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Best advice on how to avoid the most common maintenance pitfalls when selling or buying a home.

October 2021

 

Why is Auckland rated the best city to live it?

According to a recent survey, the housing market in Auckland is one of the hottest in the world.

It is New Zealand's most "global" city. The jobs are here, the lifestyle is great and it offers vast outdoor living options for all walks of life. If you want to develop your career or are looking to invest time outdoors, you'll consider moving to Auckland, or you won't want to leave because you're living the best life.

It's also a beautiful city with exotic marine life. From a sub-tropical climate and 2003 sunny hours per year, it is surrounded by rainforest and breath-taking black & golden beaches.

Auckland also draws in families, ex-pats and those who want to sample some of the glitz and glam of a global metropolis without migrating to Sydney, London, or Singapore.

This city provides a thriving and diverse fine wine and dining experience, nightlife, arts, and culture scene for its multicultural ethnicities living here. It is also the largest metropolitan city in New Zealand, with an abundance of opportunities within the professional and private sectors.

New Zealand's immigration is also at an all-time high, necessitating the construction of more dwellings — and quickly.

LJ Hooker Karaka is the first real estate office to open in the Karaka area. Their agents are highly motivated and focused individuals with excellent sales, marketing and negotiation skills. They will work in your best interests to ensure that you receive the greatest return on investment.

Dylan Turner, South Auckland's top and accomplished real estate agent is the next best thing in this industry.

Renee Turner is equally committed to her clients when it comes to selling or buying real estate. The client is her top priority. She believes in integrity, positive energy, hard work, and creative service in every detail of any real estate transaction she handles. She ensures all work carried out in the branch is seamless and provides utmost dedication to her clients.

Here below, you will find key tips to avoid when selling your property:

1. Overpricing Your Home

Sellers who market their home for more than it's worth may have to wait an extra two months to sell it, according to a recent study — and that's not the only mistake that can cause a transaction to be delayed. It's critical to place your house on the market at a reasonable price.

To be sure you establish the right price for your home, get multiple appraisals from different estate agents, and do some research on similar properties sold in your area in recent months.

2. Choosing the first agent you meet

If you want to achieve the best price for your house, follow these steps:

1. Don't just go with the first agent you meet.

2. Choose at least 3 agents to come to your home and give you an appraisal.

3. Interview each one about why they believe your home is worth the amount they've proposed and ask for examples of recent sales of similar properties in the area.

3. Not going with Marketing & Advertising Strategies

Selling your property can be expensive, especially if you need to buy something else at the same time. It's worthwhile to look for the best value in return and cost to spend. LJ Hooker Karaka can help you save on marketing & advertising costs whilst providing the best-selling techniques to ensure great returns for your property.

LJ Hooker Karaka provides competitive market rates and are always willing to go the extra mile for their clients. There are options from flat fees regardless of sale to price or no-price strategies; LJ Hooker Karaka will provide reports and a network of resources to help you reach out to a wide range of networks locally, nationally and internationally.

4. Putting off hiring a solicitor/conveyancer

Transferring a property from its current owners to its new owners is known as conveyancing. Because a conveyancer's job entails drafting contracts and moving funds, you may not think you need one right now. To avoid delays, it's a good idea to choose a solicitor or conveyancer as soon as you put your house on the market. Choosing a firm and completing the necessary papers will ensure that you are ready to transfer as soon as you receive an offer. LJ Hooker Karaka will assist in providing all the information required here.

5. Picking the wrong time to sell

When you list your home at the right time, it has a better chance of selling quickly. According to research, the most significant month to offer a home for a quick sale is March. Checking how many houses have sold in the last three months and the price they fetched is a solid indicator of how the market is behaving in your area. Always research the housing market and notice the timeframes that brings the highest sales in your area.

6. Delaying your mortgage application

Make sure you can afford to buy a new home before putting your old one on the market. If the cost of your new house is higher, you'll need to determine which loan is best for you and how much you can borrow. Alternatively, if the new property you're buying costs the same as or less than the old one, you should investigate if you can port your mortgage. The advice here is to speak to a mortgage broker, your bank and your Real Estate Agent to get the proper insight.

