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| Autumn/Winter 2008 Real Esate Report Autumn 2008 has been one of the slowest times in our office for some years. Stock has been in short supply and the nervousness in buyers evident across NSW has certainly impacted on our market during this time. Interest rate rises and concern about the world economy generally has had an influence, and we have seen some reduction in property values as well as a reduction in turnover. Winter seems to have brought some renewed confidence since the last meeeting of the Reserve Bank governors did not result in another interest rate rise and we have seen more sales and more stock becoming available. Our sales since the last report look like this
So we look forward to having more stock as we move towards spring and enjoy the lovely season of winter on the mid north coast with its cool nights and crisp, clear, sunny days
Summer 2007/2008 Real Esate Report Summer in Bellingen is always a lovely time of year and often quite hot, but over 2007/2008 it has been far cooler than what would be called 'normal' and far wetter. Bellingen has an average annual rainfall of around 1500mm per year which is why it is always so lush and green, even in times of 'drought', and this year we have received almost our annual quota in just 3 to 4 months. Has this impacted on our real estate market - well combined with more interest rate rises than we have seen in some years and a global economic climate that has put pressure on the Australian economy, yes it has impacted our market to some degree but the good news for Bellingen is that we are somewhat protected from general trends and continue to enjoy reasonable numbers of confident buyers albeit with a reduction in the number of properties coming on the market as vendors sit back and try and determine what the future holds. Consequently with lower levels of stock, our sales figures have been lower than normal but when we do get listings we generally sell them in ten weeks or less for full price or very close to it - in fact in 2007
So let's have a look at our final Spring sales and summer sales to date
Spring sales:
Summer sales so far
Spring 2007 Real Estate Report Well at last…spring is here, and isn't it absolutely delightful? Traditionally spring is a very popular time for property to come on the market and you can understand why when you see the gardens everywhere coming into flower – they look and smell fantastic.
Sales for me were a little slower over winter but spring has already brought a lot more movement with 4 of my 5 new spring listings already sold. Let's have a quick look at my actual figures for winter and spring so far.
Winter sales:
Spring sales so far:
So I am once again urgently seeking new listings
Spring and summer do generally mean there's more competition among sellers in the market so if you're considering selling your property or appointing a new agent, let me encourage you to make your decision sooner rather than later.
I'm happy to provide an accurate market appraisal of your property and a presentation of my successful system which is designed to sell property in 10 weeks or less for the highest possible price. Last financial year 68% of my listings sold for full price with a further 25% selling within $5,000 of full price. I practice accurate pricing and sophisticated marketing to create competition between buyers and achieve excellent results for my clients – just call me.
God bless and I look forward to being of service to you one day
Winter 2007 Real Estate Report Well here we are, it's the middle of winter now and time to look at what actually happened during autumn in the Bellingen real estate market and what's happening during winter so far. Whilst the market has slowed a little in line with the rest of NSW there has been fairly consistent sales across the area and there remains a steady supply of buyers for this unique area. Let's have a look at actual sales figures in my office
Autumn sales:
Winter sales to date:
Market Forecast – continued sales limited only by stock availability
Recommended Action - urgently need more stock!
So if you're considering selling your property or appointing a new agent, and have been waiting for spring, let me encourage you to make your decision sooner rather than later. Spring means more competition, so the sooner you are on the market the more chance you have to stand out and the less work there is in keeping your garden looking good.
I'm happy to provide an accurate market appraisal of your property and a presentation of my successful system, incorporating a plan to actually sell your property in the shortest possible time for the highest possible price – just call me.
God bless and I look forward to being of service to you one day
Autumn 2007 Real Estate Report Well here we are, it's autumn and time to look at what happened during summer in the Bellingen real estate market and what's likely to happen in autumn.
Summer sales were quite good, particularly considering that there's always a period from around the middle of Dec to the middle of Jan where not too much actually happens in terms of real estate sales. Our sales for summer looked like this:
and so far our sales for autumn look like this:
So as you can see our sales have been pretty consistent over a broad price range totalling close to $4m over summer and over $1.7m so far for autumn and we haven't quite finished the first month yet.
