Comparative Market Analysis

Transcription

1 Paul Pappas, Suite 2, Level 2, 88 Pitt Street, Sydney NSW 2000 Ph: Comparative Market Analysis Report Powered by Contact Details Paul Pappas Mobile: Property Details 16/180 SPIT RD, MOSMAN NSW 2088 Lot: 16 1 DP/SP: N/A 1 Area (m2): Dwelling: Unit Street Rating: 4 out of 10 The Residex Price Estimate is $464,700 Report Generated: 28/02/2011 1:22pm

2 Comparative Price Estimate Analysis Residex has determined a Price Estimate for this property of $464,700. This estimate is derived from the results of various tests. The 5 main tests used look at 1) comparable sales, 2) how this property compares to others in the street, 3) the median value for the suburb, 4) the land area and 5) the upgraded sale price. The information below shows the results of each of these tests: Test 1 Comparable Sales Description Value based on sales in the local area of properties which have comparable attributes. Test Value $422,500 Test 2 Street Rating The price based on comparative street rating. $490,400 Test 3 Median Value Test 4 Area m2 Test 5 Upgraded Sale Price The price based on the median value of properties in the immediate area. The price based on dwelling values per sq metre of land (note this does not apply for units and only applies when we have the land area for the property). The price based on capital growth in the suburb and the property's last sale price. $638,000 N/A $463,100 Test Summary The graph below shows the results of each of the above tests in a visual format. The horizontal line illustrates the Residex (Right) Price Estimate and its alignment to the different test values. 2

3 Sales History for 16/180 SPIT RD Sale Date Sale Price Vacant Land Data Validity 05/08/2009 $415,000 N C 31/07/2006 $360,000 N C Street Rating for SPIT RD Street Rating Value The table on the right shows the range of values for the street and their associated rating. 10 $1,145,000 9 $705,000 8 $624,000 7 $581,000 6 $545,000 5 $514,000 4 $490,000 3 $460,000 2 $435,000 1 $405,000 0 $362,000 This property has been rated as a 4 out of 10 when compared to other properties in the street. This rating has been established by considering the following factors: The number of bedrooms The floor area of the property The size of the land The condition and appearance of the property The age of the property The outlook and views of the property The rating is highly relevant in determining the Residex Price Estimate for this property as it allows up to date analysis of the condition and unique features of the property. If you feel the rating for this property is too high or too low, please contact Paul Pappas and ask them to produce the report with your updated rating. Current Medians (Units) Median Values (End of Last Quarter) Median Rent (End of Last Quarter) Area Amount Area Amount Yield SYDNEY $474,500 SYDNEY $ % MOSMAN, 2088 $638,000 MOSMAN, 2088 $ % Historical Capital Growth Area 3yrs Ago 2yrs Ago 1yr Ago SYDNEY -0.7% 11.4% 7.0% MOSMAN, % 6.3% 6.6% 3

