James Curtain August 2015

James Curtain Market Report

Camp Hill & Norman Park August Issue, 2015

Pictured here: James Curtain

city fringe suburbs like Camp Hill and Norman Park will continue to thrive and perform strongly in 2015 and 2016

“

I recently had the pleasure of re-listing a home at 8 Henderson Street in Camp Hill. I sold it back in May 2012 for $930,000. Whilst it was a large character home it was somewhat dated, having been renovated many years prior.

The new owners set about a renovation project. Work included creating a much more open floorplan than the existing home. Changes included a remodelled entry area, internal stairs, spectacular new kitchen and bathrooms, carport and outdoor area including a stunning pool. The end result was a truly wonderful, grand Queensland family home with Hampton style overtones and quality inclusions throughout.

Once on the market it attracted intense interest and huge numbers at our Open Homes. A very happy family purchased the home a couple of weeks after the launch. The home sold for $1,550,000 in June this year.

One aspect of being a real estate agent I particularly enjoy is seeing the results of home renovations. And none more so than those wonderful pre-war Queenslanders I see in Camp Hill and Norman Park that have been lovingly renovated and restored and then

ultimately presented to the market for sale. There is something very special about the “ Queenslander” - a unique architectural style with charm and character and perfect for our climate and lifestyle.

starting to shineWith continued heat in the Sydney and Melbourne

residential property markets and positive commentary around the Queensland and Brisbane markets representing value in comparison to down south, Brisbane is certainly starting to shine – and we haven’t made it to Spring yet! So if we drill down further, where is the opportunity and what does it mean for you as a property owner in the Inner South East?

I point to one recent article in particular that suggests that the majority of new dwelling approvals in Brisbane are to be for medium to higher density residential developments (Townhouses, Units and Apartments) and for residential homes.

With the significant majority of these planned new homes expected to be developed in the outer suburbs of Brisbane

there is a potential for there to be a shortage of new home development in the inner suburbs. Should this lack of development be realised then it will almost certainly lead to a lack of supply and upward price pressure on existing home values. This will therefore represent an opportunity for sellers to maximise price amongst those buyers and investors seeking homes close to the CBD. I feel that with no significant changes in external forces such as interest rate increases or other economic or environmental factors that city fringe suburbs like Camp Hill and Norman Park will continue to thrive and perform strongly in 2015/2016.

James Curtain 0404 056 [email protected]

Pictured here and on the front cover: SOLD 8 Henderson Street, Camp Hill

Welcome to the latest edition of the James Curtain Market Report for Camp Hill and Norman Park for August 2015

LAST QUARTER 2014

Number of sales 30 138

Properties currently on the market 78 NA

Median sale price achieved $435,000 $662,500

Highest sale price achieved $1,300,000 $2,010,000

Lowest sale price achieved $242,000 $295,000

Total sales volume achieved $13.1m $100.13 million

Camp Hill sales results April through to June 2015

Street Address Bed Bath Car Land Sale Price

3/4 Newman Avenue 1 1 1 82m2 $388,000

6/11 Combles Road 2 1 2 - $390,000

103 Bruce Street - - - 350m2 $390,000

3/27 Brinawa Street 2 2 1 131m2 $442,250

66 Indus Street 2 1 1 557m2 $525,000

90A The Promenade 3 1 1 493m2 $540,000

113A Ferguson Road 3 2 1 507m2 $550,000

38 Long Street 4 2 2 809m2 $580,000

23 Arrol Street 3 1 1 625m2 $585,000

75 Raven Street 3 1 1 405m2 $619,000

20 Thomas Street 4 1 1 607m2 $632,000

26 Arrol Street 4 1 1 625m2 $635,000

623 Old Cleveland Road 3 2 1 405m2 $635,000

1/40 Brown Street 3 2 2 179m2 $647,000

26 Burn Street 3 1 1 607m2 $650,000

89 Ferguson Road 4 1 2 425m2 $666,000

26 Brisbane Avenue 3 1 2 405m2 $675,000

1 2 3

Camp Hill sales results April through to June 2015

Street Address Bed Bath Car Land Sale Price

26 Errey Street 2 1 1 617m2 $700,000

32 Arrowsmith Street 4 1 4 647m2 $705,000

84 The Promenade 3 1 1 1391m2 $750,000

103 Indus Street 4 2 2 595m2 $774,000

12 Ashton Street 4 2 2 405m2 $781,000

8 Kismet Street 3 1 1 810m2 $781,500

24 Hartley Street 3 1 2 526m2 $806,000

33 Stanley Road 4 2 2 420m2 $835,000

38 Brinawa Street 4 2 2 564m2 $860,000

23 Melbourne Avenue 3 2 - 809m2 $980,000

24 Koondara Street 5 4 2 607m2 $1,050,000

16 Brinawa Street 4 2 1 567m2 $1,100,000

83 City View Road 4 3 2 637m2 $1,300,000

8 Henderson Street 5 3 2 810m2 $1,550,000

1 12 Ashton Street 2 8 Kismet Street 3 25 Hartley Street 4 33 Stanley Road 5 38 Brinawa Street 6 23 Melbourne Street 7 24 Koondara Street 8 16 Brinawa Street 9 83 City View Road