Autumn is a great time to sell – gardens are still looking good but requiring less maintenance as time goes by and the days are beautiful and sunny but with a bit less bite than at the height of summer.
The fact is that I urgently need new listings and as you can see my system works, so if you are ready to sell and would like me to give you an appraisal of your property and a presentation of my system just give me a call.
Otherwise, God bless and I look forward to being of service to you one day
November 2006 Real Estate Report Well, it's the end of November and 2006 has almost gone so how's the local real estate market?
It's pretty good actually, particularly in comparison to some other areas. Values in the Bellingen Shire have fallen by around 10% this year in my experience, BUT we still have plenty of buyers when many areas have virtually none.
In our office we've sold 4 properties this month:
We have a fifth property under contract expected to exchange today and a sixth property still in negotiations.
We've added 3 new listings this month:
with one more to come next week:
So all in all the local market is showing consistent turn over and with 3 more "Open House Saturdays" before our Christmas break we anticipate more sales this year
If you are considering selling I'm always happy to provide an appraisal of your property and a presentation of my successful selling system - just give me a call and we can make an appointment.
God bless and I look forward to being of service to you one day.
September 2006 Real Estate Report Well it's spring, and there's a lot happening - you may recall that in July I sold out of houses, so in August I was busy securing new listings. The market in the Bellingen area remains competitive, and I'm pleased to say that we still have good numbers of buyers looking for property.
During August & September I have listed 8 new properties and sold 2
I have 2 more new properties coming onto the market in the next week or so, and then of course it is school holidays so I will work with the stock I have and spend some time with my kids.
Spring in Bellingen is a beautiful time of year and a popular time for selling real estate. As more property comes on the market, that increases supply as well as competition, and if demand stays constant you would expect prices to ease further. On the other hand if supply and demand both increase in similar proportions you would expect prices to maintain their current level.
Given another likely interest rate rise before Christmas, I think the best we could hope for is a flat market and there is definitely a chance that prices will ease some more.
So for sellers - get on the market sooner rather than later, and for buyers - if you see something that suits you and it's competitively priced - buy it - if you wait too long you may miss out.
God bless and I look forward to being of service to you one day.
July 2006 Real Estate Report Well here we are - mid winter in Bellingen -a time when many say real estate sales are slow but my recent experience has been quite the opposite.
Last month I had 6 houses for sale and now they are all sold.
One of the good things about marketing real estate in winter is that there is less competition. While spring is generally regarded as the best time to sell - think flowers in bloom, birds in song, warmer weather etc, etc - the fact is that there are just as many buyers around during winter. These buyers can often be more motivated since there are fewer properties to choose from, and vendors have more opportunity to make their property stand out from the (smaller) crowd. Add to this the facts that garden maintenance is a lot easier and the days are crisp & clear, and there's a lot to be said for being on the market sooner rather than later.
So while the Bellingen real estate market is experiencing the 'adjustment it had to have' - just like the rest of NSW - it remains a very popular and saleable area and I am committed to achieving the highest possible sale prices for all my clients.
I offer an exclusive selling service for limited edition properties and all enquiries are welcome.
God bless and I look forward to being of service to you one day.
June 2006 Real Estate Report Well the first month of winter continues to provide excellent weather with crisp, sunny days that are great for selling real estate in the Bellingen area and highlight our idyllic mid north coast lifestyle - cosy around the fire by night and basking in the sun by day
The growing season is well and truly over so maintenance and presentation outside requires a lot less effort and whilst the NSW state budget didn't produce a lot of joy for property investors it did maintain support for first home buyers by continuing the existing stamp duty exemptions.
Last month I talked about a tightening market across NSW and while prices have certainly eased a bit more I am still receiving good levels of enquiry on most properties with another sale exchanged since my last report - 11 Woodbury Lane Bellingen @ $287,000. In addition to this sale I am currently in negotiations on 3 other properties that I would expect to be concluded and exchanged by the end of June.