4 Demographics for MOSMAN Location of MOSMAN 4

5 Recent Comparable Sales Dist. Address Beds Area(m2) Sale Price Transfer Date Upgraded Sale Price /170 Spit Rd, Mosman $450,000 06/10/2010 $461,900 C /102 Spit Rd, Mosman $460,000 22/10/2010 $468,700 C /56 Spit Rd, Mosman $445,000 25/05/2010 $459,300 C /57 Spit Rd, Mosman $446,000 20/08/2010 $456,300 C /27 Warringah Rd, Mosman $418,000 02/12/2009 $455,200 C /142 Spit Rd, Mosman $410,000 23/09/2009 $454,600 C /102 Spit Rd, Mosman $450,000 14/01/2011 $453,500 C /170 Spit Rd, Mosman $440,000 08/10/2010 $451,200 C /30 Warringah Rd, Mosman $415,000 08/12/2009 $451,100 C /20 Rawson St, Mosman $440,000 03/12/2010 $447,400 C / Spit Rd, Mosman $435,000 21/12/2009 $470,800 C /56 Spit Rd, Mosman $470,000 21/12/2010 $477,100 C /114 Spit Rd, Mosman $442,000 30/10/2009 $483,600 C /38a Awaba St, Mosman $425,000 16/04/2010 $444,400 C /114 Spit Rd, Mosman $410,500 29/01/2010 $437,800 C 1 14/1a Clifford St, Mosman $483,000 09/08/2010 $492,200 C /12 Clifford St, Mosman $407,000 01/03/2010 $433,200 C /164 Spit Rd, Mosman $450,000 30/09/2009 $497,500 C /68 Spit Rd, Mosman $401,000 15/01/2010 $430,000 C /102 Spit Rd, Mosman $415,000 06/05/2010 $428,800 C 0.8 3/25 Moruben Rd, Mosman $420,000 25/11/2010 $427,000 C 0 12/180 Spit Rd, Mosman $379,000 15/06/2009 $426,000 C /102 Spit Rd, Mosman $376,000 05/06/2009 $425,300 C /59 Spit Rd, Mosman $380,000 24/08/2009 $425,200 C /2 Ourimbah Rd, Mosman $380,000 07/08/2009 $424,200 C /22 Warringah Rd, Mosman $480,000 07/04/2010 $505,700 C /2 Ourimbah Rd, Mosman $380,000 06/07/2009 $423,200 C /56 Spit Rd, Mosman $447,500 29/05/2009 $507,500 C /190 Spit Rd, Mosman $395,000 24/03/2010 $419,000 C 0.5 3/20 Rawson St, Mosman $412,000 01/12/2010 $419,000 C /114 Spit Rd, Mosman $403,000 13/09/2010 $414,200 C /27 Warringah Rd, Mosman $370,000 07/08/2009 $413,000 C /190 Spit Rd, Mosman $400,000 28/05/2010 $412,800 C /56 Spit Rd, Mosman $460,000 15/04/2009 $517,300 C / Spit Rd, Mosman $465,000 07/08/2009 $519,000 C /102 Spit Rd, Mosman $393,000 20/09/2010 $404,200 C /31 Heydon St, Mosman $390,000 09/06/2010 $402,300 C /102 Spit Rd, Mosman $350,000 27/02/2009 $399,400 C /31 Heydon St, Mosman $372,000 04/03/2010 $395,700 C /12 Clifford St, Mosman $381,000 19/11/2010 $387,200 C Data Validity 5

6 Predicted Future of Key Economic Factors Capital Growth Area Next 5 yrs Next 8 yrs SYDNEY 1%+ p.a. 3%+ p.a. MOSMAN 2%+ p.a. 4%+ p.a. The graph opposite shows the predicted capital growth for SYDNEY. Rental Returns The graph opposite shows the predicted rental yield for SYDNEY. Home Loan Rate Area Next 5 yrs Next 8 yrs AUSTRALIA 6%+ p.a. 7%+ p.a. Inflation Rate (CPI) Area Next 5 yrs Next 8 yrs AUSTRALIA 3%+ p.a. 3%+ p.a. 6

7 Median Values Across the Metropolitan Region Other Reports to Help with Your Decision Making LOOKING FOR THE BEST GROWTH AREAS? Residex uses the most up-to-date and accurate statistical growth prediction methods available to produce Top 100 reports which reduces Australia's 10,000 plus suburbs to those we predict will be amongst the highest capital growth performers over the next 8 years. NOT SURE WHERE TO INVEST? The Residex Reports detail key data such as typical (median) values, number of sales, capital growth and rental returns for every suburb in the state of your choice. Complete with Residex's expert advice on how to get the most out of this data, this report is the most thorough and up-to-date analysis available of the property market in your state. WHERE TO BUY? WHEN TO SELL? HOW MUCH TO PAY? Look in Residex's Best Rent Report and you'll find the top 100 Australian suburbs and towns for rental yield and predicted capital growth. Residex's researchers and statisticians have analysed 10,000 plus suburbs around Australia to locate the 100 best areas for astute investors. To find out more about these reports, contact Paul Pappas on or 7

8 Company Details Company Name ABN Address Suite 2, Level 2, 88 Pitt Street Sydney NSW 2000 Contact Name Paul Pappas Phone Fax Mobile Web 8

