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 (2025-2026), 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 on your real estate journey.
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?
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
A much loved family home and outbuildings, that has never been to market. A wealth of history and memories that will entice buyers
Original condition
Abundance of character
features
Large lot size -
Right of way setting
North facing rear garden
FEATURES
These features caught our attention and have the ability to add value
Brick family home
Large decking
1455 sqm site
Outbuildings and basement
Character features
Renovation project
Development potential
ROW setting in a quiet no exit
street
North facing rear garden
LOCATION
Avondale is a well priced and desirable Central West Auckland suburb with easy access to the following
Transport - 5 mins walk
Schools - Under 1 km
Amenities
Avondale Market - 1.7 km (Sun)
Shopping - 1.2 km
Commute - CBD 9.3 kms
Motorways - 2.0 kms
4 CRADOCK STREET, AVONDALE, AUCKLANDCITY
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
$1,000,000 to $1,880,000 Median
Mean
For the property at the median, the sale price was 4 8% below CV C.V $1,050,000 to $1,700,000
27Tiverton Road,Avondale,Auckland City
Last Sold $1,290,000 - 28 Jan 26
Value $1,355,000 - 01 May 24
Value
35Mead Street,Avondale,Auckland City
- 01 May 24
- 16 Dec 25
- 01 May 24
- 01 May 24
260WhitneyStreet,BlockhouseBay,Auckland City
Last Sold
$1,880,000 - 18 Dec 25
- 01 May 24
- 01 May 24
7PeterMulgrewStreet,NewWindsor,Auckland City
Last Sold
$1,113,000 - 12 Dec 25 Capital Value
$1,345,000 - 01 May 24 Land Value $1,220,000 - 01 May 24
Improvements $125,000
Land Use Residence
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
Listed 4 Feb 2026
Residentialinsights
Suburb: Avondale Number ofSales
Performance
Sale Types in December 2025
Avondale Auckland Super City
Number ofSales/Month in Avondale and Auckland City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd
Residentialinsights
Median Sale Price in Avondale and Auckland City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd
Number ofListings/Month in Avondale and Auckland City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd,Realestateconz
Median Days to Sell in Avondale and Auckland City
Sources: REINZ,HeadwaySystemsLtd,CustomSoftwareLtd
Residentialinsights
CensusData for Avondale
Age Broad Levels
Number ofBedrooms
*Notelsewhereincludedisusedinsomeoutputsforacombinationof residuals,suchasnotstated,responseoutsidescope,responseunidentifiable, refusedtoanswer,anddon’tknow
DatacapturedfromNewZealand's2023 Censusof PopulationandDwellings
TitleDetails
Informationlastupdatedasat01Feb2026
RECORD OF TITLE
DERIVED FROM LAND INFORMATION NEWZEALAND FREEHOLD
Limited as to Parcels
Identifier NA1022/291
LandRegistrationDistrict NorthAuckland
DateIssued 01February1952
PriorReferences NA539/265
Type FeeSimple
Area 1485squaremetresmoreorless LegalDescription PartLot1DeedsPlanS62
RegisteredOwners
PhyllisMelvaWest
FencingAgreementinTransfer504329-1.2.1952
K62590SettledundertheJointFamilyHomesAct1950-1281957at1053am
TheinformationprovidedontheseTitleDetailsformaguidelineonly Asaresult,CustomSoftwareLimited,cannotanddoesnot provideanywarrantiesorassurancesofanykindinrelationtotheaccuracyoftheinformationprovidedthroughthisreport. CustomSoftwareLimitedwillnotbeliableforanyclaimsinrelationtothecontentofthisreport
4 CRADOCK STREET, AVONDALE, AUCKLANDCITY
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
Avondale Intermediate
Holly Street
Avondale
Auckland
In Zone from01/01/2022
Avondale Primary School (Auckland)
4 Crayford Street West
Avondale
Auckland
In Zone from30/09/2002
Avondale College
Victor Street
Avondale
Auckland
In Zone from25/10/2002
Elim Christian College Mt Albert
1 McLean Street
Mt Albert
Auckland
Co-Educational Intermediate State
Tel: 09-8287883
Co-Educational Contributing State
Tel: 09-8288929
Co-Educational Secondary (Year 9-15) State
Tel: 09-8287024
Co-Educational Composite State : Integrated
Not Zoned Tel: 09-320 3592
Jireh Christian School
63 St Georges Road
Avondale
Auckland
Co-Educational Full Primary State : Integrated
Not Zoned Tel: 09-8366913
St Mary's Catholic School (Avondale)
2136 Great North Road
Avondale
Auckland
Not Zoned
St Francis Catholic School (Pt Chevalier)
Montrose Street
Point Chevalier
Auckland
Not Zoned
Equity Index 477
363 students 850 m from subject property.
