It is an apt phrase, you don’t get a second chance to make a good impression when selling your real estate, and this applies whether you have a basic or a million dollar property in Mount Coolum, Coolum Beach or absolutely anywhere. Impressions are what counts if achieving a premium price for your property is what it is all about. It is amazing how quickly purchasers react to an inspection leading to the conclusion that your home is “on their list”. Getting your property on the list is the main objective. From there, the environment is set. The framework of negotiation starts early.
Information on the Real Estate Sales process is another service provided by Geoff Grover – Mount Coolum Real Estate and is required reading for those embarking on selling their property. Copies of this report and other relevant articles are found at www.geoffgrover.com.au and http://geoffgrover.blogspot.com
So what are the elements that count to getting a premium price for your real estate in Mount Coolum , Coolum Beach or where-ever?
Following are some important property selling tips.
Gardens are important.The first rule for creating a good first impression is having a great looking front garden. This is where potential buyers first see your property and it is important for it to look well maintained. This can be difficult in beachside locations such as Mount Coolum and Coolum Beach with minimal nutrients in sandy soil, so that extra ffort may be required.
Spring Clean Tidy up, hold a garage sale and get rid of anything you don't need. Light Bright houses sell well, open curtains and turn on lights before inspections. Fix Obvious Faults Faults encourage buyers to look for more. PetsYou love them, but maybe buyers won't. Keep them outside during open inspections. Many buyers are afraid of animals and some are even allergic to them. In the new beachside developments in Mount Coolum, we often have large houses on small blocks, so it is better in these cases to make arrangements to take the dog for a walk or visit a neighbor!
Smells, Cooking, pets, dampness and smoking can all give your house a nasty smell. Have carpets and curtains cleaned and open windows before inspections. Fresh air smells best. With the extremely wet and moist weather in Coolum Beach and Mount Coolum this year, mould has become a real issue and is a major turnoff Kitchen and Bathroom The most important rooms in the house. Squeaky clean they can help to make a sale. Neighbours.
Any unsightly problems in your street will detract from your home. So get together and clean up, ask them to remove their semi-trailer from the footpath.
Views - Prune trees and shrubs if they are blocking your best views. Clean windows and screens add to the view. OutsideSpruce up the exterior by washing down or repainting. Clean guttering, brush away leaves and cobwebs. Homely touches Add to the feel of the home, by placing fresh flowers on the table, a bowl of fruit, or jars of cookies in the kitchen.
Buying is an emotional decision. Silence is Golden Turn off the television and any loud music. Soft light classical music is appropriate. Little Things Fix all those "little things", the loose doorknob, or the screen that won't close, or that leaky tap. Cupboards Clean out cupboards, the less they have in them, the bigger they look. Storage space is a definite selling feature. Temperature Welcome buyers with a warm home in winter or a cool home in summer You Buyers are timid. Try not to be around during inspections, but if you are, try to be as inconspicuous as possible. Let our salesperson handle it all, they have lots of experience and that's what you are paying for. Also never apologise for your home. Tell people your home is for sale
Saturday, April 24, 2010
Thursday, April 8, 2010
House prices – are you a Doomsayer or a Property Spruiker?
The range of issues in the housing market bouncing around make it possible for both the doomsayers and the property spruikers to mount realistic cases to suit their argument – it is the balanced opinion, derived from professional statistical analysis that makes for the valued opinion.
Unfortunately, both partisan sides are prone to pulling out myths and graphs to illustrate points. The old saying is lies, dammed lies and statistics, and in today`s age of graphics, anybody can pull out a graph and statistics to ‘prove ‘ a point.
Let me make my stance quite clear. I am in the real estate industry, yet abhor the altruistic, vested interests of many agents whom perpetrate myths as to prices and growth. They trot them out every year and do our industry untold harm. My position is made quite clear on my blog site at http://geoffgrover.blogspot.com and my website at www.geoffgrover.com.au.
It is possible today to mount a cogent argument for both the extremes, and produce stats that at first flush prove the point. However, it is the balanced, analytic dissertation by an independent professional , that is is widely distributed to the investment community that is important to impart an understanding of the issues.
The value in this balanced advice is illustrated by the strength of each sides particular arguments:
The Doomsayers
• Cite chronic overpricing of the Australian housing market - our prices are one of the most expensive in the world, general approval by the experts.
• Cite overvaluing – prices are currently 29% higher than the long term trend. With this in mind, any current plateauing is not guaranteed to go up in the short term or even move up at all.
• Cite massive household debt – no argument here!
• Cite affordability – now at its lowest levels and going down further with interest rate rises continuing- just chat to Glen Stevens from the RBA!!
The proposition - all lead to a “price bubble” and the prospect of a collapse in prices
The Property Spruikers (usually those with a vested interest)
• Cite chronic shortage of housing and no surge of supply in sight
• Cite strong employment and business growth.
The proposition - all leading to house prices taking off, Sunshine Coast to follow the southern states lead, quoting examples of Sydney and Melbourne now, jump in before it is too late approach- in this context, note the article in the Australian 8 April about Harry Triguboff of Meriton fame pouring cold water on such view as he describes “the furore over rising residential prices as ’nonsense”. ”The prices are only rising in select areas of Sydney and Melbourne and nowher else, he said”
Interesting also to note that in this weeks My Property Preview issue,leading Sunshine Coast property magazine, an article talking about this happening shows a graph purporting to demonstrate the correlation supporting this lag effect when it shows the Sunshine Coast has over the last few years surpassed Sydney and there is not much in it now.