7. Failing to spruce up your property

For advertising such as photographs and videos as well as later valuations and viewings, your house should be in the most presentable condition. When a buyer walks in that door, they are looking at how the space of an area is being utilised, natural light beaming in, clean sheets and walls, to name a few. At the absolute least, ensure that your home is clean, tidy, and clutter-free. Try simple home DIY such as painting your front door, tidying your lawn or adding a few character pieces to give buyers a better first impression. LJ Hooker Karaka can discuss staging options for the best look in your property.

8. Using drab photos instead of a professional photographer

The images of your home are crucial in attracting potential buyers. When choosing photographs to use to display your home online and in marketing brochures, take your time. If you don't think the images taken are good enough, don't hesitate to ask the real estate agent for suggestions or have some fresh ones shot. The advice here is to always get a professional property photographer to capture the right shots and angles.

9. Not emphasising key features

It would help if you double-checked that any marketing material, especially the web ad, emphasises the critical aspects of your home. Garden, garage, parking, freehold, and detached are all standard search terms; mention them if they're applicable. Furthermore, emphasise the possibilities of your property. For example, if you get planning clearance for an extension, let people know.

10. Hiding major property flaws

It's pointless to try to disguise severe flaws in your house that might deter purchasers, such as a short lease or a structural defect. Instead, try to confront the issue head-on. While a buyer comes to see your home, be honest when answering their enquiries. Doing a house survey to receive independent confirmation of the scope of the problem and the potential repair costs could help you avoid a structural flaw, such as subsidence. If a buyer discovers marks later in the process, it may jeopardise the sale of your home.

11. Selecting the highest bidder

Although it may seem paradoxical, you should not automatically select the highest offer if you receive multiple bids. While the sales price is critical, you should also evaluate the likelihood of the buyer delaying or withdrawing, especially if you need to sell quickly. First-time buyers, for example, aren't relying on previous purchases to close, but they may have difficulty obtaining a mortgage faster. The safest buyers are chain-free buyers, buy-to-let investors and home movers who have already sold and completed their deals.

12. When it comes to sending money, letting your guard down is a big no-no.

You may use email to connect with the parties involved in the process while selling your home, so be aware of conveyancing scams. Criminals break into email chains between buyers, sellers, and their solicitors or estate agencies to commit conveyancing fraud. They then masquerade as a reputable professional and persuade the buyer or seller to send funds into their accounts, such as a deposit or fee. Call your solicitor or estate agent to double-check the details if you're requested to pay by email.

If you're seeking professional assistance from pleasant and knowledgeable real estate agents in Auckland, you've come to the right place. Dylan and Renee Turner from LJ Hooker Karaka are known to work hours that suit the needs of buyers and sellers, often working late into the evening to close a contract.

Conclusion

It is critical to know how to sell a home. In a sinking market, the house may languish on the market for far longer than you expect. If you don't find a buyer promptly, you may find yourself struggling to pay two mortgages, having to rent your property until you find one, or, in the worst-case scenario, facing foreclosure. If you avoid the costly errors outlined above, you'll be well on your way to putting your best foot forward and accomplishing the smooth, profitable sale that every home seller desires.

Selling your property can take a long time and be emotionally draining, especially if you've never done it before. People will enter your home, open your closets and cupboards, and dig through your belongings, which may feel intrusive at times. They will critique a house that has likely become more to you than four walls and a roof, and they will offer you less money than you believe your home is worth.

Therefore, having the right team on board from the very beginning is essential. Not only will you receive all the right advice, support and resources from the beginning, but trust is also created between the agent and yourself from the get-go. LJ Hooker Karaka has its name of being one of the best for these very known reasons. You get all the help from start to finish.

