28 Agland Avenue.
As an appraised client of Theesan Pather & Kai Wilson
We have created this online web portal for you-
So that you can easily access the most recent market update for your property.
THIS IS A PRIVATE WEBPAGE, NOT ACCESSIBLE VIA GOOGLE.
THE ONLY WAY TO ACCESS THIS PAGE & INFORMATION
IS VIA A PRIVATE LINK OFFERED ONLY TO YOU.
Dear Soni’s.
Thankyou for the opportunity to inspect your beautiful MacDonald Home on Agland Avenue
We would love to assist fetching the highest possible market price for you & are confident we are the best equipped Agents to do so.
See below a full marketing analysis for your property with a selling strategy scope.
If you have any questions please call in to discuss.
The Property – 28 Agland Avenue Marsden Park.
Land Size : 280m2 approx. (21sq)
Storey : Double
House Configuration : 4 bed / 3 bath /2 garage
Builder : Macdonald Homes
House Design : TBC
INCLUSIONS :
East facing
Void front
2.7 ceilings
Square set cornices
High gloss tiles 600x600
Downlights throughout
Full ducted AC
Glass Balustrades
Media room
Decent living & dining
40mm ceaser w waterfall
900mm gas cooktop
Butchers brick splash
Soft close doors
Extra wide fridge space
Full butlers pantry
Decent alfresco with yard
Pendant lights
Full downstairs bathroom
Timber floorboards upstairs
Upstairs living w media recess
Study nook
Large master w W.I.R
Balcony
20mm ceaser in bathrooms
Good sized rooms w B.I.R
Fans in all bedrooms
CMA Evidence based market sale range:
Estimated sale range: $1,280,000 - $1,330,000+ REALISTICALLY BASED ON THE COMPARABLE SALES WHICH HAVE OCCURRED RECENTLY AS PER THE CMA ATTACHED,
But it could potentially fetch a little more as well, This 50k range is purely my assumption where the market will want to react based on the comparative sales recently –
However, The market is hot we will request offers around $1,350,000+ and see if any buyers bite & what kind of feedback we get from asking this higher price at the start of the campaign,
If the buyers respond well then we can push for higher result but if their feedback is that its too high we will let you know so that we can adjust if necessary to ensure the listing does not get too old & stale.
Remember that this price range indication is only my assumption of where the market will react to the property based on the recent sale evidence in the CMA,
At the end of the day I can suggest a range, You can suggest a range, but ultimately it is the buyer who dictates the final price –
My Job is primarily to transmit the information required to sell this property and create excitement to the buyers so that their own perceived value is as high as possible.
Key Takeaways from the CMA guide (attached) for your property:
There is a clear pattern of 4,3,2s with similar inclusions and floorplan’s which have sold for $1,250,000 - $1,350,000
Highest price ever achieved for a 4,3,2 Home was 11 Broadfoot Sold in January, But Much larger land size (450) & a pool.
Results for this type of property in the recent market range from $1,250,000 - $,1,350,000
How do we estimate the market value of a property ?
Comparative Market Analysis (CMA) – This is the most important part of the appraisal as it provides a comprehensive overview of all the properties which have sold in an area, Your properties CMA should only include properties which are “comparative” meaning the 3 components of the property should be considered and compared to the property being valued. The CMA should include all properties of the same configuration sold in the area within the most recent market cycle or most recent relevant market.
In this CMA we include only properties sold in the most recent market cycle.*In this CMA we include only properties sold in the most recent market cycle for Marsden Park that have 5 bedroom & 3 bathrooms, Most of them do appear to be larger typically than 7 Stellaria but we inlcude these anyway as we believe there is an opportunity to sell this at a higher level leveraging the optional bedroom (study) downstairs
What are the 3 components of property evaluation ?
Land Size & Location – The most important thing to all buyers & the banks is Land Size & Location, A small house with very basic inclusions can easily out price a large house with top inclusions as long as the land is larger or in a better location.
Configuration – The second most critical factor is the house configuration, Meaning the number of bedrooms, bathrooms, garages etc.
Inclusion Level – Lastly the inclusion level meaning the standard of the inclusions throughout the house can heavily effect the price in some cases and barely make a difference in others this is because most inclusions are purely cosmetic and do not improve the livability of a home for example 40mm ceaser stone is very nice, and may look better than 20mm ceaser stone but in reality it can easily be upgraded any time so it doesn’t effect the price too much.