9 What if I don't agree with the Residex Price Estimate Residex has a high level of accuracy with its Residex Price Estimate. In fact, the Residex Price Estimate will in more than 90% of instances be within 10% of the final selling price if correct data has been provided. If you think the Residex Price Estimate is too high or too low, we recommend you use the guide below to walk you through the valuation process and establish your own highly accurate price estimate. Start Do you have a rough idea of the value of a property? Yes No Does the Residex Price Estimate seem reasonable? Yes Now look at the comparable sales list and select up to 3 of the most similar properties to your property and that have a value close to that of the Residex Price Estimate. No No Look at the 5 test values that appear on page 2 and select the values which are closest to each other. There should be 2 or 3 which are within 10% of each other. This provides you with a value range. Do you think this value range is reasonable? Yes Now look at the comparable sales list and select up to 3 of the most similar properties to your property and that have a value which fits within your value range. Finish: You should now be able to establish an accurate estimate for your property. If you are still having difficulties in obtaining a price estimate or you have any queries regarding the estimate you have established using this help, please contact one of Residex's helpful advisors by ing info@residex.com.au. 9

10 Definitions of Terms Comparable Sales - These are sales which have occurred in the area within the last 2 years which are deemed to have similar attributes to the property of interest. Street Rating - This is a rating given to a property as to how it compares to other properties in the street. The rating is from 0 to 10 (with 0 being the worst quality property on that street and 10 being the best). For further details regarding the rating, see page 3 - Street Rating Information for SPIT RD. Median - The median is the mid point of a set of numbers. Upgraded Sale Price - This is a figure which takes the previous sale price and then adds the capital growth which has occurred since that sale. Data Validity - C = Confirmed means this sale record has been received from government. U = UnConfirmed means we have received this sale from the government however the address for which it has been registered does not match any address we have in our system at the time of the last update from Australia Post. UA = UnConfirmed Agent means this sale information has collected from a real estate agent however Residex has not as of yet received a government record to confirm its validity. UR = UnConfirmed Record means this sales record has been collected from another source however Residex has not received a government record to confirm its validity. Rental Yield - The rental yield is the amount of rent you can expect to receive in a year, expressed as a percentage of a property's value. Disclaimer The Parties making available this report to you gives no warranties nor accepts any liability for any decision with respect to any decision made to invest in this property or buy or not buy the property described herein as a consequence of the use of this report. The Parties believe the statements, information, calculations, data and graphs contained herein to be correct and not misleading but give no warranty in relation thereto and expressly disclaim any liability for any loss or damage which may arise from any person acting or deciding not to act partly or wholly on the basis of any such statements, information, recommendations, calculations, data or graphs.the Parties acknowledge and operate in a manner which complies with the Privacy Act of 1988, privacy and personal Information Protection Acts relevant for the State jurisdiction of where this property is located.the Parties also acknowledge and operate in a manner which complies with any other state's legislation which is applicable to privacy and regulations made under those acts as amended from time to time. The Parties will not used Licensed Data or Licensed Data Products for Direct Marketing. By using this Website and its reports you are also obliged to be governed by these Acts and principles.the Parties will not disclose to any third party any personally identifiable information that it obtains in the course of its commercial transactions with you unless you specifically agree otherwise. The Parties do not provide marketing lists from any government data. The Parties, at their discretion, may provide marketing lists of people who have consented to having their names, and mobile phone numbers supplied to The Parties and their related companies or to registered users of this website.material published on this website is protected by the same laws of copyright which apply to books, videos and music. The right to 'copy' always remains with the owner of the material. Unless expressly stated otherwise, you are not permitted to copy, republish or alter anything you find in this report or Web site without the express permission of The Parties.By ordering a product from this website and having downloaded this report you are taken to have acknowledged that it is being ordered via the website and you are also taken to not only have agreed to these terms but also all other terms specified in the websites of The Parties. Information provided for New South Wales properties has been developed in part by using some property information provided under licence from the State of New South Wales (Department of Lands NSW). The Department of Lands NSW makes no representations or warranties about accuracy, reliability, completeness or suitability of the data for any particular purpose and disclaims all responsibility and all liability (including without limitation, liability in negligence) for all expenses, losses, damages (including indirect or consequential damage) and costs which might be incurred as a result of the data being inaccurate or incomplete in any way and for any reason. Products on this site may use and be based on data provided with the permission of the Department of Lands NSW, and all such licensed date products are copyright the State of New South Wales.The property sales information is provided at least monthly by Department of Lands NSW and Residex updates its data bases within 10 days of any monthly receipt of property data. Data collected from other sources is immediately included in Residex's data bases. Residex is authorised as a Sales Information Provider by the NSW Department of Lands. 10