So obviously there are still buyers in the market for real estate around Bellingen but it remains a very competitive market. As always the right price, presentation and promotion are the keys to success and if you're thinking of selling I am always happy to come and inspect your property and provide you with a professional appraisal of your likely selling price and a presentation of how my system works.
I offer an exclusive selling service for limited edition properties and all enquiries are welcome.
God bless and I look forward to being of service to you one day
May 2006 Real Estate Report Well it's the last month of Autumn and plenty has happened since my last report, the most significant being the 0.25% rise in interest rates from the Reserve Bank.
That was followed by lots of speculation by the 'experts' about further rate rises likely later this year and the popular view appears to be that the Sydney market will drop by around 5% over the next 12 months. Now what does that mean for real estate in the Bellingen Shire?
Historically, we certainly follow the Sydney market, as does the rest of NSW and you would expect that if Sydney real estate does drop by 5% then Bellingen real estate will drop by at least a further 5% and possibly up to 10%. The good news for Bellingen real estate is that historically it continues to sell, albeit at lower prices, even in a tough market, while other areas grind to a halt altogether.
The next question of course is - does it really matter? If you sell now and then re-buy in the same market you would expect a similar percentage price reduction in your purchase price as you experienced in your sale price, so no net difference. In fact, theoretically, if you were to sell now and then wait 6 months before re-buying and the market continued to fall, you would be better off.
The short story is that you can sell in any market really - the trick is to think it through first and to ensure that you are achieving the highest possible price in the current market.
I offer an exclusive selling service for limited edition properties and all enquiries are welcome.
God bless and I look forward to being of service to you one day t
April 2006 Real Estate Report Well the second month of autumn has brought a bit more of a chill in the mornings and evenings but aren't the days just perfect !
In the Bellingen real estate world I continue to have good attendances at my open houses and my data base of genuine, cashed up buyers continues to grow.
Since my last report I have exchanged contracts on one property:
And I have another under contract, expected to exchange soon:
Australians do tend to hibernate as it gets colder but autumn and winter remain good times to sell for many reasons - there's a lot less mowing and garden work required to keep your place looking great; those properties with a northerly aspect can show off their natural heating ability; and those with a westerly aspect can enjoy the afternoon sun.
I offer and exclusive selling service for limited edition properties and consistently achieve sales for my clients by getting the three p's right - price, presentation and promotion.
For more information or to make an appointment, simply call me or visit my website.
God bless and I look forward to being of service to you one day
March 2006 Real Estate Report Well - how are you enjoying the first month of autumn? As I sit here this morning writing my second report for 2006 there is a lovely little nip in the air - the night has been cool and I am reminded that autumn is absolutely beautiful here in the Bellingen Shire.
As for real estate - February and March so far have continued to be consistent with good attendance at all my open houses as well as good response to marketing generally with plenty of evidence that we continue to have good numbers of buyers ready to buy.
I've exchanged contracts on three properties since my report last month:
Hard evidence that despite what some may say, the market is definitely not dead. More information on each of these sales is available on my website.
So, what's the key to selling in today's market?
It's not rocket science - a combination of the right price, the best presentation and the best promotion will usually produce a sale in any market. The key is getting good advice before listing and good feedback during the marketing so you can make informed decisions that will result in a sale at the best price possible.
I offer an exclusive selling service that works. For more information or to make an appointment, simply call me or visit my website.
God bless and I look forward to being of service to you one day
February 2006 Real Estate Report
Well here we are - the last month of summer and my first real estate report for 2006. January has been another hot month with some welcome rain swelling the rivers with deliciously inviting cool, clean waters. While the first half of the month saw most people focussed on family holidays and keeping cool, the second half has seen much activity once again in real estate.
All my open houses in January have been well attended and the general real estate talk around NSW has been that the market is stabilising, although there are still a relatively high number of properties on offer with inflated prices.
