Batemans Bay | Mollymook
How to sell in an active spring market
In a strong seller’s market, like the one we’re currently experiencing, vendors can sometimes become complacent.
With properties in many locations selling within days and enjoying excellent capital growth, often sellers don’t feel the need to attract buyers with a great marketing campaign or stylists.
This Spring, there’s certainly more confidence from a seller’s perspective. Westpac’s newest quarterly Housing Pulse report this month stated: “Buyers are perking up, price growth has lifted, auction clearance rates are rising and supply is tightening.”
Cotality’s September Housing Chart Pack backed up this statement. While the number of national sales listings was down -10.3% in August, compared to a year ago, listing activity rose 9.4% in this month. “Easing interest rates, rising sentiment and stronger capital gain conditions (are) setting the stage for a cracking spring selling season,” the report noted.
There’s also been three cash rate cuts this year – with possibly more in the future –which has given buyers improved borrowing capacity, while the federal government’s expanded Home Guarantee Scheme will begin on October 1.
But none of this means vendors should sit back and relax this Spring. You still need to be smart when selling, just as you would in any kind of market. You definitely shouldn’t rely solely on our very active seller’s market to enjoy a swift, high sale.
So, here are my top tips for experienced and first-time sellers this Spring:
1. Enjoy growth but retain prudence
In the last year alone, property values in increasingly popular, outer-ring locations have increased in every capital city. For example, house prices in Liverpool in Sydney and Bundamba in Brisbane are up by 6.5% and 12.9% respectively, according to Cotality’s September Mapping the Market report. While this is an excellent statistic for vendors, you still need to be prudent and circumspect in the long run.
First and foremost, remember if you’re selling, you most likely will be on the cusp of being a buyer again. Your property is not the only one experiencing healthy price rises either, so your excellent capital growth can easily be eroded if you wait too long to buy back in. And for second time buyers, stamp duty can be a nasty shock if government schemes gave you a full stamp duty concession on your first purchase.
2. Buyers are more informed than ever
Again, it’s not just you keeping a close eye on property data and statistics, especially Reserve Bank of Australia cash rate announcements. Buyers are keen to purchase but they know – or can very easily, soon find out about – comparable sale prices, locations, and other significant property details.
Don’t be fooled into thinking young people have no idea about real estate either. This group is well researched as they are rapidly learning the importance of property ownership, particularly as rents rise across the country, and they can increasingly rely on the Bank of Mum and Dad for help when purchasing.
3. Consider buying before you sell
In a seller’s market, vendors should aim to buy before they sell, as buying is generally more time consuming than selling. You’ll also have a much better idea of your current property’s ideal sale price, as in a perfect world, these funds should cover the cost of your new purchase. As a result, you won’t be left out of pocket after the two transactions.
4. Always aim to impress buyers
Buyers still want to be wowed when they enter a property. So, have a smart sales strategy in place, including hiring a good sales agent, who will assist you with organising a strong marketing campaign specifically for your property. Renovate or style your home and gardens, or at the very least, ensure it impresses buyers from the moment they arrive.
While organising these details may seem unnecessary in a seller’s market, nothing could be further than the truth as it could get you a premium price. Excellent growth statistics and large buyer crowds can be exciting to consider, but due diligence and practical common sense can make all the difference to your sale in the long run – and that of buying your new home as well.
John McGrath CEO & FOUNDER
The difference between selling and celebrating.
The McGrath Sales System is a bespoke approach to selling real estate. It enables our agents to provide the information and insights you need to make informed decisions. Our aim is to deliver a seamless experience and achieve a premium result. Every detail can make the difference between selling and celebrating!
