Property & Price Analysis. for. 5/28 Liddiard St Hawthorn

Transcription

1 Property & Price Analysis for 5/28 Liddiard St Hawthorn 2 1 n/a SAMPLE ONLY Please note that this Property & Price Analysis is a sample only and the information contained within is for demonstration purposes only and is not to be relied upon or used to purchase any property. Page 1 of 22

2 Prepared for John & Jane Smith Prepared by Antony Bucello of National Property Buyers Licensed Estate Agents Linfox House, Level 4, 493 St Kilda Rd Melbourne Victoria 3004 Telephone: Web: PLEASE NOTE The purpose of this property and price analysis is to provide you with essential information in order for you to be able to decide how much you are willing to pay for the property. It is in a format that is logical and easy to digest and covers the main areas of property. It is intended solely for the addressee, whose names appear on this page. Wherever possible, we verify information for its accuracy, however some data contained within this report can be inaccurate for a number of reasons including the source from where the information was received. Any one piece of information should not be relied upon on its own and any queries should be directed to the Buyer Advocate who prepared this report on your behalf for discussion and clarification. This property and price analysis is not a sworn valuation. Quality of photos and pictures may vary depending on source. Page 2 of 22

3 Auction date: Saturday 2 July 2011 Auction time: 12.30pm Agency: Jellis Craig Agent: Julian Tonkin Quote: $ k Page 3 of 22

4 AREA & POSITION Suburb HAWTHORN Postcode 3122 Local Government Area BOROONDARA Hawthorn is a suburb in Melbourne, Victoria, Australia, 6 kilometres (3.7 mi) east from Melbourne's central business district. Its Local Government Area is the City of Boroondara. At the 2006 Census, Hawthorn had a population of 19,784. Glenferrie Road, Hawthorn is designated one of 82 Major Activity Centres in the Melbourne 2030 Metropolitan Strategy. The area was first settled in the late 1830s. The Boroondara Roads Board, the first municipal authority, was set up in the 1850s and covered a remarkably similar area to the present City of Boroondara. Boroondara is an aboriginal word reputed to mean place of shade. However, the Hawthorn Roads Board and the Kew Roads Board split from the rest of Boroondara in The HRB evolved into the Town of Hawthorn and the City of Hawthorn. The state government amalgamated the Cities of Camberwell, Hawthorn and Kew in 1994 to form the City of Boroondara. Source: Source: MEDIAN PRICES: UNITS Median Price March 2011 Neighbouring Median Prices Lower Quartile $447,500 Hawthorn East $526,000 MEDIAN $509,750 Camberwell $660,000 Upper Quartile $698,500 Richmond $504,125 Source: What is the median price? The median price is the middle price in a series of sales. For example, if 15 sales are recorded in a suburb and arranged in order from lowest to highest price, the 8 th sale price is the median price. In cases where there are an even number of sales in a suburb, the median is the average of the middle two prices. Page 4 of 22

5 Amenities Transport Shops School Park Area & Position Summary Key POOR AVERAGE GOOD Distance to CBD Access to CBD Historical Growth Transport Shops Parks Street Neighbours Traffic Views Page 5 of 22

6 LAND Source: REIV MapIt. Please note, information is from REIV website only and has not been confirmed by a surveyor. All measurements need to be confirmed by title. Page 6 of 22

7 Source: REIV MapIt. Please note, information is from REIV website only and has not been confirmed by a surveyor. All measurements need to be confirmed by title. Page 7 of 22

8 Planning & Zoning Planning Property Report From on 16 June :56 PM Address: UNIT 5/28 LIDDIARD STREET HAWTHORN 3122 Lot / Plan: Lot 5 RP10169 Local Government (Council): BOROONDARA Council Property Number: Directory Reference: Melway 45 E9 Planning Zone RESIDENTIAL 1 ZONE (R1Z) SCHEDULE TO THE RESIDENTIAL 1 ZONE Note: labels for zones may appear outside the zone boundary - please compare the labels with the legend. Page 8 of 22

9 Planning Overlay None affecting this land - there are overlays in the vicinityheritage OVERLAY (HO)SPECIAL BUILDING OVERLAY (SBO) Page 9 of 22

10 Note: due to overlaps some colours may not match those in the legend. Further Planning Information Planning scheme data last updated on 16 June A planning scheme sets out policies and requirements for the use, development and protection of land. This report provides information about the zone and overlay provisions that apply to the selected land. Information about the State, local, particular and general provisions of the local planning scheme that may affect the use of the land can be obtained by contacting the local council or by visiting Planning Schemes Online This report is NOT a Planning Certificate issued pursuant to Section 199 of the Planning & Environment Act It does not include information about exhibited planning scheme amendments, or zonings that may abut the land. To obtain a Planning Certificate go to Titles and Property Certificates For details of surrounding properties, use this service to get the Reports for properties of interest To view planning zones, overlay and heritage information in an interactive format visit Planning Maps Online For other information about planning in Victoria visit Copyright - State Government of Victoria Disclaimer : This content is provided for information purposes only. No claim is made as to the accuracy or authenticity of the content. The Victorian Government does not accept any liability to any person for the information provided. Read the full disclaimer at Source: Please note, information is from government website only and has Not been confirmed by a surveyor. All measurements need to be confirmed by title. Page 10 of 22

