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New capital valuations show strength of inner-city market

F the postman hasnt already been to your letterbox, he is not far away from delivering news that will likely show the value of your house has risen nicely over the last three years. The inner-city suburbs, including Mt Albert, Pt Chevalier, Sandringham, Kingsland and Western Springs, are among the high-flyers of the Auckland property scene, according to the latest city council rating valuations. The valuations are set every three years and households were due to receive the latest assessments as this edition of City Fringe Flyer went to press. Many local property owners will be pleased to see healthy jumps in house value, even with the downside of a slightly heavier rates bill from next year. But in wider Auckland the news may not be quite so good. The new capital valuations bring all the Auckland regions under the same supercity umbrella for the first time. Previously, the various councils had their own three-yearly cut-offs, but now all 514,000 residential properties from Rodney to Franklin are assessed at the same time. The valuations, effective at July 1, show marked increases in many of the old Auckland City Council suburbs but more modest rises and in many cases flatness and decline elsewhere in the new, wider city. The biggest mover is Grey Lynn, where average capital values have risen by nearly 18% over the last three years. The grouping of Sandringham, Kingsland and Western Springs (average increase of 13.17%) is next in line, followed closely by Pt Chevalier (13.01%). Comfortably in the top 10 of the supercity suburbs is Mt Albert (8.05%). Other local areas like Avondale, Blockhouse Bay and
COLIN the Great Dane might look grown-up, though hes just a puppy less than 11 months old. But he was on his best behaviour at the opening of pet store Animates St Lukes a couple of weeks back. Colin was there with his owner, Anne Duncan Real Estate consultant Lynn Margan. They were supporting the arrival of a new corporate to the area and enjoying the opening razzmatazz with Animates regional manager DArtagnan Kennedy.

city fringe FLYER

BIG DAY OUT FOR A GROWING BOY

web ID AD12434 27A Stilwell Rd, Mt Albert Auction: Wed 9th November* 1940s brick home, 4 brms, over 2 levels. Superb views to city and harbour from north facing decks. Anne Duncan 021 996 426 Emma Duncan 021 845 347

web ID AD12436 4D Alberton Ave, Mt Albert Auction: Wed 9th November* Tucked away down a driveway and featuring 3dbl brms, 2 bthrms, and sunny in/outdoor living. Vincent Barnao 0212 758 925 Jamie Morrison 021 684 400

web ID AD12430 127A Mt Albert Rd, Mt Albert Auction: Wed 9th November* 1930s bungalow with 4 brms, modern kitchen, polished floors and OSP. Excellent entry level into Mt Albert. Lynn Margan 0274 830 109 Gary Agnew 021 960 533

New Windsor have also done well. By contrast, valuations in the old Rodney area have generally declined, with some parts falling substantially, and North Shore, Manukau and Waitakere have also tended to dip or stay flat. The rise in inner-city valuations tracks the same trends in big cities all over the world. Real estate prices are driven by supply and demand and, as populations grow, theres greater demand for properties close to city centres where jobs tend to be focused and entertainment is at its liveliest. Anne Duncan, principal of top city fringe agency Anne Duncan Real Estate, isnt surprised at the latest capital valuations. Were seeing prices back above the peaks of 2007 and thats a real endorsement of the value of bricks and mortar, she says. Its always been my view, backed by historic data, theres no sounder investment than

residential property. While well always have peaks and troughs, the overall trend is upwards. Anne points out the council valuations are set through a mass appraisal system and generally offer a fair assessment of value at July 1. But they should not be regarded as entirely accurate, and many local homes may actually be worth more or less than the rating notices declare. They can be a useful guide, especially when they are first issued, she says. But a more accurate pointer to a homes value is through a registered valuations or a trusted real estate consultant with local knowledge and experience. Anne says the wider Mt Albert area is becoming increasingly popular because of its excellent schools and transport links, treelined streets, great amenities, quality homes on good-sized sections and handiness to the CBD.

web ID AD12441 82 Asquith Ave, Mt Albert Auction: Wed 9th November* Nicely presented 2 brm ex state brick and tile home. Polished floors, good flow to north facing living. Anne Duncan 021 996 426 Emma Duncan 021 845 347

web ID AD12428 * Unless sold prior 12 Carmen Ave, Mt Eden Auction: Wed 9th November* Character bungalow in quiet cul-desac. 3 brms, lots of off street parking. Immediate vacant possession. Anne Duncan 021 996 426 Emma Duncan 021 845 347

www.anneduncan.co.nz

09 846 9470

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www.anneduncan.co.nz
Anne Duncan Real Estate Ltd
LICENSED REAL ESTATE AGENT (REAA 2008) MREINZ

You see our signs everywhere!