 

LJ Hooker Karaka - A blog about how you can use property valuations to sell your house

September 2021

 

It can be challenging to assess the value of a property due to volatile property markets and a variety of other factors. In many circumstances, you won't know a property's total value until it's sold. You can acquire a valuation or market appraisal to determine the market value of your property before selling it to get an idea of how much you'll get for it. That is why we recommend LJ Hooker Karaka! Located in Karaka, New Zealand, at LJ Hooker Karaka, they are a boutique office with a committed team focused purely on quality. Their administration staff is highly qualified for the support of the salespeople and the community, boasting years of Real Estate administration experience, a degree in design, some even hold their real estate license to support the sales team.

 At LJ Hooker Karaka, the team offers excellent marketing packages tailored to suit your individual needs. If you have any real estate needs, including listing, selling your property, or rentals, give them a call to help you.

What's a property valuation?

Only a qualified valuer who has completed specialized education and training can conduct a formal property valuation. LJ Hooker Karaka adopts a systematic approach and considers all elements that may influence the value, resulting in a complete, unbiased analysis of the property's worth.

Dylan and Renee Turner decided to open a boutique office at LJ Hooker Karaka in 2015 after conducting extensive research of having two offices wasn't enough. They are now enjoying the benefits of owning three successful LJ Hooker enterprises. With over 25 years of real estate industry experience, he has knowledge and accomplishments that are indeed a rare find.

A property valuation is usually performed in two to three business days and costs money.

What's included in a professional property valuation?

  1. The number of bedrooms and the size of the property are included in the property description.
  2. Environmental and market risks, for example, have risk ratings.
  3. The state of the property.
  4. Zoning at the local level.
  5. comparable sales in the recent past.
  6. Any concerns discovered during the valuation assessment that need to be addressed.

What's a market appraisal?

It's crucial to understand the difference between a market appraisal and an official property valuation. Instead, it's a free service that will offer you a rough estimate of how much your house would sell for if you sold it right now. Market trends, local demand, surrounding property sale prices, and the primary qualities of your home will all be considered in a market appraisal. LJ Hooker Karaka is the best in this field!

Because no one will come out to look at your house in person, minute things are likely to be overlooked. However, because these evaluations are entirely independent, you will not feel obligated to sell or utilize a specific service provider.

Even if you are satisfied with your appraisal results, it may be worthwhile to seek a second assessment from the professional team of LJ Hooker Karaka before selling or refinancing your house.

What are property valuations used for?

A competent valuation can help both buyers and sellers.

A property appraisal can help buyers avoid overpaying for a home by reducing the risk of overpaying, especially if you're making a private purchase. At an auction, the desire to bid by potential buyers is a good indicator of the property's value.

Sellers utilize valuations for a variety of reasons. One, to obtain an estimate of what their property would sell for, and two, to see if there are any changes they can make to increase the value of their property. They can also help people decide if they should sell now or wait until the market improves.

A competent real estate agent such as LJ Hooker Karaka agents will know what buyers in your region are looking for in a property and what trends are selling if you're thinking about selling or, if you're seeking advice on how to increase value to your home, hiring a property valuer or a real estate agent like them to do an appraisal that can be highly beneficial.

A bank valuation, which is exclusively used for banking or legal purposes, is also available. Mortgage brokers, for example, use property valuations to guarantee that a home is suitable for a loan and that the property's value is sufficient to cover the mortgage in the event of a forced sale.

How to find out your home's actual market value:

Research using an online valuation service

Using an online property estimate service is a fantastic place to start when determining the worth of your home.

Get a professional agent to give you a market appraisal

You can employ a LJ Hooker Karaka real estate agent to give you a free-market appraisal once you've done your research online and have an estimate of how much you could sell your house for.

Appraisals are an excellent method to begin the process of selling your home.

Shopping around for potential agents, comparing their prices and marketing tactics, and getting suggestions and advice on selling is a brilliant idea. You can use this site to reach agents and schedule one or more appraisals.

Get a qualified valuer to value your property

You can pay a valuer to visit and give you a formal property valuation if you're still unhappy with your property estimate or need a more comprehensive perspective of the condition and value of your property and the surrounding market.

Is it a good idea to value my property online?

You must look for an online house valuation calculator that past users have judged to be the most accurate.

Finding out how much detail a tool takes to work is a valuable method to judge its quality. The more information you must enter, the more precise the result will be. Of course, there is much room for error, so getting a second opinion from an expert "in the flesh" is always a good idea.