4 5 6

7 8 9

Camp Hill top ten sales over the last five years

1 10 City View Road $1.742million 2 51 Newman Avenue $1.77million 3 16 Donald Street $1.9million 4 47 Indus Street $1.9million 5 46 Newman Avenue $1.915million 6 103A Martha Street $2.01million 7 30 Henderson Street $2.05million 8 72 Watson Street $2.075million 9 42 Indus Street $2.1million 89 Newman Avenue $2.1million

1 2

3 4

5 6

7 8

9

Norman Park top ten sales over the last five years

1 108/90 Wynnum Road $2.9million 2 250,252,254 Wynnum Road $3million 3 106/90 Wynnum Road $3.3million 4 341/90 Wynnum Road $3.3million 5 7 Wendell Street $3.35million 6 30 Wendell Street $3.9million 7 114 Wynnum Road $4.4million 8 34 Wendell Street $5.35million 9 12 Wendell Street $5.8million 50 Wendell Street $8.95million

1 2

3 4

5 6

7 8

9

LAST QUARTER 2014

Number of sales 20 105

Properties currently on the market 130 NA

Median sale price achieved $710,000 $700,000

Highest sale price achieved $1,020,000 $5,350,000

Lowest sale price achieved $380,000 $287,500

Total sales volume achieved $14.04 million $84.70 million

Norman Park sales results April through to June 2015

Street Address Bed Bath Car Land Size Sale Price7/96 Agnew Street 2 1 1 - $380,00014/13 Vectis Street 2 2 2 - $445,0005/183 Norman Avenue 2 2 1 - $487,0001/7 Curtis Street 3 2 1 141m2 $500,00051 Wynnum Road 3 2 2 412m2 $535,00051 Railway Parade 4 20 2 524m2 $600,00048 Thynne Avenue 3 1 1 402m2 $610,0005 Bodalla Street 4 2 2 405m2 $618,000432 Bennetts Road 4 2 1 468m2 $650,000162 Morehead Avenue 6 2 2 506m2 $700,0002 Thynne Avenue 5 3 2 455m2 $720,00094 Macdonald Street 3 2 1 405m2 $776,000281 Bennetts Road 5 3 2 506m2 $792,0004/52 Wynnum Road 3 1 2 - $815,00039 Longfellow Street 3 1 0 810m2 $846,0002/49 Thackeray Street 3 2 2 223m2 $850,00017 Bodalla Street 5 3 3 1100m2 $856,000

1 2 3

Norman Park sales results April through to June 2015

Street Address Bed Bath Car Land Sale Price54 Macrossan Avenue 4 3 2 405m2 $860,00093 Macdonald Street 4 2 2 519m2 $975,00081 Morehead Avenue 3 1 1 810m2 $1,020,000

1 94 Macdonald Street 2 281 Bennetts Road 3 4/52 Wynnum Road 4 39 Longfellow Street 5 2/49 Thackeray Street 6 17 Bodalla Street 7 54 Macrossan Avenue 8 93 Macdonald Street 9 81 Morehead Street

4 5 6

7 8 9

In my experience there are a number of procedural steps a buyer should undertake when you decide to offer on a property. Property owners receive all manner of interest, some genuine, some not. As a result, owners try to assess who is actually a genuine buyer. Making a strong offer on a home is best achieved by following some important steps. Wherever possible, present your offer in writing to an owner as written offers always hold more weight with a seller than verbal.

1Ensure all important information is provided on the offer document.

2The actual purchase price you will pay for the property.

3A strong deposit that demonstrates the seriousness of your offer.

4A defined settlement period.

5Workable time frames for your conditional terms - building and pest generally no more than 7 days and finance clauses up to 14 days.

6Offers with minimal conditions are always seen more favourably by sellers.

7Consider undertaking building and pest prior to offer and having pre approval for your finance.

8If you are intending to buy

at an auction then many of the above issues must be in place. Auction day is final and an unconditional transaction. If you bid and are successful you are the instant owner awaiting settlement. Remember as well to include stamp duty funds in your final number.