Equity Index 446 350 students 914 m from subject property
Equity Index 439
2790 students 1 0 km from subject property
Equity Index 395 431 students 643 m from subject property
Equity Index 386
291 students 1 6 km from subject property
Co-Educational Full Primary State : Integrated
Tel: 09-8285599
Co-Educational Contributing State : Integrated
Tel: 09-8464696
Equity Index 451
185 students 1 6 km from subject property
Equity Index 367
234 students 2 1 km from subject property
4 CRADOCK STREET, AVONDALE,
Nearbyschools
TKKM o Nga Maungarongo
140 HaverstockRoad
Mount Albert
Auckland
Not Zoned
Marist School (Mt Albert)
14 Kitenui Avenue
Mount Albert
Auckland
Not Zoned
Marist College
31 Alberton Avenue
Mount Albert
Auckland
Not Zoned
Co-Educational Composite State Equity Index 525 84 students 2 2 km from subject property
Tel: 09-815 6349
Co-Educational Contributing State : Integrated Equity Index 355 288 students 2 2 km from subject property
Tel: 09-8467408
Girls School
Secondary (Year 7-15)
State : Integrated
Tel: 09-8468311
Christ the King Catholic School (Owairaka)
288 Richardson Road
Mount Roskill
Auckland
Not Zoned
Iqra School
7 Hugh Brown Drive
New Lynn
Auckland
Not Zoned
Equity Index 399 788 students 2 3 km from subject property
Primary Co-Ed/Secondary Girls
Full Primary State : Integrated Equity Index 450 104 students 2 4 km from subject property
Tel: 09-6267123
Co-Educational Composite State : Integrated Equity Index 409 219 students 2 8 km from subject property
Tel: 09-8250041
Thisschool information(withtheexceptionof thedistanceand"inzone"calculations)iscopyright© Ministryof Education2016 andusedunderthe CreativeCommonsAttribution40International licence
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
Marketing Campaign
Address: 4 Cradock Street, Avondale
Estimated Price Range: $1,000,000 - $1,200,000
Estimated Commission: $28,450 + GST Based on a sale price of $1,100,000
Commission Structure: Base Fee of $950 plus 4% on the first $500,000 and 2.5% thereafter plus GST
Special Offer: Valued clients - Base Fee of $950 plus a flat rate of 2.5% + GST
Target market: Investors, Developers, International Buyers, First Home Buyers,
Method of sale: Auction: In rooms Ray White Epsom - 1/416 Broadway Epsom
Marketing fee: As per the approved bespoke budgets.
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 and Reels
Print Media (New Zealand Herald) Optional
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.
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
NEW ZEALAND AND AUSTRALIA
We’ve got family...(almost)
Everywhere
1,100+
OfficesinAustraliaandNewZealand
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
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.
Stuart Robertson & Murray Dow Ray White Epsom Now Realty Limited SOLD OVER
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.
$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
2/15 CORNWALL PARK AVENUE, EPSOM
AUCTION- SOLD PRIOR JANUARY 2026
SOLD $1,450,000
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.