorial Submitted to The Advertiser, Sunday Mail and Local Paper No Charge
Auction on the day – where applicable No Charge
Property  Open for Inspection and Private Viewings No Charge
TOTAL VALUE OF PRIVATE TREATY CAMPAIGN is $3800  Contribution $2495
TOTAL VALUE OF AUCTION CAMPAIGN is $4460 Contribution $3155

Please Note: This Schedule may need be altered to suit prevailing market conditions


2) Please, Refer to SAMPLE Marketing Pieces Further Below.

How Do We Communicate with You?

Our team reports comprehensively to existing clients by phone, SMS text, email, post, Skype and face-to-face meetings during the sales and marketing period.

We are however familiar with the Weekly Marketing Report you require and have been giving
comprehensive feedback on properties previously listed and successfully sold.

Please let us know how we can be of further assistance regarding the successful sale of this property.

Other Considerations – Safety Issues

There are no known situations that would provide a conflict of interest.

There appear to be no obvious safety issues.
Check for Smoke Alarms 
Check for Regulated & Significant Trees?
Check Swimming Pools are Adequately Fenced

Frequently Asked Questions
Reviews & Testimonials
About Eriks & Family
About Plaza Real Estate
Our Home Selling System Overview
Your ‘Peace of Mind’ Guarantee of Sale

Glossary of Terms
Abbreviations
Forms & Fact Sheets
Links of Interest

Additional Services Available

  • Land Subdivision or Survey
  • Retirement Living
  • Estate Services or Deceased Estates
  • Sales involving Separation or Divorce
  • Mortgagee Sale or pending ‘Foreclosure’ action
  • Retirement Living
  • Business, Commercial or Industrial Sales
  • Surveyor, Engineer or Architect
  • Conveyancer or Solicitor
  • Finance or Insurance Services
  • Getting Your Home or Investment, Ready to Sell
  • Interior Designer, Landscaper or Gardener
  • Building services, Plumbing, Painting or Electrical

Want Proof?

Read our Client Reviews.

Sample Market Campaign Reports Show How Successful The Marketing Machine Actually is.

This is an opinion of market value and is not a sworn valuation.
The report and market appraisal are for the use of the party who it is addressed to and for no other purpose. No responsibility is accepted to any third party who may use or rely on the whole or any part of the content of this report and market appraisal.

 

This is a Sample of an Existing Listing – 34 Alicante Avenue, Wynn Vale:

  • Text/ SMS: If you have not done this yet-Check it out now34ALIC to 0437 333 075
  • QR Code: Scan with a Smartphone to open link to the property
  • Also on Facebook
  • Other: Buyers receive – ‘Thank You’ email with Links to Property details and are encouraged to make an offer.
  • Plaza Real Estate Stocklist: www.PlazaProperty.com.au

Facebook Share Post: * Click Below to see Live Sample.

CLICK HERE

Call 08 83961100 if you have any questions.