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Dougmal Harcourts - The Property People

Friday 25 April 2014

Buying Off the Plan

Buying off the plan can be a great move for some security in your investment. It has advantages such as locking in the NOW price (and pay later), as well as a number of tax advantages.

Off the plan properties are a great solution for investors or buyers who need time to organise their finances. Here are some “do’s” and “don’ts” to ensure you purchase successfully.

DO
Do research
Do your research to find out growth and expected yields of off the plan apartments you are interested in. Also make sure you find what is tax deductible and their implications, as well as the government incentives on offer.

Do register on project agencies’ databases
Sales people will always first speak to the potential buyers who are the easiest to contact. People on project marketers’ databases often get the first opportunity on available apartments.

Do act decisively
Usually the first third of the project is sold, not only to members of agencies databases, but also to buyers who act quickly. Obviously the apartments with the best aspects and most desirable features are sold first.

Do understand the value of time
Generally, property prices gradually increase annually (and occasionally dip in value). Don’t panic – over time your investment will serve you well.

Do buy in the areas people want to live
The top three priorities people have for choosing somewhere to live are proximity to schools, work and transport. Some other things to consider include access to shopping centres, recreation facilities, parks, cafes and restaurants.

DON’T
Don’t buy without having your solicitor look at the contract
It’s important to choose a solicitor who understands and is experienced in off the plan contracts.

Don’t expect the agent/developer to wait for you to organise your finances
Most banks will not give you an approval for more than six months before completion. Just get an indication from your bank that you will be Ok, and then go for it!

Don’t distrust your agent
Your agent wants to do the right thing by you, and will encourage you to get in early and grab the apartment you want!

At Dougmal Harcourts we have many off the plan apartments available, as well exciting new projects in the pipeline. Give us a call to register on our database, or visit our website to see what is currently available.

Friday 18 April 2014

April Auction Results!

Last week we had our in-room auction event for April, held at the Rydges Hotel in Campbelltown.

This auction event gained outstanding results and a crowd beyond our expectations, with over 140 people in attendance. It was a strong performance, selling 7 of the 8 submitted to sell on the night – that’s an 87.5% clearance rate. We had 30 bidder registrations and strong competitive bidding all night! 

BRADBURY, 18 Bocking Avenue - SOLD!
GLEN ALPINE, 4 Braeside Crescent - SOLD!
GLEN ALPINE, 7 Glenavon Place - SOLD!
ST ANDREWS, 6 Fannich Place - SOLD!
ST ANDREWS, 6 Cromarty Place – SOLD!
RUSE, 3 Brickfield Street – WITHDRAWN PRIOR TO AUCTION
MINTO, 14 Moffat Place - SOLD!
LEUMEAH, 35 Brudenell Avenue - SOLD!
CAMPBELLTOWN, 75 Broughton Street – PASSED IN
ROSEMEADOW, 1 Blunt Place – SOLD BEFORE AUCTION

APRIL AUCTION EVENT STATISTICS:
  • 7 of the 8 properties submitted to the in-room auction on the night SOLD under the hammer – an 87.5% clearance rate! 
  • Of the properties SOLD, our team achieved on average $8,000 above our vendors’ reserve selling prices.
  • Of the properties SOLD, each property had on average 4 registered bidders.
  • Of the properties SOLD, our team achieved an average of 35 buyer inspections per property during the intensive 21-day marketing campaign.
The auction event was another brilliant effort by our team. The event delivered 100% in line with our values of: People First; Doing the Right Thing; Being Courageous; and Fun and Laughter.

Congratulations also to our successful vendors and purchasers! 

Thanks again to our Auctioneer, Paul Casarotto, and the wonderful support from Domain, The Macarthur Advertiser and Harcourts NSW.

NEXT IN-ROOM AUCTION EVENT WILL BE HELD ON THE 14th OF MAY, AT THE RYDGES HOTEL, CAMPBELLTOWN.

Friday 11 April 2014

Property Management Sense

In our business we often come across people who are frustrated with their current Property Manager and real estate agency. They lack confidence in their service and feel it is not being managed properly.

A poorly managed property makes for a difficult investment, and understandably many property owners feel like they have no option but to manage the property themselves. 

But there is an easier way... 

There are some real estate agencies that focus on property management, and have highly experienced Property Managers who know how to quickly and easily resolve investment property issues. They only contact you for the larger decisions, and deal with the day-to-day items quickly and easily.

A Property Manager should NOT be contacting you each week. A well managed property should only be involving you via the end-of-month statement, property inspection times and results, when rent prices are reviewed, and any large issues involving your property or tenant.

Superior Property Management agencies have strict systems in place to ensure all details are attended to. These companies know their clients are looking for:
  • Maximum income from their investment property.
  • A well-maintained property.
  • Happy tenants that look after the property.
You may pay a little more for this service, but it is certainly worth it! You save money having a property that is cared for; you save time in not having to deal with detail; and having your property tenanted with the best tenants with very little vacancy time are all huge savings that are often overlooked. Plus your property management fees are a tax deduction at the end of the financial year!

It makes a whole lot of sense to employ the best agency to manage your investment property.

Friday 4 April 2014

How to Prepare Your Home For Sale

Every seller wants their home to sell fast and at top dollar. Unfortunately, it’s not just down to luck; it’s careful planning and knowing how to spruce up your home that will send potential buyers scurrying for their cheque books. Here are some ideas on how to prep your house and turn it into an irresistible and marketable home.

1. Disassociate yourself with your home
Give your agent the opportunity to do their job, and potential buyers the space they need to be drawn to the property. Sellers that linger during an open inspection, or start telling stories about their property, will turn most buyers off.

2. De-personalise
Pack away personal photos and family heirlooms. Buyers want to be able to imagine their own life in your home.

3. De-clutter
De-clutter systematically, starting with areas that will be of most interest to buyers when they inspect your home, followed by the areas they’ll do most of their living in. 

4. Clean out and organise storage spaces
Buyers love to see what kind of storage space they will have. Imagine if they open a closet and everything falls out! If they open an organised closet, they will assume you take good care of the rest of the house.

5. Rent a storage unit
Almost every home looks better with less furniture. Consider storing items that block walkways or aren’t necessary to keep in the house while you’re trying to sell.

6. Remove or replace favourite items
If the chandelier in the dining room is a family heirloom, take it down. If buyers never see it, they won’t want it to be included with the house.

7. Make minor repairs
Fix things such as cracked tiles, leaky faucets, burnt out light bulbs and doors that won’t close properly.

8. Make the house sparkle
Buyers will not be impressed if they see lots of dust or dirt. Make sure you make your home sparkle, or hire a professional cleaner if you need some help.

9. Check your curb appeal
If a buyer doesn’t like the exterior of your home, you’ll never get them to look inside. Mow the lawn, trim back plants, clean up, and plant flowers to enhance your home’s curb appeal. 

It always helps to put yourself in the shoes of the buyer, and by making a few little improvements to your home, you are giving it the best chance to sell.