Hello/Kia Ora
Thank you for the opportunity to provide a current market appraisal for your property
The content of this submission includes a strategic marketing plan that will help us to achieve the best possible results in the current market
The following pages include recent suburb sales data and demographics, some suggestions for a marketing investment, and a little bit of information about us, along with genuine feedback from our clients following the sale of their homes
We understand that the sale of your property is important and want to assure you that we take the marketing and sale of your property seriously
Our aim is to provide the best possible service and the best results, every time
We’re proud to be supported by our team at Now Realty Limited, ranked number 4 franchise in Ray White New Zealand’s (2024-2025), backed by the fastest growing real estate brand in the country.
On behalf of our team and Ray White, we look forward to working with you
Stuart & Murray
What’s most Important to you?
Every property has a story and every seller has different needs - we’d like to know whats important to you so we can achieve the best result
What are you looking for in an agent?
Is speed important for your sale, are there any factors we need to know about ?
What do you think your property is worth or what would you like to achieve with the sale of your property?
On the scale below, please indicate what is most important to you?
Price
Ask Us
Do you understand the importance of social media, particularly for passive buyers?
How do we attract more people to my property?
How long will it take to sell my property?
How can I maximise the price we can achieve?
Where and when do you hold the auction?
Will my home be a priority at the auction, or in a long list of others?
Have you sold properties like mine before?
Is the cheapest agent the best agent?
How do I know an agent is giving me a realistic appraisal guide?
What factors should I consider when selecting an agent?
Do you work with other brands?
Who is looking to buy in your area?
Our experience shows us that there are two distinct types of people in today’s property market.
Dedicated property hunters
These potential purchasers are actively looking to buy in your area and are always on the lookout for available properties They will often be in close competition with similar purchasers in their demographic
Spontaneous property buyers - Passive Buyers
These potential purchasers are not actively looking, however, when the right property grabs their attention they are suddenly interested These buyers often pay a premium price for their dream home
Your Property
DESCRIPTION
A single level 1950's character bunglaow that has had a quality renovation resulting in a contemporary family home in desirable neighbourhood
Character features
Open Plan Living
Immaculate Presentation
Spacious floor plan
Generous storage
Private setting back from the street
FEATURES
These features caught our attention and have the ability to add value
High quality kitchenOpen Plan Living
Family bathroom
Master bedroom with ensuite
Study/Office
Internal access
garage/rumpus with built in laundry
Additional parking
North facing easy care garden
LOCATION
Your Neighbourhood
Transport - Close to bus routes
Schools - Within 2 kms
Shopping - Royal Oak, Onehunga, Greenwoods Corner
Amenities - Cornwall Park, Auckland Show Grounds
Street - Well established tree lined street with a mix of character and contemporary homes
Commute - Easy commute to CBD and close to North/South Motorway
Property Summary
This Comparative Market Analysis provides an estimate of the probable selling price for 40 Beckenham Avenue, Royal Oak, Auckland City
The estimated selling price is based on other properties deemed 'comparable' - either sold or currently for sale in the area – plus supporting market information
Description
Capital Value: $1,850,000
Land Value: $1,400,000
Valuation Reference: 2230/00000051400/A
Valuation Date: 1 May 2024
Improvements: $450,000
Land Area:
Floor Area: 230 m²