Having said that, many more vendors are realising that to get a sale you must meet the market of the day and there are plenty of genuine buyers for real estate in the Bellingen area that are ready and waiting to property that is realistically priced.
For example 216 Mount St Fernmount (family home with pool on 5ac) was offered for sale @ $497,000 in the first week of December and contracts of sale were exchanged on 22nd December, while 28 Martins Rd Bellingen was first advertised on 4th Jan for $450,000 and contracts were exchanged on 27th January.
So if you're thinking of selling your property, now is a great time to come on the market with autumn just around the corner and more confidence in the market than we've seen in some time.
For more information on my exclusive selling service or to make an appointment call me 6655 2458 or visit my website - www.guysaddleton.com.au
God bless and I look forward to being of service to you one day.
January 2006 Real Estate Report There is no report for January as I spent as much time as possible with my family during the holidays
December 2005 Real Estate Report Well I started off last months report talking about how things had "hotted up" in the Bellingen real estate market as well as the Bellingen weather department and this month I would have to say that things have continued in the same vein - hotter days more often in the weather department and a steady increase in property listings, buyer enquiry and sales in the real estate market
Once again let me stress that it is still a tough market and properties are certainly selling for less money than 2 years ago when the market peaked, but there continues to be strong interest in the Bellingen area, particularly in the type of 'limited edition' properties that I specialise in.
I sold another two properties in November and the variety of properties that I have sold over the last two months shows interest in all sections of the market
1385 Kalang Rd Kalang - $365,000 - 112 acres riverfront, vacant - sold 26/10/05 339 Roses Rd Bellingen - $849,000 - 12 acres riverfront, 3 bed home - sold 28/10/05 17 William St Bellingen - $395,000 - investment prop ret $500 pw - sold 16/11/05 20 Ringwood Pl Bellingen - $369,000 - brand new 3 bed residential - sold 18/11/05
See the sold gallery on my website for more details
School holiday trading - from Wed 21 st Dec to Wed 11 th Jan I will be operating from home and making time with my family a priority, but I am available by appointment and would be happy to hear from you - call 6655 2458 or 0411 229 300.
God bless - have a fantastic Christmas and new year - I look forward to being of service to you
November 2005 Real Estate Report Well here we are now in the 3rd month of spring and things have "hotted up" in the Bellingen real estate market as well as in the Bellingen weather department. Buyer enquiry for me increased considerably during October and so did the number of people listing there properties for sale and/or planning to list some time during the spring/summer season. Please don't think I am saying that the market has turned around - it is still a tough market that favours the buyers over the sellers, but I believe that the Bellingen real estate market is more protected than most. In Sydney it is reported that properties are generally achieving 10 - 15% less now than they did at the peak in late 2003. In Bellingen, we have certainly experienced a drop in prices achieved for properties sold since late 2003 BUT we are still a popular destination for those that are selling in Sydney and I hope that we will now maintain our current price level and continue to see a reasonable turnover of properties. I sold two properties last month and have others under contract this month so it would seem that my system continues to work well for my clients to achieve the highest possible sale price in the shortest possible time. My data base of buyers for limited edition properties in the Bellingen area continues to grow and all enquiries from potential sellers are welcome. For more information or to make an appointment call 6655 2458 or visit my website. God bless. I look forward to being of service to you one day. <TOP> October 2005 Real Estate Report This week Guy Saddleton Real Estate has moved from 16 Wheatley Street to 87 Hyde Street next to Bellingen Video Connection - this is where my window display has been for some time. I have decided to broaden my exclusive selling service without compromising my successful formula for selling limited edition properties. If would like to know more about my service please don't hesitate to give me call - all enquiries are welcome. Now it's the 2nd month of spring, the last term of school and it's a great time of year, so what's the market doing? Since the peak in Dec 2003 we've had a steady increase in supply and a decrease in demand leading to the inevitable reduction in sale prices being achieved. Most buyers are nervous about future values and many sellers have expectations beyond the market. Consequently sales are slower than they were 12 months ago and the market is more competitive. But that's OK - the name of the game is to achieve the highest