What's involved in using a real estate agent or mortgage broker to organize my house price valuation?

From the top agents in your area, we recommend LJ Hooker Karaka. When making your decision, look into their track record in estimating real estate values.

If you're looking for a home value estimate because you're thinking about refinancing, they will be able to recommend a good broker.

Where Do I Find Someone to Value My House?

Use the services of the LJ Hooker Karaka team to value your house and save yourself a lot of trouble.

Real estate agents in New Zealand offer the most comprehensive comparison of all real estate agents there.

You may also uncover how many homes an agent has sold to date, their median property sales price, and how long a property has been on the market on average.

 

 

LJ Hooker Karaka: New Builds In Karaka and Why You Should Invest In One
August 2021

Karaka continues to be a sizzling hot real estate market, partly thanks to increased demand for new builds. The vast majority of new-builds in Karaka are either in-fill properties tucked in highly sought-after areas of the suburb or green fields that mushroomed in new housing developments.

Greenfield new developments typically focus on lifestyle houses, most of which are in semi-rural neighbourhoods of Karaka. These serene, somewhat idyllic yet exciting housing options attract investors and families alike looking to take advantage of Karaka's proximity to everything the Auckland area has to offer. These perks include easy access to work in the city, remarkable return on investment (roughly 9% capital growth), and an excellent environment for bringing up a family.

Suppose you're interested in in-fill type of new-builds in Karaka. In that case, you're most likely to find a decent number of townhouses, flats, modern homes, and even apartments built into already existing developments. Either way, Karaka is home to some of the best new-builds in the former Franklin District and the greater Auckland City.

What's more, this small rural suburb has a diverse range of new builds, meaning there's something for everyone. Whether you fancy single-storey or two-storey properties; freestanding, duplex, or terrace homes; 3-bedroom, 4-bedroom, or 5-bedroom property, there's a new-build design for every kind of real estate buyer in Karaka.

Here at LJ Hooker Karaka, we understand that the question of whether to invest in a new build versus an existing property isn't an easy choice. Both property types do come with their pros and cons, but today we're going to walk you through top reasons why you should invest in a new build.

First Things First: Shining the Spotlight on Karaka Hot Real Estate Market

Dylan & Renee Turner and their team at LJ Hooker Karaka would love to show you around Karaka, so you can get a feel for the quality of new builds the suburb has to offer. Get in touch with our friendly and highly experienced area specialists to discuss your real estate ambitions today. We'll listen to your specific requirements and help you find your dream new build property in Karaka in a breeze.

But why should you relocate to Karaka or invest in its real estate in the first place?

Part of the former Franklin District, Karaka is a real estate gem located 33km just south of the central business district of Auckland City, on the southern edge of the Manukau Harbour. This well-appointed and thriving suburb community has a lot to offer both investors and families.

Karaka is one of the many residential suburbs that form the Territorial Authority of Auckland. It's the 80th biggest suburb in this wider region regarding residential property stock, with the vast majority being constructed between 2010 and 2019. Even so, the area boasts an abundance of new builds, as well.

Residential properties make up the most significant chunk of housing stock in Karaka (or about 66 per cent, to be precise), while lifestyle real estate accounts for the remaining 34 per cent. Most of the new buildings in Karaka are strategically located near train stations, bus stations, and motorways, making it easy to get in and around the suburb and commute to the city.

In addition to its proximity to Auckland City, Karaka is also positioned 12km from the famous Manukau City Centre, which offers a basketful of sports, shopping, art, entertainment, and fine dining opportunities. Getting to the business district of Auckland Airport is a snap from Karaka.

However, you look at it, Karaka is a truly unique real estate gem that brings the best of both worlds – country lifestyle and modern living. The real icing on the cake is that residents are minutes away from superb amenities, great entertainment, excellent educational centres, and open greenery.

The suburb itself is endowed with an array of walkways, beautiful scenery, and breath-taking architecture, plus the area is surrounded by impressive reserves, parks, and much more. There are plenty of things to be excited about for both visitors and residents. Well, this could be your home or property destination, and our team at LJ Hooker Karaka is here to make your real estate dreams come true.

