Anna Sareczky - Harveys Real Estate

The compounding false economy of fee discounts results in:

💸 A lesser share of the buyers in the market.

💸💸 Lower price point buyers as the high quality ones will have been taken to the listings with the best return first.

💸💸💸 An agent that is dealing with less buyers with lower budgets and is a poor negotiator.

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Sick of townhouses? Us too!

This elevated abode is like nothing you've ever seen before.

Live your life at another level in this uncommonly wonderful and blissfully spacious two-bedroom residence.

Iconic views encompass the Waitakere Ranges and a sweeping urban vista. In the evening as twinkling lights sprinkle the horizon and the last glow of sunset lights up the sleek late-century facade, a truly tranquil ambience cements this genuinely beautiful place to live.

This home is framed by incredible outdoor living options. To the rear, a broad deck provides the spot the family is sure to find each other at the beginning of each day - coffee with a bird's eye view of so much of Auckland will be a delight. At the front, there's ample grass for little ones and pets, a lovely sense of sheltered privacy, plus excellent off-street parking in addition to the well-sized garage.

Set well away from the road, this property feels entirely secure. A decidedly friendly neighbourhood makes it an ideal first home or a comfortable spot for anyone downsizing.

In what is undoubtedly a home that will shine in summer, the cold weather nevertheless brings a gorgeous cosy dimension to the living space, with afternoon sun and a heat pump creating a an incredibly inviting atmosphere.

The clever layout makes for a spacious feel, and both bedrooms are well-sized. An exceptionally executed bathroom renovation, and the convenience of a separate laundry space make this a thoroughly liveable, innately welcoming home. The newly renovated kitchen will have you aching to entertain.

Located near the motorway, and with easy public transport options on the very street as well as schools within walking distance this is the absolute perfect position to enjoy low maintenance living with all the character and easy chic of mid- century design.

Documents can be downloaded from: www.1-262donbuck.com

Please text Anna on 021 607 971 to arrange a time to view.

Realising a premium price for your property is my sole focus.

Conscious of how stressful marketing a home can sometimes be, it's my aim to ensure your experience is one underwritten by respect, fun and polish.

Consistently ranking in the top 1-2.5% of salespeople in the Harveys and LJ Ho**er Group, both across New Zealand and internationally, I bring 20 years of sales experience and a background of law and psychology to every negotiation.

Based in the multi-office award-laden Harveys Elysium Group, I will leverage competition to maximise value while curating an inimitable client experience characterised by efficiency, meticulous attention to detail, and a sincere commitment to my client's best interests.

A Life Elite Captain, I have run the top performing team in New Zealand across the dual brand Harveys/L J Ho**er Group for many years while working within the network's most productive branch internationally.

We are humbled to have an extensive suite of testimonials and awards that, I hope, speak of our dedication and ability to get superb results.

I firmly believe the difference between a good agent and great one is not one thing it's everything, and I would love to show you what we do differently.

An informal chat followed by a confidential free market appraisal is usually the first step.

Anna Sareczky

021 607 971
[email protected].

Elysium Realty Limited
Licensed Agent REAA 2008
A Member of the Harveys Group

The wisdom of . He's really a walking homage to intentional positive momentum.

Always on task.

ALN 🌙
Congratulations 49 Matipo Road.

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Main Character Energy

More than a little dapper, this unapologetically stylish residence is characterised by beautifully curated spaces with generous proportions.

A handsome home it hums with undeniable warm energy and smoothly juxtaposes the contemporary and conventional.

The comfort is in the layout, while all the trimmings of modernity shine through the luxe deep-toned finishing reflective of the colours and textures of the Riverhead Forest, that adds oh-so-much-soul to this beautifully considered community and frames it with a myriad shades of green and grey.

The wow moment is as the pool peeps into view from the outdoor living space. Making this address a perennially inspiring place to wake up as a kid, the sheer size and immaculate presentation are telling of the current family's love and care for the expansive property.

While it will immediately make you giddy for sun, the true romance of your own pool is hushed moonlit swims. Speaking of which, the stars above wine country cast peerlessly beautiful iridescent light.

Sandwiched between the sultry Muriwai sand and the pasture of farming country, Huapai offers Matua Ngaru, an inimitably tight knit school boarding the expansive emerald domain, plus a smorgasbord of food and artisanal beverage producers offering destination experiences to entertain your guests.

Presenting an uncommonly good lifestyle behind its searingly contemporary streetscape, this is a family-size home with beautifully linked open-plan spaces that will resonate as your happy place from the moment you walk in.

Text Anna on 021 607 971 to arrange a time to view.

Documents may be downloaded from https://vltre.co/YXes67

Just my opinion and all methods have their place of course, but in my experience it often is as:

* The strategy dissuades buyers. As many can't (and plenty won't) attend, this means less competition for the property, and most likely, a lower price outcome.

* Less buyers also means you run the risk of cutting out the buyer in the market with the highest possible spend.

* The transparency now favours the remaining buyers. Not only are they competing with less of their peers, they are also able to see exactly when their competition gives up.

* The pressure then shifts to the vendor to accept where the market got to as if they don't, the alternative is that all the other conditional buyers that would have been interested (potentially at a higher level but couldn't participate due to the auction method), now know that the property passed in at a particular level. From there, they know not to pay much more or they will be paying more than what has become the "market value" for the property.

I would argue that...

* The price achieved at auction is not "the market speaking". It's a small portion of the market chiming in.

* The price achieved at auction is therefore not the "market value", it's the auction value. An entirely different price point achieved by lower competition and a method that only allows buyers to spend what they have pre-arranged. They never have the ability to get or borrow more finance due to the short negotiation timeframe.

Therefore...