possible price in today's market and the important thing is that you have the data to be able to make an informed decision in relation to this. I make a point of keeping my vendors informed at all times and ensuring that our price, presentation and promotion are constantly reviewed in light of market feedback. It works - so far I've sold every property I've listed for a price that my clients knew was the highest price possible. God bless and I look forward to hearing from you one day. <TOP> September 2005 Real Estate Report Well Spring is here and as always it's absolutely beautiful. First some personal news - at Guy Saddleton Real Estate I have decided to broaden my listing base and from now on you can expect to see more listings receiving my exclusive selling service. To date I have a one hundred percent clearance rate on all properties listed with me so if you are thinking of selling give me a call. Spring is always a popular time for both buyers and sellers as gardens come into bloom, lawns and paddocks 'green up' , and Australians generally come out of their 'winter hibernation'. It is an excellent time to present and sell real estate and I'm always happy to shout you a coffee and discuss the best way to sell your property with you. As you would know by now, the controversial Vendor Duty has been dropped in an effort to encourage investors back into the NSW property market and already it is showing positive results across the state including here in the Bellingen area. I have an extensive data base of buyers, both owner/occupiers and investors, that have already made a decision to buy in the Bellingen area and as mentioned in my opening I am looking to broaden my listing base so if you are considering selling or if you are already listed for sale but not satisfied with the service (or lack of it) that you are receiving then simply give me a call. I specialise in selling properties for the highest possible price in the shortest possible time - I work for the seller, not the buyer, and I believe that my professionalism and presentation are the best you will find. For more information or to make an appointment - call 6655 2458 or visit www.guysaddleton.com.au God bless I look forward to being of service to you one day. <TOP> Is winter a good time to sell? Yes, as good a time as any - whilst there are positives and negatives about selling at any time of year, the most important thing is being committed to selling your property for the highest possible price in any given market. There is no doubt that Australians generally 'hibernate' a little in winter but I can assure you that genuine buyers do not stop looking at real estate. In fact a beneficial side effect of winter is that it greatly reduces the amount of non-genuine buyer enquiry. Winter is also a great time in terms of less work required to keep the garden looking good, as well as an excellent time to sell those properties that enjoy extensive mountain views to the west, which in summer can mean uncomfortably hot conditions in the house. Generally speaking our winter days are clear and bright with delightful blue skies and a distinctly healthy feeling to them. Ideally inspections should be arranged between 10am and 2pm according to the optimum conditions for individual properties. Personally I love winter in Bellingen and if you have made a decision to sell, you don't have to wait for spring - I suggest that you contact your preferred real estate agent now and ask them to give you their advice on price, presentation and timing as well as details of their sales method. I offer an exclusive selling service for limited edition properties and all enquiries are welcome - call 6655 2458 or visit www.guysaddleton.com.au - God bless and enjoy winter. <TOP> February 2005 Real Estate Report - Energy Efficient Homes Global climate change due to the increasing level of greenhouse gases is a major environmental issue. Almost 10 percent of all energy consumed occurs in the home so an energy efficient home can make substantial savings, with the main benefits coming from solar heating and insulation. The greatest savings are made when a house is designed and built specifically to be efficient. Most councils, including the Bellingen Shire Council now have requirements that new homes must meet relating to energy efficiency. BSC currently require a minimum 3.5 star natHERS rating (Nationwide House Energy Rating Scheme) and from July 2005 will be replacing this system with a new State Government initiative - BASIX - a new Building Sustainability Index. BASIX is a web based planning tool designed to assess the potential performance of new houses against a range of sustainability indices including landscape, stormwater, water, thermal comfort and energy. BASIX aims to produce homes that are more comfortable and cheaper to run than most existing homes. That's great for the future but you can also make improvements to existing homes to improve their energy efficiency. Remember to check out house insulation, orientation, and window size. Ideally the longest axis should face north, give or take 30 degrees to the east and 20 degrees to the west. Eave width and wall