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 and a little bit of information about us, along with genuine feedback from our clients following the sale of their homes
When we review this appraisal with you we can go through some marketing options in detail and tailor a campaign to suit your budget and sales method
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
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?
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?
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
Free standing brick and tile townhouse in a ROW setting:
CV - $1,000,000
Tidy Condition
Two Double and one single bedroom
Generous internal access garaging
Potential for upgrading and adding personal touches
Overlooking Vodanovich
Reserve
Expansive views to the Waitakere Ranges
FEATURES
These features caught our attention and have the ability to add value
Easy access to the reserve
Sought after B&T construction
Ideal home for multiple buyer groups
Sunny section
Private setting away from the road
Separate WC Room for a workshop
LOCATION
Central Te Atatu South Location and on the doorstep of Auckland’s beloved Waitakere Ranges and West Coast beaches
Within easy reach of Public Transport
Local Schools
Shopping & Amenities
Motorways
Easy commute to CBD or Henderson business area
Comparable Sales
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
$720,000 to $982,000 Median $790,000 Mean $815,785 For the property at the median, the sale price was 12 2% below CV C.V $820,000 to $1,175,000 Median $900,000 Mean $955,000
1/30Vodanovich Road,TeAtatu South,Auckland
Inferior
Last Sold $720,000 - 11 Sep 25
Value $950,000 - 01 May 24
Value $570,000 - 01 May 24
3MarieCrescent,TeAtatu South,Auckland Last
3/56FlanshawRoad,TeAtatu South,Auckland
- 18 Sep 25
- 01 May 24
- 01 May 24
Last Sold $765,000 - 04 Nov 25
Capital Value $850,000 - 01 May 24
Land Value $510,000 - 01 May 24 Improvements $340,000
Comparable: Cross Lease Title, smaller home Newly renovated to a quality standard DOM 33
18CastaingCrescent,TeAtatu South,Auckland
Last Sold $900,000 - 31 Oct 25 Capital
- 01 May 24 Land Value $1,050,000 - 01 May 24 Improvements $100,000
Development Potential: Freehold title: Original interior that requires a lot of work DOM 79
Comparable Sales
Comparablesales
18Sherwood Avenue,TeAtatu South,Auckland Last Sold $731,000 - 26 Aug 25
Value $820,000 - 01 May 24
- 01 May 24
Inferior: Cross Lease Title Property with potential Tidy interior, smaller home, no garaging DOM 70
8BRowan Terrace,TeAtatu South,Auckland Last Sold
- 21 Nov 25
$840,000 - 01 May 24
- 01 May 24
New Build Townhouse: Freehold Competition in this market
3PorterAvenue,TeAtatu South,Auckland Last Sold $982,000 - 17 Oct 25
- 01 May 24
- 01 May 24
Freehold Title: Development potential Tidy Condition DOM 38
Inferior:
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
16Sylvan Crescent,TeAtatu South,Auckland
Listed 13 Nov 2025 Enquiries Over
$750,000
Inferior: Cross Lease Title Smaller home and garaging DOM 11 Days
Vodanovich Road,TeAtatu South,Auckland
Listed 7 Oct 2025
Example of new build : Competition in the market for buyers looking at new properties DOM 44 Days 1/216Edmonton Road,TeAtatu South,Auckland
Inferior:
Listed
Title
home in original condition Off street parking with car port DOM 90+ 32Woodford Avenue,Henderson,Auckland
Listed 17 Mar 2025 Negotiation Capital
Cross Lease
Smaller
hold †itle: Potential development site. DOM 90+
Residentialinsights
Suburb: Te AtatuSouth Number ofSales
Performance
Sale Types in October 2025
Te Atatu South Auckland City
Number ofSales/Month in Te Atatu South and Waitakere City
Residentialinsights
Neighbourhood Insights
Median Sale Price in Te Atatu South and Waitakere City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd
Number ofListings/Month in Te Atatu South and Waitakere City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd,Realestateconz
Median Days to Sell in Te Atatu South and Waitakere City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd
Residentialinsights
Neighbourhood Insights
CensusData for Te AtatuSouth
Age Broad Levels
Number ofBedrooms
*Notelsewhereincludedisusedinsomeoutputsforacombinationof residuals,suchasnotstated,responseoutsidescope,responseunidentifiable, refusedtoanswer,anddon’tknow
DatacapturedfromNewZealand's2023 Censusof PopulationandDwellings
TitleDetails
Informationlastupdatedasat23Nov2025
RECORD OF TITLE
DERIVED FROM LAND INFORMATION NEWZEALAND FREEHOLD
Identifier NA98B/300
LandRegistrationDistrict NorthAuckland
DateIssued 20October1994
PriorReferences NA1643/46
Type FeeSimple Area 458squaremetresmoreorless LegalDescription Lot2DepositedPlan162956
RegisteredOwners
TaneFraserCharlesMihaereastoa1/2share
LeandaKimMihaereastoa1/2share
SubjecttoarightofwayoverpartmarkedAonDP162956specifiedinEasementCertificateC6680944-20101994at941am TheeasementsspecifiedinEasementCertificateC6680944aresubjecttoSection243(a)ResourceManagementAct1991 102279912Mortgageto(now)ASBBankLimited-23102015at3:25pm
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
Edmonton School
Edmonton Road
Te Atatu South
Auckland
In Zone from13/06/2012
Rangeview Intermediate
Keru Place
Te Atatu South
Auckland
In Zone from02/09/2004
Rutherford College
Kotuku Street
Te Atatu
Auckland
In Zone from02/02/2004
St Paul's School (Massey)
498 Don BuckRoad
Massey
Auckland
Co-Educational Contributing State
Tel: 09-8389318
Co-Educational Intermediate State
Tel: 09-8389468
Co-Educational Secondary (Year 9-15) State
Tel: 09-8349790
Co-Educational Contributing State : Integrated
Equity Index 456
199 students 208 m from subject property.