2/336-338 Beach Road, Batehaven
3 beds 2 baths 1 car
SALE
Price Guide $749,500
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
4 Wallaroy Drive, Burrill Lake Land
SALE
Price Guide $620,000 $649,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Sophie Eriksson 0408 461 960
40B Melaleuca Crescent, Catalina 3 beds 2 baths 1 car
SALE
Price Guide $649,000 - $669,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
12 Gregory Street, Batemans Bay 2 beds 1 bath 1 car
SALE
Price Guide $539,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
102
SALE
Price Guide $350,000
View as advertised or by appointment
Agent Jessica Parker 0455 590 004
Andrea Tucker 0402 487 887
4 Hayward Street, Conjola Park 3 beds 2 baths 2 cars
Price Guide $1,450,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
3/2 Bent Street, Batemans Bay 2 beds 2 baths 1 car
SALE
Price Guide $449,000
View as advertised or by appointment
Agent Kylie Allan 0415 980 330
Luke Allan 0412 159 593
52 Macquarie Drive, Burrill Lake 4 beds 2 baths 2 cars
SALE
Price Guide $1,350,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
476 Croobyar Road Milton, Croobyar 4 beds 2 baths 8 cars
AUCTION Saturday 25 October 2.00pm
Price Guide - $1,500,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
Canberra Crescent, Burrill Lake Land
25A Barbara Crescent, Denhams Beach
3 beds 2 baths 2 cars
SALE
Price Guide
$1,495,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
47 Grandfathers Gully Road, Lilli Pilli 3 beds 2 baths 2 cars FOR SALE
Price Guide
$1,750,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
9 Drury Lane, Milton 4 beds 2 baths 2 cars FOR SALE
Price Guide $1,250,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
14 Fife Place, Goulburn Land FOR SALE
Price Guide $590,000
View as advertised or by appointment
Agent Stephanie Ash 0458 000 253
15 The Rampart, Manyana 3 beds 1 bath 3 cars FOR SALE
Price Guide $1,400,000 - $1,500,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
28 Davies Street, Mollymook 4 beds 3 baths 1 car FOR SALE
Price Guide $2,200,000 - $2,400,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
78 Burri Point Road, Guerilla Bay 6 beds 2 baths FOR SALE
Price Guide $1,650,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
67 Windward Way, Milton 4 beds 2 baths 4 cars FOR SALE
Price Guide $2,900,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
3 - 5 Shepherd Street, Mollymook Land FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
17 Shipton Crescent, Mollymook
6 beds 5 baths 2 cars FOR SALE
Price Guide $8,000,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
13 Turner Street, Mollymook
3 beds 1 bath 1 car FOR SALE
Price Guide $1,050,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
9 The Green, Mollymook Land FOR SALE
Price Guide $530,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
Sophie Eriksson 0408 461 960 Lot 1,2,3,15,16,17,19,20,21, 11 Matron Porter Dr, Mollymook Beach Land FOR SALE
Price Guide $475,000 - $600,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
12 Beach Road, Mollymook Beach
7 beds 4 baths 4 cars FOR SALE
Price Guide On Request
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
31 Oxley Crescent, Mollymook Beach
5 beds 3 baths 2 cars FOR SALE
Price Guide $1,299,000
View as advertised or by appointment
Agent Stephanie Ash 0458 000 253
Andrea Tucker 0402 487 887
84 Golf Avenue, Mollymook 6 beds 4 baths 4 cars FOR SALE
Price Guide $4,500,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
20 Mison Circuit, Mollymook Beach Land FOR SALE
Price Guide $450,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
114 Seaspray Street, Narrawallee
8 beds 4 baths 2 cars FOR SALE
Price Guide $1,590,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
191 Matron Porter Drive, Narrawallee
4 beds 2 baths 2 cars FOR SALE
Price Guide $1,175,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Sophie Eriksson 0408 461 960
7/11 Beechwood Court, Sunshine Bay 2 beds 2 baths 1 car FOR SALE
Price Guide $580,000
View as advertised or by appointment
Agent Kylie Allan 0415 980 330
Luke Allan 0412 159 593
21 Kauzal Crescent, Surf Beach 4 beds 2 baths 2 cars FOR SALE
Price Guide $1,350,000
View as advertised or by appointment
Agent Kylie Allan 0415 980 330
Luke Allan 0412 159 593
5 Amaroo Drive,
FOR SALE
Price Guide $469,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
460 Beach Road, Sunshine Bay
5 beds 4 baths 4 cars FOR SALE
Price Guide $1,150,000 - $1,250,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
2162 George Bass Drive, Tomakin Land FOR SALE
Price Guide $1,350,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
Land FOR SALE
Price Guide $400,000 - $430,000
View as advertised or by appointment
Agent Luke Allan 0412 159 593
Kylie Allan 0415 980 330
62 Cook Avenue, Surf Beach 5 beds 3 baths 4 cars FOR SALE