height ratio play an important part in blocking the sun in summer while allowing winter rays in, while pergolas laden with deciduous vines provide shade in summer and allow sunshine through in winter Anyway - energy efficiency - bear it in mind, and if you want to know more about how I continue to have the highest sales clearance rate in the area - call me on 6655 2458 or visit www.guysaddleton.com.au Until my next report - God bless and good luck - and may your life, as well as your home, be energy efficient. <TOP> January 2005 Real Estate Report Last year finished with a few sales for my clients, which seemed to support my theory that many buyers now believe that the falling market has levelled and that it is safe to buy again, and although the NSW Valuer General, Philip Western, was reported as saying of this area - "Demand dropped off in 2004 and sales volumes have decreased but value levels are still holding", it has been my experience that most properties are now trading for less than they may have achieved at the peak of 'the boom' in Dec 2003. It is my view that the majority of buyers in the market today are those who "missed out" in the rising market of 2003 and have now "sat out" for 2004 waiting for the right time to re-enter. Once these buyers are exhausted (which I believe will occur this year some time, probably by winter) sales are likely to slow up even more, although I don't believe that prices will come down much more. So if you're a buyer, don't wait too long when you see a property that suits you - sales are becoming more consistent and there are other buyers out there. If you're a seller, talk to agents about selling your property now, and if you want to know more about how I continue to have the highest clearance rate in the area - call me on 6655 2458 or visit www.bellingensbestrealestate.com.au Until my next report - God bless and good luck - may your dreams become reality. <TOP> October 2004 Real Estate Report Well, first a Federal election, then soaring temperatures, and then a flash flood… that's Bellingen in Spring and it's still a great time to sell. Today's buyers are expecting (and getting) better value than they did late last year, so if you're a seller in this market it's important that you ensure your three P's are in order - that's Price, Presentation and Promotion. Price - It has always been my experience that if your price is right you will sell your property in a reasonably short time. Buyers usually don't even bother looking at overpriced property. Presentation - An all important part of selling your property today is the way it is presented - as evidenced by the many TV make over shows. Good presentation helps to achieve the highest price possible by drawing attention away from the negatives and highlighting the positives. Promotion - The way your property is promoted usually determines the first impression that buyers get, and if they don't like what they see, then they usually won't bother to call, let alone inspect, and that applies to window cards, print ads and websites I am a real estate professional - that means I specialise in marketing and negotiating. I advise my clients honestly in terms of getting the price right, as well as in all aspects of presentation, and I ensure that my listings are promoted in their best possible light. I also engage other professionals in their areas of expertise to help achieve the best possible results for my clients - particularly photography, desktop publishing and website design. For a free appraisal of your property and presentation of my exclusive service - contact me anytime. <TOP> September 2004 Real Estate Report As a real estate agent I often get asked "So how's the market at the moment?" & lately I've been asked more than ever, so let's talk about it. With the benefit of hindsight we can now see that the "boom" market of the last couple of years actually peaked around December 2003. Then from January to February nobody was sure what was happening while the press continued talking it up until March/April when the word was out that the market had turned and everything stopped! Buyers suddenly heaved a sigh of relief and started to take the attitude that if they waited a while prices would only come down, while most sellers turned a blind eye and continued to believe that their properties were worth more each month. Well now the buyers have started buying again, and setting the new market. Prices in Bellingen have come down from their peak in December, and whilst it's impossible to quantify the reduction as a mathematical formula, sellers would do well to set their expectations in line with today's market, whilst buyers would do well to stop sitting on their hands and to buy property now. I don't think there is going to be a lot more downward price movement in the Bellingen real estate market although only time will tell. I continue to sell only 'limited edition' properties with a maximum of three on offer at any one time. Due to continuing sales, I currently have two positions vacant - contact me on Ph 6655 2458 any time for a free appraisal of your property. <TOP>
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