The type of inclusions that do have a much larger effect on the house price are ones that significantly improve the livability of the home or ones which cannot be easily upgraded later for example ; high ceilings, swimming pools etc.
There is always 3 prices for every single property on the market including this one :
The Bank/Valuer price : TBC by the valuers, Their price is based on the recent comparative sales it will be the same as the estimated market price above.
The buyer’s response price : (This is an estimate of what the buyers will want to pay for the property)
Usually buyers try to purchase below certain price thresholds, In this case the “threshold” will be likely be $1,250,000
The Buyers will likely say : “I like this house but based on what I’ve seen I’m not willing to spend anything over $1,250,000…”
One example response to this : “Yes I understand you may not want to spend over $1,250,000 today, But the market is trending up right now FAST - if you hesitate here you may miss this one and find yourself paying even more for the next one available like this…”The Emotional Price : (This is the price someone is willing to pay when they absolutely fall in love with the idea of living in the property – When they cross the perceived threshold and do whatever it takes to secure the home)
This only happens once they properly visualize themselves owning the property and get hooked on this dream, To get the “emotional response” they must be made fully aware of the dollar value of all the inclusions (We have to layer on the value they are getting) including the hard work which has gone in to the property which they themselves are not required to do, And they must have a fantastic experience at the inspection which we are very good at giving them.
The Emotional buyer is always the target when I am selling & I am a specialist in generating these types of buyers especially.
HOW TO TURN AN AVERAGE BUYER INTO AN EMOTIONAL BUYER :
Properties need to be immaculately presented on every inspection.
Perfect styling is crucial in channeling the buyers attention to the right features of the house and creating the dream of living there within their mind.
My presentation of the home must be strategically planned out and flawlessly delivered – I believe the agent has got to be able to tell a compelling story about the property, What it provides and how it all came together.
The buyer experience inspecting the property must be considered fully : For example the property must be easy for them to locate (this is why we use corner pointer signs), They should be made to feel very comfortable inspecting (room temp must be good, bottled water offered etc), And moving the round the house must seem effortless so we try to ensure they don’t get stuck in any rooms or on the stairs when there is large groups for example. (they will remember this)
We have to appeal to all their senses, It should smell good even taste good & sound good so I usually have cookies or chocolates at all my open homes as well as scented candles & always have some music playing because there is nothing more uncomfortably deafening than a silent home.
These are just some of the strategies I have developed over the years to create and close emotional buyers, These strategies have allowed me to gain a reputation for getting incredible results time and time again by going the extra mile.
THINGS TO CONSIDER ABOUT YOUR PROPERTY
The reasons yours is special is :
Similar to a lot of 4,3,2 homes, with a study nook upstairs
Retaining wall & nice landscaping
Double Garage
Things that some buyers may see as potential drawbacks & other potential issues :
Lower land size compared to previously sold 4,3,2s
My priority will be presenting the home and framing it in such a way that the buyers get emotionally attached to the property from the very onset – It is crucial that we rock every inspection and make sure that a sense of urgency and competition is created, This is what I’m very good at !
Capability
Number of homes I have sold within 5km of this property so far in 2021 : 50+
I am an experienced agent familiar with high end designer built houses in affluent suburb’s previously specializing in The NW zone from Castle Hill to The Ponds where I still sell today.
We hold multiple price records in Elara
When you list with one of us you get us both as we work together as a team and we have an assistant each so you get 4 local specialists at your disposal.
As a resident agent living nearby in Marsden Park I have a distinct advantage over the competition - When HOT buyers are in the area and call to make an inquiry I can be with them very quickly capitalizing on every opportunity to present the property in those moments when buyers are available & at their hottest !
Urban Land Housing have a truly massive evergreen database of buyers from across NSW especially Western Sydney and we believe we meet & speak with more buyers than any other Real Estate Agency in NSW due to our role as A leading project sales agency.
We currently hold over 90% market share in the Stonecutters Ridge Estate, Where I believe buyers suitable for this home may be ambitiously shopping.
Our retail offices including the shop at Greenway Village Colebee which will play photos/video of the property on 24 hour rotation at the entrance of the shopping centre providing great exposure no one else can promise.