Equity Index 465 430 students 611 m from subject property
Equity Index 460 1546 students 1 3 km from subject property
Equity Index 399 443 students 5 1 km from subject property In Zone from06/07/2006
ACG Sunderland
6 Waipareira Avenue
Henderson
Waitakere
Tel: 09-8327200
Co-Educational Composite Private : Fully Registered
Not Zoned Tel: 09-8387070
North West College
111B Lincoln Road
Henderson
Auckland
Not Zoned
Elim Christian College Henderson
80 Central ParkDrive
Henderson
Auckland
Co-Educational Secondary (Year 7-15) Charter School
Tel: 020-591 92011
Co-Educational Full Primary State : Integrated
Not Zoned Tel: 09-538 0368
Equity Index 0 857 students 669 m from subject property
Equity Index 407 0 students 918 m from subject property
Equity Index 401 113 students 1 0 km from subject property
Nearbyschools
Neighbourhood Insights
Middle School West Auckland
289 Lincoln Road
Henderson
Auckland
Not Zoned
Liston College
69 Rathgar Road
Henderson
Auckland
Not Zoned
St Dominic's Catholic College (Henderson)
29 Rathgar Road
Henderson
Auckland
Not Zoned
Arohanui Special School
Tirimoana Road
Te Atatu
Auckland
Not Zoned
Co-Educational
Restricted Composite (Year 7-10)
State
Tel: 09-9721744
Boys School
Secondary (Year 7-15)
State : Integrated
Tel: 09-8389350
Girls School
Secondary (Year 7-15)
State : Integrated
Tel: 09-8390380
Co-Educational
Specialist School
State
Tel: 09-8386696
Equity Index 532
156 students 1 4 km from subject property
Equity Index 415
840 students 1 6 km from subject property
Equity Index 426
880 students 1 9 km from subject property
Equity Index 478
260 students 2 2 km from subject property
Thisschool information(withtheexceptionof thedistanceand"inzone"calculations)iscopyright© Ministryof Education2016 andusedunderthe CreativeCommonsAttribution40International licence
Marketing Campaign
Address: 46A Vodanovich Road, Te Atatu South, Auckland 0610
Estimated Price Range: $800,000 - $900,000
Estimated Commission: $30,950 + GST Based on a sale price of $900,000
Commission Structure: Base Fee of $950 plus 4% on the first $500,000 and 2.5% thereafter plus GST
Target market: First home buyers, investors, down sizers, empty nesters
Method of sale: A bespoke campaign tailored to your timeframe and requirements
Marketing fee: A bespoke campaign to suit your budget and maximise results
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,
Photo signboard (including DLE postcards and property information booklets)
Internal & external photography
Floor plan
Drone photography
Video
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
A name synonymous with Real Estate National and international presence 120+ years of company history No 4 Franchise in New Zealand 2024 - 2025
2X more luxuy listings than any other group 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
Disclaimer
The information on the property “Just Solds” and “Current Listings” are sourced from a third party provide (REINZ) and do not constitute a formal valuation All data is for information purposes only
Ray White and REINZ do not warrant the accuracy or completeness of the information provided in this report and do not accept any liability for any losses incurred, either directly or indirectly, by any person arising from or in connection with the supply or use of the while or any part of this report
This report is confidential to the named recipient
The information referred to in this report may contain personal information belonging to other property owners The report information must not be published or disclosed, or used in any other way than for your and your professional advisors to assess the property’s potential sale price and for the purposes of calculation of commission (This is a legal requirement prior to the completion of an agency agreement)