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NOW SELLING

web ID AD12440 2 Grant St, Mt Albert Price: $By Negotiation Spacious character bungalow. 3 brms, 2 bthrms, mod kitchen, large dining and a sep lounge on a fully fenced subdivided section. John Covich 021 946 933

The team
Your advantage
Greg Whitta 021 992 612 John Covich 021 946 933 Vincent Barnao 021 275 8925 Anne Duncan 021 996 426 Miriam Fan 027 292 9778

Turning faded glory into a modern gem oozing class, light and space
PRIME POSITION
Where: 6 Chatham Ave Mt Albert Auction: Wednesday 9th Nov
(unless sold prior)

5 Highland Rd Mt Albert Jamie Morrison

web ID AD12409 5/66 Blockhouse Bay Rd, Avondale. Price: $549,000 Cosy and sunny, 2 level cedar & tile home with 3 brms, 2 bthrms, large open plan kitchen, dining and living. Vincent Barnao 0212 758 925

Greg Whitta 021 992 612

18/1 Piriti Drive Te Atatu Peninsula John Covich

S
web ID AD12437 6/174 Blockhouse Bay Rd, Avondale. Price: $By Negotiation 2 level end unit with 3 dbl brms, 2 bthrms, 2 separate living areas, internal access garage and elevated north facing aspect. John Covich 021 946 933

web ID AD12423 4/3 Patterson Ave, Sandringham Price: $379,500 Renovated and refurbished with 2 brms, new kitchen, bathroom and laundry. Apartment style with single level easy access. Greg Whitta 021 992 612

27 Seacombe Rd Pt Chevalier Mark Bailey

Josh Powell 021 905 234

Gary Agnew 021 960 533

Jamie Morrison 021 684 400

Roberto de Melo 021 887 646

Lynn Margan 0274 830 109

web ID AD12407 52B Aroha Ave, Sandringham Price: $510,000 Charming, 3 brm, 2 bthrm townhouse will appeal as a family home or investment opportunity. Anne Duncan 021 996 426 Josh Powell 021 905 234

307 Sandringham Rd Sandringham Vincent Barnao

web ID AD12427 8 Weston Ave, Mt Albert Price: $By Negotiation Tastefully renovated bungalow with 3 brms + rumpus or 4th brm, 2 bthrms and 3 living areas. Oozing character. Anne Duncan 021 996 426 Emma Duncan 021 845 347

Mark Bailey 021 714 799

Emma Duncan 021 845 347

Des Ryder 0274 222 334

Rentals

Shane Ryder 0274 222 585

Rentals

Lauren Barrett 021 921 229

Rentals

HOW TO REACH US
746 New North Road, Mt Albert, Auckland
web ID AD12429 50A Harlston Rd, Mt Albert Price: $By Negotiation You will fall in love with this character cutie. Stylish and inviting offering 2 brms + study. Jamie Morrison 021 684 400 31 Sutherland Rd Mt Albert Greg Whitta web ID AD12442 2/68 Malvern Rd Western Springs Price: $By Negotiation 1960s 1 brm unit, modern kitchen & dining/lounge that opens to sunny private deck & courtyard. Josh Powell 021 905 234

Ph 09 846 9470 www.anneduncan.co.nz

THINKING OF SELLING?
For an obligation-free appraisal of your home, fill out this slip and drop/post it into our offices: 746 New North Rd (opposite Rocket Park). Well make contact after that. Your name Address
What best describes your position? (tick)

Keen to sell now/soon Need appraisal before making up my mind Simply interested in what my house is worth