Bedrooms: 4
Bathrooms: 2
Car Spaces: 2
Building Age: 1950-1959
Category: RD195A
Wall Material: Wood (incl Weatherboard)
RoofMaterial: Steel/G-Iron
Estimate Appraisal Value:
Based on the selected properties that have sold nearby, this property is likely to sell for between $1,809,000 and $2,219,000
Yours sincerely,
Stuart & Murray
Recently Sold
Comparablesales
The Real Estate Agents Act requires any recommendation to be supported by an analysis of sold properties that are deemed comparable These sold comparable properties have been selected based on their geographical proximity, similarity of their attributes and time of sale
Sale Price
$1,300,000 to $1,900,000 Median $1,525,000 Mean $1,578,666 For the property at the median, the sale price was 6 0% above CV C.V
$1,225,000 to $2,425,000 Median $1,437,500 Mean $1,545,833
8Epworth Avenue,RoyalOak,Auckland City
Last Sold
Capital Value
$1,540,000 - 11 Sep 25
$1,400,000 - 01 May 24
Land Value $1,225,000 - 01 May 24
Improvements $175,000 Land Use Residence
95A Pah Road,RoyalOak,Auckland City
Last Sold $1,510,000 - 19 Nov 25 Capital Value $1,225,000 - 01 May 24 Land Value
- 01 May 24 Improvements $245,000
Last Sold
Capital Value
$1,800,000 - 14 Oct 25
$2,425,000 - 01 May 24
$2,275,000 - 01 May 24 Improvements
12A Vagus Place,RoyalOak,Auckland City
Last Sold
$1,300,000 - 10 Nov 25
Capital Value $1,275,000 - 01 May 24
Land Value $950,000 - 01 May 24
Improvements
Character
Your Current Competition
Comparablepropertiesforsale
The recommendation is further supported by analysis of properties currently for sale that are deemed comparable These comparable properties have been selected based on their geographical proximity and similarity of their attributes 19A
Neighbourhood Insights
Suburb: Royal Oak
Sale Performance
January 2026 January 2025 %Change Median
Sale Types in January 2026
Royal Oak Auckland City
Number ofSales/Month in Royal Oak and Auckland City
Neighbourhood Insights
Residentialinsights
Median Sale Price in Royal Oak and Auckland City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd
Number ofListings/Month in Royal Oak and Auckland City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd,Realestateconz
Median Days to Sell in Royal Oak and Auckland City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd
Neighbourhood Insights
CensusData for Royal Oak
Age Broad Levels
Number ofBedrooms
*Notelsewhereincludedisusedinsomeoutputsforacombinationof residuals,suchasnotstated,responseoutsidescope,responseunidentifiable, refusedtoanswer,anddon’tknow
DatacapturedfromNewZealand's2023 Censusof PopulationandDwellings
TitleDetails
Informationlastupdatedasat22Feb2026
RECORD OF TITLE
DERIVED FROM LAND INFORMATION NEWZEALAND CROSS LEASE
Identifier
NA78A/906
LandRegistrationDistrict NorthAuckland DateIssued 19October1989
PriorReferences
NA2028/98
Estate FeeSimple-1/2share Area 812squaremetresmoreorless
LegalDescription Lot25DepositedPlan10245
RegisteredOwners
HamishDeaneMowatandStephanieRoseMowat
Estate Leasehold
LegalDescription Flat1DepositedPlan132744
RegisteredOwners
HamishDeaneMowatandStephanieRoseMowat
Term 999yearscommencingonthe8thSeptember 1989
C0565112LeaseofFlat1DP132744Term999yearscommencingonthe8thSeptember1989CompositeCTNA78A/906issued19101989(AffectsFeeSimple)
LandCovenantinLeaseC056511.2-19.10.1989(AffectsFeeSimple)
C056511.3LeaseofFlat2CompositeCTNA78A/907issued-19.10.1989(AffectsFeeSimple)
LandCovenantinLeaseC0565113-19101989(AffectsFeeSimple)
AppurtenantheretoisasanitarysewerdrainageeasementcreatedbyEasementInstrument76011277-2112007at9:00am TheeasementscreatedbyEasementInstrument76011277aresubjecttoSection243(a)ResourceManagementAct1991 132733952MortgagetoANZBankNewZealandLimited-1442025at4:31pm
TheinformationprovidedontheseTitleDetailsformaguidelineonly Asaresult,CustomSoftwareLimited,cannotanddoesnot provideanywarrantiesorassurancesofanykindinrelationtotheaccuracyoftheinformationprovidedthroughthisreport CustomSoftwareLimitedwillnotbeliableforanyclaimsinrelationtothecontentofthisreport
Nearby Schools
Nearbyschools
