Selwyn Times: November 28, 2017

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PUBLISHED EVERY WEDNESDAY PUBLISHED EVERY WEDnESDaY Week commencing WEDNESDAY, 29TH NOVEMBER <strong>2017</strong> Slice Of Heaven In Claremont This endearing four bedroom home is situated In the prestigious Claremont subdivision. The light open plan living areas open onto the covered patio area for extended living space. Striking modernised kitchen with breakfast bar. Spacious family bathroom, Master bedroom has en suite and walk-in wardrobe. Double glazed with log fire and heat pump. Set on an expansive 5,413m2 section with beautiful established garden, plenty of room for the family to enjoy. Three car garaging, along with five garden sheds plus a shade house. Enjoy the short drive home to the serenity this property offers. Price: $840,000 www.farmlandsrealestate.co.nz Property ID LN1514 Tracy Stevenson Contact: Phone: 027 543 9029 Ron Ferguson Contact: Phone: 027 498 6256 Address: 6A Avonie Place, Rolleston . Open Home Sunday 1.30-2.15pm Falcon Amazing! NEW RELEASE OF SECTIONS AVAILABLE NOW. The first release went so well we’ve got more ready for sale. Call us, or visit the Falcon’s Landing sales office, 17 Branthwaite Drive, Rolleston, open Thursday and Friday from 1-3pm. Worth a look! Call 03 741 1340 or email enquiries@yoursection.nz
2 [Edition datE] 1 What’s my house really worth? When you’ve lived in a property for a while it can be hard to be rational about its worth. How can you put a price on the spot where you’ve built so many memories with family and friends? Someone will surely recognise the hours you spent sanding back the windows or digging out the agapanthus in the garden and reward you with a high price, won’t they? Unfortunately potential buyers may see things differently, especially in a slow housing market. There are several methods you can use to gauge the worth of your property. Remember that the rateable value or RV (formerly known as the government valuation, or GV) of your property doesn’t really provide any clues. These valuations are done by the local council to work out what share of rates a household should pay. They are only done every three years and don’t take any improvements into account – increasingly, properties that include an RV figure in the advertising will come with a disclaimer that it is not indicative of current market value. These days you can gather a lot of information for free thanks to websites like Trade Me and Homes.co.nz. Trade Me’s Property Insights has information on more than 1.5 million homes, including rateable value data, previous sale prices, when the property was built and what size it is. The site also provides an estimated value range, based on a melting pot of data from sales of comparable properties, listing details and user activity. Homes.co.nz operates similarly. Its estimate service is built on a complex set of valuation models, using around 30 million pieces of data bought from councils nationwide, plus sales values and a wide set of property features. Both sites recognise there are a number of factors at play, so they offer an estimated value range that can be quite broad. While both these sites are useful, they don’t show the full picture and should only be used as the starting point in determining value. They can’t take the condition of your property into account and they may not recognise any improvements you might have made (though homes.co.nz does allow owners to ‘claim’ their property and edit information about it). Let’s say you own a large property in an area where there have been some bigticket sales in the last year. Your property might have some serious structural issues and be in generally poor condition, yet the algorithms may claim that it is worth a lot more than any sensible buyer would pay for it because other houses in the neighbourhood have sold for high prices. The impact of this is two-fold. Firstly, the seller could anticipate a big pay-day that may never arrive; and secondly, some buyers may be put off making an offer because they think it’s out of range. There are a couple of ways to combat this. When you start working with a real estate agent to sell your property they must supply you with a current market appraisal or CMA. This is based on similar information to the online versions, but it also comes with the agent’s realtime, real-life knowledge of the area, what similar properties have sold for and the condition and particular characteristics of your own property (such as whether it has been repainted recently or it’s in a state of disrepair). The agent will have had the chance to walk through your property and identify its unique selling propositions, such as good sun, proximity to desirable schools and other features that buyers like. It’s important to note that you may get varying CMA ranges from different real estate agents as they may each take a divergent perspective on your property that you will then need to consider. Your other option is to pay a registered valuer to provide you with an independent valuation. This service comes at a cost (the price will vary, depending on the level of detail), but it will be more accurate. The Property Institute, which represents valuers, says a registered valuation can help sellers be a little more clinical about their property’s worth. Even with all the information you can gather, the true indication of your property’s value is what a willing buyer will pay for it at the given time that it’s on the market. A valuation, a price range or a figure reached by an algorithm is not cash in the bank. For independent advice on buying or selling property, check out www.reaa.govt.nz. Harcourts Grenadier Halswell - Properties in <strong>Selwyn</strong> & Surrounds AUCTION 7 DEC $635,000 FOR SALE 4 2 2 2 2 Devine Drive, TEMPLETON Sue Mercer 0274 368 548 4 2 2 2 5 2 1 15 Matanui Street, LINCOLN Jan Green 027 222 8736 10 Liffey Springs, LINCOLN Fernanda Hammet 0210 905 176 Sue Mercer 0274 368 548 2 FOR SALE AUCTION 30 NOV FOR SALE 3 1 1 2 2/7 Kissel Street, TEMPLETON Raewyn Marles 027 277 9736 4 3 1 2 5 3 1 2 64 Rossington Drive, WEST MELTON Jan Green 027 222 8736 550 Buchanans Road, YALDHURST Gael Kofoed 0272 266 862 Grenadier Real Estate Ltd MREINZ Licensced Agent REAA 2008
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Selwyn Times: November 28, 2017

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