25 Winstone Rd Mt Roskill Anne Duncan Emma Duncan

TEP into this beautifully renovated bungalow and youll find it hard to believe that not so long ago it offered the comfort of a chilly shed. At times during the challenging renovation programme, Craig and Kimberley Dotchin must have wondered if it was worth it. But the end result speaks volumes for their commitment to create a home that blends the best of the 21st century with the charm of early Mt Albert. Dentist Craig and teacher Kimberley knew a fair bit about houses when they arrived at Chatham Ave in 2009 they had lived in a house a year since 1998, after meeting at Otago University and living in Christchurch, London and Nottingham before hitting Auckland. When they spotted the 1926 bungalow on the market for the first time in 40 years - they knew it was for them (and daughter Ellie, now 4). They saw a two-bedroom property on 622sq m that screamed potential, but this was no move-inand-put-your-feet-up proposition. Faded glory on good bones might sum it up best. But, boy, look at it now! A superior renovation with fine attention to detail and quality has transformed the bungalow into a super family home and a great entertainer - in

web ID AD12433

Craig and Kimberley Dotchin will be sad to leave 6 Chatham Ave, but another project is in the air

a pleasant Mt Albert street. Now there are five bedrooms (the master has walk-in wardrobe and ensuite) and a bathroom running off the hallway leading to a 64sq m rear extension, featuring designer kitchen and living and dining area, flowing the entire width to decks and a private and fully-fenced backyard. The street appeal is eye-catching and a single lock-up garage completes the picture. Craig and Kim look back now with some pride at what they and the renovation team have achieved. They lived in the bungalow right through the 18 month-long slog and at times, certainly in the early days without walls and ceilings, it was cold, character-building stuff. They can laugh now, especially at memories like little Ellie asking as

they went to visit friends: Does their house have walls? But its all been worth it, right down to the painstaking business of sourcing original matai flooring (eventually from New Plymouth and Wellington), putting insulation everywhere the sun dont shine and embracing architectural skills to introduce space, warmth and light. They love their home (a 10-minute walk to Gladstone School where Kim teaches) and the friendly neighbourhood, but Craig is itching for another project. Its a bloke thing, he reckons; theres nothing quite like an excuse to buy lots of new tools. But this time they will be staying for the long haul. Theres a limit to the DIY in Kiwi genes!

web ID AD12438 10/42 Holly St, Avondale Price: $352,000 Safe, secure complex with north facing aspects. Lots of space, 3 brms, huge dbl gge, massive storage area. Gary Agnew 021 960 533 Lynn Margan 0274 830 109

web ID AD12396 12 Pickens Cres, Mt Albert Price: $895,000 3 brm, 2 bthrms, 2 living areas and private courtyard with genuine Italian woodfire pizza oven. Mark Bailey 021 714 799

Phone
71 Buckley Rd Epsom Anne Duncan Emma Duncan

WIN

THERES STILL TIME TO

With the Anne Duncan Real Estate Whats behind the Red Door? Promotion

City Fringe Flyer is a community newsletter and readers should seek professional guidance before acting on any advice, opinion or information found in its columns. It is published by Anne Duncan Real Estate Ltd, which cannot accept any liability or responsibility for any loss or damage suffered by any individual or group acting on any material it contains. Editorial inquiries: bruce_morris@xtra.co.nz

BIG

Call 846 9470 for more information!

See back page for details on the latest winners

ENDS 30/11/2011

Nothing but heaven itself is better than a friend who is really a friend (Roman playwright Plautus)

You always pass failure on the way to success (actor Mickey Rooney)

You see our signs everywhere!

NOW SELLING

city fringe FLYER

Bring in the professionals when you want the best care for your property P
ROPERTY management at Anne Duncan Real Estate isnt only about finding top tenants and making sure the rent is paid on time. Sure, theyre very important responsibilities and why so many local property owners use the Anne Duncan team to manage their assets. But theres another compelling reason for landlords to use the specialist local service; with the tenancy contract comes a dedicated inspections/maintenance manager. The company found that regular inspections were so important to the make up of the business that it introduced the specialist service four years ago. Anne Duncans inspection manager is Shane Ryder and his vigilance guarantees inspections are consistent right across the company rental portfolio. Most owners find it challenging to do their own inspection checkups, says Shane. With the Anne Duncan team its part of the job and gives us the chance to engage with tenants its not only about checking cleaning. Its also checking tenant numbers, unauthorised pets, maintenance or making sure no illegal activity is going on. Divisional manager Des Ryder says Shanes care and attention ensures no scheduled inspections are missed and property owners receive full email reports detailing any required followup action. We take our responsibilities

web ID AD12444 2/9 Rutland Rd, Stanley Point Price: $By Negotiation 1970s 2 brm, 2 level duplex, privately tucked away with a northern aspect. Original full bathroom and kitchen Vincent Barnao 0212 758 925 Josh Powell 021 905 234