Here are the Top 4 Reasons to Invest or Buy New Builds in Karaka

1- You're Investing/Buying a Modern, Well-Constructed Property

Perhaps the first and most compelling reason to prefer new builds over existing properties is that you're purchasing a brand new, well-appointed, and modern property in every sense. Generally, these new properties in Karaka must meet the new "healthy homes" standards pertaining to insulation, heating, ventilation, draught-stopping, and drainage & moisture ingress standards.

That means you can leverage sustainable design practices as the owner of a new build that meets stringent standards. Besides, a well-constructed property that's up to par with the latest building codes and regulations will require minimal, if any, maintenance for years, if not decades to come. That's more money in your bank (cost savings due to reduced maintenance) and fewer headaches (because of minimal repairs) for you, especially if you plan to be a landlord.

2- Loans for New Builds Require Smaller Deposits

Many Kiwis looking to buy or invest in real estate love the idea of owning new builds because they can tailor the design to meet their investment requirements and specifications. If that isn't good enough, those planning to borrow to purchase new builds can expect to pay down smaller deposits than they'd require for existing properties.

Thanks to the new investor-targeted housing tax changes, the current Reserve Bank's loan-to-value ratios (LVRs) make it easy for would-be homeowners and investors to get loans or mortgages with a significantly lower deposit. For instance, for a first-time homebuyer, the deposit for getting a loan is 10% for a new build, while the deposit required for an existing property is double at 20%.

This is a massive advantage and a game-changer for first-time buyers. In Karaka, where the median property prices stagger around $1,194,500, that'd mean only having to pay $119,450 rather than $238,900 for the deposit.

Additionally, there are Kiwi-Saver incentives that make new builds especially attractive to home buyers. These include a higher price cap to be eligible for First Home Loans (ranging from $500,000-$700,000 in Karaka) and higher grants (up to $10,000 for new builds, as opposed to up to $5,000 for existing homes).

On their end, real estate investors will have to put down a deposit of a whopping 40% to take out a loan for an existing property. On the other hand, if they opt for a new build, the investor will require a deposit of only 20% of the house price.

The recent tax changes instituted by the New Zealand Government in March have made the prospects of investing in new builds even more lucrative. In essence, new builds are exempt from these changes to property taxes, including extending the bright-line test to a decade and removing interest deductibility, making them a better option for home buyers and investors.

3- Investors of New Rental Builds Get Better Rent and Attract Better Tenants

This benefit is, of course, a no-brainer. With 18.64% of Karaka residents living in rental properties, you'd want to attract the best and highest-quality tenants instead of problem tenants that will bring down your occupancy rate. If your rental building is modern and has the latest appliances, hardware, and amenities, you can expect to pull in the right crowd.

Not just that; new builds tend to command higher rent and longer leases. This makes it easier and more profitable for any investor to run a rental property business. In other words, new builds are likely to earn higher yields than already existing properties, which is the holy grail factor for investors looking to get the most ROI out of their investment dollars.

According to Dylan & Renee Turner's team at LJ Hooker Karaka, new builds may not be a viable option for every investor, though. Suppose you're an investor who makes most of your value in renovations or flipping properties. In that case, this real estate option may not be for you likewise, if you're a property buyer who is trying to purchase at the lowest end of the spectrum or expects a decrease in income in the near future (AKA the next year or 1 1/2 years, new builds may not be a good choice for your real estate goals.

4- Rising Interest Rates Have Lower Impact on New Builds

Suppose there's one thing Dylan and Renee Turner at LJ Hooker Karaka have learned over the years. In that case, it's this: new builds tend to have lower interest rates than existing properties, particularly rentals. This is very crucial when managing the risk associated with swings in interest rates.

For instance, the new tax changes swung the interest rate by around 1.5fold. So, if your initial interest rate was 2.5%, your effective rate would be 3.75% for an existing property, while the interest for a new build will still be 2.5%.

As you can see, buying or investing in new builds protects you against upswings in interest rates.