Price Guide $959,000
View as advertised or by appointment
Agent Kylie Allan 0415 980 330
Luke Allan 0412 159 593
Lot 102-108, Clifford Parade, Tuross Head Land FOR SALE
Price Guide $449,000 - $525,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
Lot 320, Bay Ridge Dr, North Batemans Bay Land
Rosedale
FOR SALE
Price Guide $525,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
FOR SALE
Price Guide $489,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
FOR SALE
Price Guide $650,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
44 Princes Highway, Ulladulla
4 beds 2 baths 2 cars FOR SALE
Price Guide $1,050,000 $1,150,000
View as advertised or by appointment
Agent Stephanie Ash 0458 000 253
Andrea Tucker 0402 487 887
FOR SALE
Price Guide $1,500,000
View as advertised or by appointment
Agent Andrea Tucker 0402 487 887
Stephanie Ash 0458 000 253
34 Budawang Drive, Ulladulla
3 beds 2 baths 2 cars FOR SALE
Price Guide $870,000 - $950,000
View as advertised or by appointment
Agent Stephanie Ash 0458 000 253
Andrea Tucker 0402 487 887
FOR SALE
Price Guide $415,000 - $435,000
View as advertised or by appointment
Agent Greig McFarlane 0412 725 505
1/1
3 beds 1 bath 1 car FOR SALE
Price Guide $600,000
View as advertised or by appointment
Agent Stephanie Ash 0458 000 253
Andrea Tucker 0402 487 887
Lot 102, Clifford Parade, Tuross Head Land
Lot 107, Clifford Parade, Tuross Head Land
Lot 510-512, Monash Avenue, Tuross Head Land
8A Colden Place, Ulladulla Land
46 St Vincent Street, Ulladulla Land
Boree Street, Ulladulla
What to look for when buying a house or apartment and questions to ask.
As John McGrath says ‘home hunting is not a spectator sport. If you’re committed to finding a great home at the right price, you have to get into the marketplace, you have to go to open home inspections.’
When you start out looking at properties, you’re just getting a feel for the property and seeing if you could feel at home there. You’ll do you more thorough inspections and due diligence with experts down the track when you’re really serious about a property. Right now, you want to assess whether the property will fit your lifestyle, does it match your wish list, (with perhaps a few compromises). Do you have a good feeling about the property, and could you imagine living in it?
Does the layout and flow work for you? A good layout creates easy living, convenience and privacy. How are the living rooms located in relation to the bedrooms, and where are the bathrooms in relation to the bedrooms?
Is there enough space for you, your family and your ‘things’? Is there enough storage, potential to extend, reconfigure? What is the condition of the interior? Do you need to renovate, what is the quality of the kitchen and bathroom?
What is the light like? What is the aspect and how close is it to local amenities? These initial inspections are all about viewing as many properties as possible, talking to real estate agents and narrowing down you list of properties to a short list.
Questions to ask when buying a house or apartment
While at the open homes, make sure you ask the real estate agent lots of questions about the property. Knowledge is power and building a clearer perspective of the property can help you determine if it is right for you or not.
Here are some key questions to ask the real estate agent:
Can you please share with me a list of comparable sales over the last 3 months?
This will give you an idea of how much the property could be worth. Understanding what similar properties are selling for in the immediate area and why the agent believes the property is worth a particular price can help guide your price expectations.
Why is the vendor selling the property?
By understanding why the home owner is selling can help you negotiate the sale. For instance, if they are looking to buy another property, perhaps you could negotiate a longer settlement. If they have already bought, they may be keen to sell quickly and therefore open to early offers.
Are there any known issues with the property, land or neighbours that they are aware of?
While you will most likely uncover any major issues during your due diligence phase, asking the agent is worthwhile too.
Have they received any offers and if so, how much? This can help you understand vendor price expectations. Are the vendors willing to negotiate the price or receive pre-auction offers?
Are they aware of any planned zoning changes?
Are there any restrictions on the property?
How much are the council rates?
Selling your home should be stress-free.
Our approach will deliver more buyer to your door and present you home in the best possible light. It leaves nothing to chance and everything to gain. We’d love you to experience the McGrath advantage.
Batemans Bay (02) 4472 1488
Mollymook (02) 4455 6988
Guiding you home