The Anne Duncan property management team has a dedicated manager looking after rental inspections and maintenance

web ID AD12415 75 Alberton Ave, Mt Albert Price: $769,000 3brm 1920s stucco bungalow with modern dcor. Polished floors & great outdoor sunny deck/bbq area. Anne Duncan 021 996 426 Emma Duncan 021 845 347

very seriously, says Des. When properties are put in our hands to manage, we treat them like our own.
If you own a property and would like it professionally managed, give Des a call on 815 2810.

set). The September winners were Karlene Bakalish and Bob and Val Plunkett ($500 each), and Dion and Ira Wilkinson (TV set).

web ID AD12432 2/32 Asquith Ave, Mt Albert Price: $365,000 2 dbl brm unit in a block of two, perfectly situated in great location with own outdoor area and carport. Greg Whitta 021 992 612

NNE Duncan Real Estates Red Door promotion is earning some wide smiles around the city fringe. The promotion gives away cash and 50-inch widescreen television sets to locals who sell through the company, co-operate in updating files or seek a no-obligation appraisal of their homes. Winners are drawn each month (details on www.anneduncan.co.nz) and the promotion climaxes in midDecember with a super draw giving a top prize of a $5000 overseas holiday. The August winners were Dave and Linda Gatley, and Talia Goodyear ($500 cash each), and Bruce and Suzanne Good (TV

Red Door winners Bruce and Suzanne Good, with Anne Duncan

F youre looking for bargains and a fun time for the kids, stick down November 12 in your diary. Between 11am and 3pm on that Saturday, St Francis School in Montrose St, Pt Chevalier, is holding its bi-annual gala. As well as food delights to feed an army and stalls, the gala will feature jumping castle, giant slide, mini-jeeps, coconut shy, Ferris wheel, golf, soccer, treasure hunt and lots more.

web ID AD12411 2/10 Counsel Tce, Mt Albert Price: $559,000 3 large bedrooms, 2 bathrooms, open plan living and private, fenced, north facing yard, internal access garage with large loft. John Covich 021 946 933

Gary Agnew
web ID AD12439 3/8 Duncan Ave, Sandringham Price: $By Negotiation Immaculate solid, spacious 2 brm unit. Open plan dining/lounge. Single garage. Walk to shops & bus Anne Duncan 021 996 426 Emma Duncan 021 845 347

A chat with...

Whos had the most influence on your life? My Mother. She was a solo mum before there was a benefit and she had to work and pay the mortgage and raise a family on her own. Your proudest moment? The birth of our girls. I thought they were the most beautiful babies in the world. We were

living in Christchurch then with no family around, and I remember saying to my wife when we brought Anna home, What do we do now?! An enduring childhood memory? Fire bombing our bamboo hedge. I wanted to know how to make a fire bomb and see how it worked. The problem was I didnt expect it to work so well. If the garden hose hadnt been handy who knows what would have happened! What makes your day and what really irks you? Making someone happy is a great feeling I hate being late or finding other people are late. Dream holiday? Paris with the family. Food, wine and the history - what more could you ask for?

Who would you invite to the dinner party of your dreams? Kiwi double VC winner Charles Upham, Fred Allen, Helen Keller (to remind us you can overcome anything with the will) and John Cleese to show us how to laugh at ourselves. Favorite food: Eye fillet Tipple: Aussie syrah TV programme: Dexter Movie: The Shawshank Redemption Book: Mark of the Lion, the story of Charles Upham * Gary Agnew lives in Mt Albert with his wife Joanne and their two girls, who attend Marist College. Hes been with the Anne Duncan residential sales team for four years, moving to real estate from a senior corporate position.

If your wife wants to learn to drive, dont stand in her way (Anonymous)