School data from the Ministry of Education
Advisory: School zonesandotherdetailsaresubjecttochangewithoutnotice Youshouldnotrelyonthisinformationaloneorasfinal andshouldalways verifyschool zoneswiththerelevantschool directly
Disclaimer: NeitherREINZnorRVLprovidesanywarranty,expressorimplied,astotheaccuracy,completeness,orreliabilityof theschool zoning informationandacceptnoliabilityforanydecisionsmadeoractionstakenbasedonthisinformation,norforanyerrorsoromissions Seefull disclaimers attheendof thisreportformoredetails
Royal Oak School
Chandler Avenue
Royal Oak
Auckland
In Zone from30/04/2003
Royal Oak Intermediate School
74 Symonds Street
Royal Oak
Auckland
In Zone from01/01/2022
Onehunga High School
24 Pleasant Street
Onehunga
Auckland
In Zone from06/12/2002
Baradene College
237 Victoria Avenue
Remuera
Auckland
In Zone from01/01/2021
Marcellin College
617 Mt Albert Road
Royal Oak
Auckland
Not Zoned
Our Lady Sacred Heart School (Epsom)
19 Banff Avenue
Epsom
Auckland
Not Zoned
Central Auckland Specialist School
48 Smallfield Avenue
Three Kings
Auckland
Not Zoned
Co-Educational Contributing State Equity Index 380 437 students 353 m from subject property.
Tel: 09-6242800
Co-Educational Intermediate State Equity Index 461 441 students 1 0 km from subject property
Tel: 09-6365667
Co-Educational Secondary (Year 9-15) State Equity Index 480 1046 students 1 4 km from subject property
Tel: 09-6366006 Ext 8006
Girls School Secondary (Year 7-15)
State : Integrated
Tel: 09-5246019
Co-Educational Secondary (Year 7-15)
Equity Index 372 1505 students 5 3 km from subject property
State : Integrated Equity Index 473 564 students 514 m from subject property
Tel: 09-6256509
Co-Educational
Contributing State : Integrated
Tel: 09-6386200
Equity Index 344 209 students 1 1 km from subject property
Co-Educational Specialist School State Equity Index 466
Tel: 09-6207680
236 students 1 7 km from subject property
Nearby Schools
Nearbyschools
Golden Grove School
57 Grey Street
Onehunga
Auckland
Not Zoned
St Therese School (Three Kings)
463 Mt Albert Road
Three Kings
Auckland
Not Zoned
St Cuthbert's College (Epsom)
122 Market Road
Epsom
Auckland
Not Zoned
St Joseph's Catholic School (Onehunga)
125 Church Street
Onehunga
Auckland
Not Zoned
Co-Educational
Full Primary
Private : Fully Registered
Tel: 09-6364461
Co-Educational
Full Primary State : Integrated
Tel: 09-6209441
Girls School Composite Private : Fully Registered
Tel: 09-5204159
Primary Co-Ed/Secondary Girls
Full Primary State : Integrated
Tel: 09-6368102
Equity Index 0
49 students 1 7 km from subject property
Equity Index 481 71 students 1 8 km from subject property
Equity Index 0 1629 students 2 3 km from subject property
Equity Index 447
170 students 2 3 km from subject property
Thisschool information(withtheexceptionof thedistanceand"inzone"calculations)iscopyright© Ministryof Education2016 andusedunderthe CreativeCommonsAttribution40International licence
Commission & Marketing
Address: 40 Beckenham Avenue, Royal Oak, Auckland
Estimated Price Range: $1,800,000 - $2,200,000
Estimated Commission: $58,450 + GST Based on a sale price of $2,000,000
Commission Structure: Base Fee of $950 plus 4% on the first $500,000 and 2 5% thereafter plus GST
Method of sale: Auction: In rooms Ray White Epsom - 1/416 Broadway Epsom
Marketing fee: Tailored to suit your budget
Consisting of;
Online - Ray White, realestate.co.nz, TradeMe, One Roof, Hougarden
Digital Campaigns - Ray White “Be Seen”, realestate co nz, One Roof
Social Media - Facebook, Instagram, Linked In
Photo signboard (including DLE postcards and property information booklets)
Internal & external photography
Floor plan
Drone photography
Video & Social Medial Reels
Print Media (New Zealand Herald)
Auctioneer Fee: $871 15
Communication:
Weekly vendor report (emailed)
Weekly face to face meetings or phone conference call
Daily calls or messages after inspection
Open homes: As strategised with you, plus private viewings on request
Methods of Sale
PRIVATE TREATY SET DATE OF SALE/TENDER