11 Land Summary Key POOR AVERAGE GOOD Zoning Size Frontage Privacy Page 11 of 22

12 BUILDING Living area Meals area Kitchen Bedroom 1 Bedroom 2 Street view Page 12 of 22

13 Floor plan Page 13 of 22

14 Building Summary Exterior Key POOR AVERAGE GOOD Street presence Noise Dwelling Construction Position on block Number on block Roof Car accomm. Shed Shape Condition Interior Master bedroom Kitchen Living Entry area Laundry Size Position Number Size Quality Position Appliances Meals area Size BIR/WIR Ensuite Number Size Position Size Position Bathroom Other bedrooms Outdoor Floor area Quality Ceiling height Number Size BIRs Access Size Position Levels Condition Size Storage Position Floor plan Page 14 of 22

15 PRICE ANALYSIS Comparable Sales Address 4/32 Liddiard St Hawthorn Date April 2011 Beds 2 Agent Jellis Craig Baths 1 Price $430,500 Land n/a Floor plan Comments: next door, not as good floor plan and 9 on the block Page 15 of 22

16 Comparable Sales Address 4/36 Liddiard St Hawthorn Date March 2011 Beds 2 Agent Fletchers Baths 1 Price $515,000 Land n/a Floor plan, Comments: Bit bigger, 2 doors up, only 6 on the block, has balcony but car space not undercover Page 16 of 22

17 Comparable Sales Address 12/94 Liddiard St Hawthorn Date February 2011 Beds 2 Agent Twoday RE Baths 1 Price $536,000 Land n/a Floor plan Comments: Bigger, 2 car spaces, storage cage and balcony, 12 on the block Page 17 of 22

18 Comparable Sales Address 4/36 Power St Hawthorn Date May 2011 Beds 2 Agent Hocking Stuart Baths 1 Price $476,000 Land n/a Floor plan Comments: Ground floor, busy road, 12 on the block, balcony/patio Page 18 of 22

19 Comparable Sales Address 5/16 Launder St Hawthorn Date November 10 Beds 2 Agent Jeffrey Wilson Baths 1 Price $480,000 Land n/a Floor plan Comments: nicer inside, 5 on the block, late last year Page 19 of 22

20 Comparable Sales Address 4/480 Auburn Rd Hawthorn Date November 10 Beds 2 Agent Hocking Stuart Baths 1 Price $452,500 Land n/a Floor plan Comments: 4 on the block, busy road Page 20 of 22

21 Location of Comparable Sales 4/32 Liddiard St Hawthorn 4/36 Liddiard St Hawthorn 12/94 Liddiard St Hawthorn 4/36 Power St Hawthorn 5/16 Launder St Hawthorn 5/28 Liddiard St 4/480 Auburn Rd Hawthorn Additional Comments This is a clean and tidy apartment and one which has very good natural light with windows on both east and west sides of the living area. The position is great right in the heart of Hawthorn. I like the floor plan with good separation from the living area to the bedrooms area and undercover car parking and only 5 on the block. The kitchen and bathroom are dated but good size and the bathroom has laundry facilities. There is also value add potential. A very good comparable sale is next door at 4/32 Liddiard St which sold for $430,500 in April this year. 5/28 Liddiard is better it has a better floor plan and there are less on the block. The comparable sales and current market conditions suggest this should go around the mid $400 s, but it might closer to $475k with a bit of competition. Antony Page 21 of 22

22 ESTIMATED BUY RANGE $455,000 to $475,000 Note: Vendor expectations or competition from other buyers who have placed a higher value on this property may take the purchase price outside our range. See explanation below. The Estimated Buy Range above is the approximate amount which we believe will be required in order to secure the property. This is our opinion based on extensive research including the comparable sales within this analysis and general property market conditions at this time. Our opinion does not contain any emotional attachment to the property and also takes into account what you have indicated to us to be your requirements. Please note that while the range we have provided is our professional and educated opinion, the reserve price the vendor places on their property does not have to correspond to it. They are allowed to ask for whatever price they like and in many cases, their reserve is above our estimate. In addition, other purchasers may be prepared to pay considerably more than what we believe to be the fair and reasonable value of the property. For example, a developer who is planning to develop the land or someone buying a neighbouring property. Put simply, some people may be prepared to pay a lot more than most others would consider reasonable. It is important to note that you will be making the final decision in relation to the price you pay for this property and you will carry the risk that is associated with that decision. If we have not already discussed these items, we will need to work out the following: Building/Pest Inspections: Do you want to have a building and/or pest inspection completed? Legals: Do you have a solicitor you would like to use for this transaction? Deposit: Do you have 10% readily accessible for the deposit? Settlement: What settlement terms are your preference? Price: What is your ceiling price for this property - at what level are you willing to walk away? Once you have had a chance to digest all of the information above, let s discuss the next steps. Page 22 of 22