As a projects marketing agency as well as a real estate agency, We have a very large network of developers such as Stockland who often send us buyers who come into the land sales office there looking for ready built homes.
The Stockland employees keep the brochures of our recent listings in their office and provide these to people who go there looking for houses, This level of support from the main developer themselves is not granted to any other agency !You will find our marketing grade is well above any regular real estate agencies as we work at the elite level in projects and developments.
Current Market Conditions:
We have enjoyed our second consecutive market boom in 2021, Thanks to CV-19 however this is definitely finished now market has topped off and is starting to cool and probably will cool into 2022 especially in Winter.
Corona virus is presenting new challenges and new instability & uncertainty to the market, Yet people are still buying like crazy and prices haven’t been effected yet despite much more stock availability.
Interest rates are lower than ever now recently dropping to 0.10% a historic low, This is good however some banks have begun increasing interest rates and if rates increase by just 1% we expect a 10% drop in property prices based on historic modelling.
Outlook for Sydney market in 2022 – We expect the market which is right now at the absolute peak to cool as supply increases and interest rates rise.
Vendors with property they don’t want to hold for at least 3 years should consider selling now while its good as the long-term forecast is dubious
Summary – Homes are selling quickly and the prices are VERY good for now !
Recommended Marketing Strategy IF you decide you want to go for the full campaign which always gets the best result:
1. Method of Sale: Private Treaty Traditional negotiation based sale (With the threat of an auction if not sold by XYZ date)
2. Recommended commencing tagline: “Luxury McDJ Home with Downstairs ”
3. Recommended pricing: No price initially, We’ll make people call and inquire and try figure out what their budget it, I’ll Pitch the price very high at the start $1,380,00+ and see what feedback we get when pitching high around that mark – Then we collect all their feedback to that initial asking price and adjust accordingly if needed but we will try not to overprice for too long if the market does not respond well to the initial ask figure we will contact you for approval to adjust lower.
4. Reporting : At least every 2 weeks you will receive a “Vendor Report” from me which will detail every facet of your campaign including , How it is travelling, Who the buyers are, Buyer feedback, Advertising metrics, Additional tasks to be completed, Any ideas I may have for the campaign & also a summary of what I am thinking at that point in time.
5. Styling needed ? : Absolutely required, As seen in the publicly avail photos from this propertys last campaign it looks significantly larger
6. Best time to start Marketing : Sooner rather than later, Strike while the market is at its peak before the expected price correction beginning in Winter
7. Signboard Necessary : Must Have
8. Inspections : Open homes every Wed & Sat for the first 2 weeks, And then Saturdays after that + private INS when required
This is the current type of strategy which we are employing to great effect,
This year Pera & I have sold 3x as many houses here in our core area Marsden Park as our nearest competitors and hold multiple price records as well.
The property would be marketed through all the following channels:
Marketing package required to launch full campaign : “V.I.P Package $2,800” (Option to pay $1,600 upfront and rest on settlement is avail.)
The Package will include everything below :
Professional Photography
Professional Videography (usually an extra $500)
360 virtual video tour (FREE)
Aerial Drone photography & video
Premium Listing on REA.com.au & Domain
Facebook posts (targeted & boosted toward certain areas and demographics)
Instagram posts (Social media is A crucial selling point in 2021)
Brochures for anyone who inspects
Just Listed DL postcards to the entire suburb
Floorplan Redesign (simplification)
Signboard (6x8ft XL Board)
TOTAL INVESTMENT : $2,800 for everything required which will ensure we get the best possible result, It works out to be less than 0.3% of the potential sale price.
SELLING FEE: Our standard selling fee we are supposed to quote is 2.2% But I’m happy to offer our V.I.P rate to you..
I hope that I’ve provided all the information you require to make your decision & eagerly await any confirmation from you that you are happy to proceed & allow me to represent you and your best interests in the market.
If you need anything at all don’t hesitate to reach out, The next step would be getting an “Agency Agreement” in place so that I can start producing the campaign preparing for launch whenever you are ready.
I hope that I’ve provided all the information you require to make your decision & eagerly await any confirmation from you that you are happy to proceed & allow me to represent you and your best interests in the market.
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