Removed the risk of under or over pricing
Purchasers can submit an offer at any time
No set time frame or urgency
May overcome a purchaser’s reluctance to respond to an auction or tender deadline
Buyers set the terms for negotiations
Offers can be dependent on a chain of other offers during a challenging market
A set time frame introduces urgency and focussed purchaser attention
Allows open competition to maximise the sale price
Vendor controls the terms and conditions of the sale
(including settlement date)
The sale is unconditional
Buyers trust the process
Competition between buyers is open and transparent
Three chances to sellBEFORE - AT - AFTER
Conditional buyers can position to submit offers during the campaign
Requires parties to register their interest within a specified period of time
Offers may be conditional or otherwise
All offer are confidential and presented at the same time
Lacks the transparency for buyers
May be sold prior to the published date
Allows the vendor to deal with a preferred party if they wish
Selling at Auction
Absence of price reduces the risk of it being rejected on price
More Reach. More Buyers A Name You Can Trust
200 offices
3.5K members 2X more luxuy listings than any other group
A name synonymous with Real Estate National and international presence 120+ years of company history No 4 Franchise in New Zealand 2024 - 2025
TYPICAL AGENCIES SEPARATE DATABASES RAY WHITE EPSOM LARGEST COMBINED DATABASE
Unrivaled Media Influence
Being part of New Zealand’s leading agency, we have unrivalled buying power across all marketing platforms
This huge advantage gives you complete coverage at market leading prices. Working with the latest, AI technology, print, digital and web platforms we create a bespoke high profile campaign for your home to target specific audiences rather than a scatter gun approach.
Connecting You with local buyers
National and international presence is crucial to create competition, but with 70 per cent of buyers coming from within a property's suburb or surrounding area, being present locally is critical
Averaging 12,000 visits combined per month, Ray White office websites are the key to your local audience Through search engine optimisation and targeted international database drives Your property campaign on our Ray White office website will showcase your property up in lights and be front and centre for property seekers Our website is mobile user friendly and intuitive so that even the least tech-savvy person can feel like they're right there at the property.
70% of buyers coming from within a surrounding 5km radius
We’ve got family...(almost)
1,100+
Offices in Australia and New Zealand
From a country town, Ray White has grown to become the largest real estate agency across Australia and New Zealand
Not too many other brands can pinpoint exactly where it started Ray White can It was in a tin shed at Crows Nest, in rural Queensland where Ray started in 1902
Ray White has the highest market share in Australasia at 10 68 per cent We are very proud that one in ten properties in Australia is sold by a Ray White agent
The Ray White brand is made up of 1,000 individual businesses that list and sell residential, commercial and rural property Each of those businesses strives to be proud of every single transaction, ensuring exceptional customer experience is delivered every time.
Robertson Dow
Stuart Robertson & Murray Dow Ray White Epsom Now Realty Limited
With over two decades of real estate experience, we have seen it all
From the heights of boom times to the challenges during market falls, we have been there for buyers and sellers alike
Whether you ’ re taking your first steps on the real estate padder, adding to your portfolio, or simply taking the next step in your life, you can reply on us to minimise stress and work at a speed that you can trust.
We never lose sight that it’s not just a property, but your property you have entrusted us with and our aim is to always bring you the information you need to make a decision with confidence on sale day.