* As the pressure is actually on the vendor, it makes little sense to select a method that eliminates so many buyers and stunts the amount they would pay if their competition didn't dry up - or if given time to think about it.

* I think another no-price method is better, unless the demand for a property is so significant that it's worth risking limiting access to ensure an unconditional bid on the day.

On that point...

* An auction doesn't gain you unconditional buyers. They were there anyway. Rather, it excludes conditional ones until the property passes in.

* Use a method that allows you to review all the interest and make a calculated choice. Perhaps accept the highest conditional offer and back it up with the highest unconditional one - ensuring a sale. ✨

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Now for the clichés...

"Good things come to those who wait."

Unfortunately not. Or not when selling a house.

* Buyers assume there is 'something wrong' with a property that has been on the market a relatively long time, and often (by that stage quite unfairly), that it is "overpriced".

* As a result, no matter how sharp the price is later down the line, buyers will feel they need to negotiate downward - or will eliminate the property from their shortlist altogether.

* This effect starts to creep in after only five to six weeks on the market, which is not a long time if you are doing your emotional and mental adjusting in real time.

To overcome this:

* Engage an agent that is brave enough to give an accurate market indication in the first instance.

* Choose the agent that has the most sensible method, not an inflated price promise. Buyers engage with your property based on how attractive it is to them relative to the competition, not which agency has the biggest network, or which team has the most salespeople.

* What makes a property attractive to a buyer is the location, characteristics, price point & method of sale.

* Many vendors eliminate quality buyers that have the funds to meet the probable market value of the property early on by pitching the property too high.

* The sooner you shift into the price range your actual buyers are in, the faster the property will be put in front of the people that will buy it.

* More buyers means more competition, and competitive situations provide the highest probability of the best price outcome.

* You will know if an appraisal is fairly accurate if it is based on recent comparable sales data and the agent has a lot of experience in the immediate market.

* A well marketed property being sold by a non-auction method that is priced or pitched at the correct level in an area with reasonable demand should have offers and interest within the first 1-3 weeks.

The above steps will mean you will be able to respond to that market feedback sooner, and will make better decisions when the property has momentum as a result.

"Anything worthwhile is difficult."

Well, not getting great prices.

* Great prices come about almost ubiquitously from easy sale campaigns.

* Once the method and
marketing are appropriate, any barriers to sale such as an unjustified price from the buyer's perspective or an unattractively long settlement date limit the buyer pool.

* Less buyers means less competition. Less competition means less urgency, a time delay as a result, and consequently, usually, an ultimately much worse sale outcome.

To overcome this:

* After you've hit the four week mark on the market, consider any offer very carefully. Ask yourself: if I received this offer in three months time after no other activity would I accept it? If the answer is yes, particularly in a downward trending or level market, you should probably accept it. As the longer you wait, the slimmer the chance of retrieving the money in front of you from the remaining buyers.

"Fortune favours the brave."

This is often not the case from an agent's perspective.

Or not in the short term.

* Brave agents that don't want to waste their clients time or money are often not selected in favour of agents that have promised more.

* Brave agents that provide direct market feedback are often met with resistance.

To overcome this:

* See the value and
professionalism in sound well researched advice.

* Don't ignore the appraisal(s) thinking "it just takes one buyer". The information in them is powerful as it allows you to make informed decisions quickly. And that buyer? They will not come if they assume the property is overpriced or has something wrong with it.

* Don't hire the agent with the highest appraisal. Hire the agent with the best strategy.

"Time is on your side."

Not really.

* Almost certainly, the agent that will get you the best price is the brave one that gives you the best advice - fast - and preferably at the outset.

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To ensure your offer has the best chance of being considered by the vendor:
 
* If the agent says they have been instructed not to present offers below a certain value? Believe them & adjust accordingly. 

* Refine your online price parameters on sites like trademe.co.nz. The ‘likely projected sales range’ lies between where the property starts to appear and where it drops out of the search.

* If you suspect your budget may be too low, ask the agent if they think it is worthwhile trying. If they don’t, vendor motivation can change over time as their situation and goals do, so check in at a later date.

* Research the sale prices of similar properties on sites like homes.co.nz to give the agent some context to discuss with their client alongside your offer.

* If the method of sale isn't obvious (or seems complex), ask the agent in writing how it works. Visit settled.govt.nz for a deeper explanation. 

* Make sure the agent knows of your interest. It is disappointing for all parties when you miss your opportunity to make an offer. There is no obligation on a seller to wait for your offer to come in if they wish to proceed with another party. 

* Ask the preferred offer process. Self-drafted offers, especially in multiple offer situations, run a significant risk of being eliminated for reasons a buyer would be willing to adjust.

* If you are concerned that a delay will put you into a competitive situation, consider inserting a deadline for acceptance in your offer. However, if the agent is vocal about this being a bad idea, believe them – they know their client's situation and temperament. 

* A general "due diligence" condition is essentially a 'change of mind' condition. 
From a vendor’s perspective, they significantly weaken an offer. In a competitive situation such as a multiple offer, it is possible that your offer will be disregarded if it has a due diligence condition of long duration, or one at all. Consider asking the agent or your solicitor to draft specific conditions that allow you to check what you wish instead.

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This home like all homes presently on the market hasn't enjoyed easy selling conditions. We always get there in the end, but vendors who take the time to be so gracious when it has not been a breeze are so kind.

Thank you Seth & Sarah 🖤

Verified by RateMyAgent New Zealand

Congratulations to our clients at 16 Pukewhero Rise on your sale and all your other fabulously exciting news.

I think every time an agent sells land we hope something this beautiful and ambitious will be the result. A tribute to thoughtful planning and conscientious building from . 🤍

Photo via

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Via this aspirational project from at is how it should be done.