The statistical illiterate have probably not heard of standard deviation analysis actually linking correlations with some impact rather than vague graph lines having some resemblance to each other – from memory, second year Uni Stat Method–(Melbourne University circa early 1960`s, memories anyone?)depends very much on what statistics are used and how interpreted, which is why advice from the statistical experts is very important.
Note also the very significant difference between use of the basic average figure and the median averages used in most analytical forums. Such use of different definitions, seemingly irrelevant, can lead to for instance, such startling differences in a mundane examination of the rate of increase in the Peregian Springs suburb, Sunshine Coast, 2009 over 2009, from average showing a growth 2009 of 2%, whilst the median average showed a a drop of 10% - Michael Matusik, the Sunshine Coast property guru, even has issues with use of the median as segment skewing distorts even these numbers, he says you really need like for like housing price changes)
To quote an independent professional such as Dr Oliver , Chief Economist from the AMP, a major fund player, in his analysis released March 2010 he suggests pretty much the above factors balance out and will lead to an Australian housing price increase of around 5% during this year. Remember that inflation (CPI is a different, although very similar measure) was 1.82% 2009, well down on the nine year average of 3.026%, although it is heading north to the concern of the RBA, so gains are not actually monumental unless compared to sticking cash under the bed.
Articles quoted here are available for download in full from my website at www.geoffgrover.com.aiu plus a host of other articles re the Sunshine Coast property market.
It does come down to, though, what everybody always recommends, do your homework on the specific area in mind to suit the investment criteria adopted, eg, capital growth or long term “cash positive” yield hold.
Article written by Geoff GROVER – April 2010
Unfortunately, both partisan sides are prone to pulling out myths and graphs to illustrate points. The old saying is lies, dammed lies and statistics, and in today`s age of graphics, anybody can pull out a graph and statistics to ‘prove ‘ a point.
Let me make my stance quite clear. I am in the real estate industry, yet abhor the altruistic, vested interests of many agents whom perpetrate myths as to prices and growth. They trot them out every year and do our industry untold harm. My position is made quite clear on my blog site at http://geoffgrover.blogspot.com and my website at www.geoffgrover.com.au.
It is possible today to mount a cogent argument for both the extremes, and produce stats that at first flush prove the point. However, it is the balanced, analytic dissertation by an independent professional , that is is widely distributed to the investment community that is important to impart an understanding of the issues.
The value in this balanced advice is illustrated by the strength of each sides particular arguments:
The Doomsayers
• Cite chronic overpricing of the Australian housing market - our prices are one of the most expensive in the world, general approval by the experts.
• Cite overvaluing – prices are currently 29% higher than the long term trend. With this in mind, any current plateauing is not guaranteed to go up in the short term or even move up at all.
• Cite massive household debt – no argument here!
• Cite affordability – now at its lowest levels and going down further with interest rate rises continuing- just chat to Glen Stevens from the RBA!!
The proposition - all lead to a “price bubble” and the prospect of a collapse in prices
The Property Spruikers (usually those with a vested interest)
• Cite chronic shortage of housing and no surge of supply in sight
• Cite strong employment and business growth.
The proposition - all leading to house prices taking off, Sunshine Coast to follow the southern states lead, quoting examples of Sydney and Melbourne now, jump in before it is too late approach- in this context, note the article in the Australian 8 April about Harry Triguboff of Meriton fame pouring cold water on such view as he describes “the furore over rising residential prices as ’nonsense”. ”The prices are only rising in select areas of Sydney and Melbourne and nowher else, he said”
Interesting also to note that in this weeks My Property Preview issue,leading Sunshine Coast property magazine, an article talking about this happening shows a graph purporting to demonstrate the correlation supporting this lag effect when it shows the Sunshine Coast has over the last few years surpassed Sydney and there is not much in it now.
The statistical illiterate have probably not heard of standard deviation analysis actually linking correlations with some impact rather than vague graph lines having some resemblance to each other – from memory, second year Uni Stat Method–(Melbourne University circa early 1960`s, memories anyone?)depends very much on what statistics are used and how interpreted, which is why advice from the statistical experts is very important.
Note also the very significant difference between use of the basic average figure and the median averages used in most analytical forums. Such use of different definitions, seemingly irrelevant, can lead to for instance, such startling differences in a mundane examination of the rate of increase in the Peregian Springs suburb, Sunshine Coast, 2009 over 2009, from average showing a growth 2009 of 2%, whilst the median average showed a a drop of 10% - Michael Matusik, the Sunshine Coast property guru, even has issues with use of the median as segment skewing distorts even these numbers, he says you really need like for like housing price changes)
To quote an independent professional such as Dr Oliver , Chief Economist from the AMP, a major fund player, in his analysis released March 2010 he suggests pretty much the above factors balance out and will lead to an Australian housing price increase of around 5% during this year. Remember that inflation (CPI is a different, although very similar measure) was 1.82% 2009, well down on the nine year average of 3.026%, although it is heading north to the concern of the RBA, so gains are not actually monumental unless compared to sticking cash under the bed.
Articles quoted here are available for download in full from my website at www.geoffgrover.com.aiu plus a host of other articles re the Sunshine Coast property market.
It does come down to, though, what everybody always recommends, do your homework on the specific area in mind to suit the investment criteria adopted, eg, capital growth or long term “cash positive” yield hold.
Article written by Geoff GROVER – April 2010
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