We are always available to chat, so you can see how we can be your guides on your real estate journey
SOLD OVER $150,000,000 WORTH OF REAL ESTATE
$4,300,000 HIGHEST SALE PRICE
$1,800,000 AVERAGE
What our Customers are saying
“We started working with Murray and Stuart at the beginning of 2023 when we contacted them about a listing they had on the market Murray and Stuart were responsive, approachable, and transparent about the listing
Although this was not the right house for us, they listened carefully to what we were looking for and took charge of our property search
From that moment on, they showed us numerous properties, educated us about the NZ property market, and connected us with excellent property lawyers and other property specialists
As an international couple with three kids buying in NZ for the first time, our search criteria evolved as we saw different properties Murray and Stuart recognised this, identified our priorities, and adjusted their offerings to fit our needs
They were patient, managed our expectations (which were sometimes unrealistic), and were transparent about the best approach in negotiations with potential vendors This allowed us to develop a trusting relationship, resulting in them representing us at the auction, where we secured our new home
We enjoyed working with Murray and Stuart; they have deep knowledge and understanding of the complex and changing Auckland property market, and we highly recommend them to both buyers and vendors”
Andrew & David Franklin Road, Ponsonby
Team Robertson Dow are great agents who kept me informed regularly on the campaign process Their communication skills are exemplary and customer service skills are second to none Through their experience and expertise, they achieved an outstanding price for the for a property that had a number of challenges
John Jamison
Joy Street, Albany
Team Robertson Dow were very responsive and efficient They were a great team with good division of labour and a joy to deal with
Anella Munro
Summer Street, Ponsonby
“Dear Stuart and Murray, A very sincere thank you to you both Words fail to express my awe at your resilience and attitude, adapting to whatever the situation you were faced with, whilst selling 54 Galaxy Drive Team Dow and Robertson come with the highest recommendation During an extremely difficult selling market, Stuart and Murray had a fantastic marketing strategy, great energy and enthusiasm
They knew how to maximise the exposure of the property and optimise online views This brought whopping numbers through open homes While there were several curve balls during the selling process, Stuart and Murray were solution focused, worked tirelessly to overcome obstacles
Their years of selling experience, invaluable! The end result SOLD”
Hazel Jamison
Galaxy Drive, Mairangi Bay
I just wanted to send our thanks for Stuart and Murray, who have done an exemplary job in marketing my property I fully realise that only a complete schmuck would attempt to sell a property under the current Auckland real estate environment, but I went ahead anyway, and realise that I had landed Stuart and Murray with a very difficult task They were professional and capable and pleasant, and we would not hesitate to engage them again in any future real estate deal So thanks again, and congratulations on having such capable people in your company ”
Bob Le Grice
Shelly Beach Road, St Marys Bay
This was a complex purchase over a protracted period of time, which was handled with care and professionalism by Stuart and Murray I would not hesitate to recommend them to anyone buying or selling
Greg Robbins
Blake Street, Ponsonby
96 OLD MILL ROAD
ASKING = $3,477,000
SOLD $3,800,000
3/8 WESTWOOD TERRACE, ST MARYS BAY
ASKING - $4,300,000
SOLD $4,300,000
2/150 SELWYN STREET, ONEHUNGA
AUCTION - SEPTEMBER 2025
SOLD $1,380,000
4/150 SELWYN STREET, ONEHUNGA
AUCTION - SEPTEMBER 2025
SOLD $1,452,000
Presenting your home for the best result
OUR TOP 6 TIPS:
Spring Clean
Do a thorough clean from the inside, out including walls, windows, skirting boards and every nook and cranny
De-clutter
Your buyer needs to imagine living in the property Ridding clutter visibly increases the room size and better showcases the space
Neutral environment
Decoration tastes are highly personal and we recommend taking a safe, neutral approach to styling
Faultless
Buyers notice everything Fix anything that doesn't work, including doors, windows, light bulbs and taps
Create atmosphere
Pay attention to the temperature and make prospectives buyers feel comfortable
Professional Staging
Well worth the investment. Staging helps present a cohesive look so buyers are able to visualise themselves living at the property