In summary, preparation is very important. I’ve seen disappointed buyers who have found the perfect property for them but have not been adequately prepared to purchase. To that end, it is generally advisable to avoid purchasing a home subject to sale of your existing property if possible, as sellers can be reluctant to enter into such a contract. If you require any assistance in purchasing a property feel free to contact me or any of our team as we are here to help.James [email protected]

Buyer preparation: Presenting an offer

SOLD: Ten years of Camp Hill and Norman Park sales by James Curtain & Team

2006

26 Elliot St, Norman Park

112 Bruce St, Camp Hill

120 Morehead Ave, Norman Pk

160 Macrossan Ave, Norman Pk

42 Gillan St, Norman Park

177 McIlwraith Ave, Norman Pk

42 Watson St, Camp Hill

121 Railway Pde, Norman Park

114 Stephen St, Camp Hill

31 Donald St, Camp Hill

2007


3 Halland Tce, Camp Hill

79 Power St, Norman Park

152 McIlwraith Ave, Norman Park

41 Margaret St, Camp Hill

26 Lockyer St, Camp Hill

55 Morehead Ave, Norman Park

12 Russell Ave, Norman Park

70 Melbourne Ave, Camp Hill





15 Macrossan Ave, Norman Park

12 Cottell Street, Norman Park

52 Real Avenue, Norman Park

33 Pattison Ave, Norman Park

69 Wyena Street, Camp Hill


2008

16 Russell Ave, Norman Park

68 Macdonald St, Norman Park

40 Boundary Rd, Camp Hill

14 Wordsworth St, Norman Park

15 Sydney Ave, Camp Hill

21 Judge St, Norman Park




71A Power St, Norman Park

87 Norman Cr, Norman Park

37 Wendell St, Norman Park

37 Fryar St, Camp Hill

18 Sydney St, Camp Hill

2009






40 Moreton St, Norman Park




108 Lloyd St, Camp Hill

1/10 Adina St, Norman Park

25 Wordsworth St, Norman Park



38 Moreton St, Norman Park


15 Waverley Rd, Camp Hill

7 Bunya St, Cannon Hill

43 Agnew St, Norman Park


52 Tennyson St, Norman Park

88 Bundah St, Camp Hill

2010



40 Henderson St Camp Hill


105 Kingsbury St, Norman Pk


63 Lloyd St, Camp Hill


102 Morehead Ave, Norman Pk





58 Bovelles St, Camp Hill


22 Madeline St, Camp Hill


2011

28 Ernest St, Camp Hill


76 Tranters Ave, Camp Hill

59 Bovelles St, Camp Hill



1a Myall St, Norman Park

79 The Promenade, Camp Hill


53 Thomas St, Camp Hill


2012




14/92 Norman Cr, Norman Pk


78 Clara St, Camp Hill


16 Hume St, Camp Hill


8 Henderson St, Camp Hill



401 Bennetts Rd, Norman Park





26 Annie St, Camp Hill

20 Cyril St, Camp Hill


13/16 Norman Cr, Norman Park

2013


72 Watson St Camp Hill



38 Thackeray St, Norman Park


7 Katherine St, Norman Park

54 Bennetts Rd, Camp Hill







137 The Promenade, Camp Hill

22 Pampling St, Camp Hill

4 Durimbul St, Camp Hill

12 Katherine St, Norman Park


46 Lewis St, Camp Hill


250 Wynnum Rd, Norman Park




17 Orwell St, Camp Hill

1299 Stanley St, Norman Park

51a Raven St, Camp Hill

48 Camboor St, Camp Hill

51a Raven S, Camp Hill

48 Camboor St, Camp Hill


23 East St, Camp Hill



23 East St, Camp Hill

2014

62 Railway Pde, Norman Park


2/16 Norman Cr, Norman Park

23 Faraday St, Camp Hill

65 Bundah St, Camp Hill

1305 Stanley St Norman Park

18 Warilda St, Camp Hill

33 Pattison Ave, Norman Park



21 Sylvia St, Camp Hill





24 Parooba Ave, Camp Hill



182a McIlwraith Ave, Norman Park

10 Dalma St, Norman Park


79 Newman Ave, Camp Hill

16 Princess St, Camp Hill


36 Ernest Str, Camp Hill

15 Clara St, Camp Hill




3/23 East St, Camp Hill

10 City View Rd, Camp Hill



2015

1/23 East Str, Camp Hill

2/23 East St, Camp Hill

1/143 Watson St, Camp Hill

3/143 Watson St, Camp Hill

2/301 Wynnum Rd, Norman Park



12 Dalma St, Norman Park

102 Kingsbury St, Norman Park





1/40 Brown St, Camp Hill

2/40 Brown St, Camp Hill

WIT

HSTYLE

LIVING ROOMAfter

HUIS INTERIOR DESIGN is the number 1 for staging and styling your home ready for sale. We offer the fastest turnaround times for delivery and installations and our focus is always on how to maximise your sale price.

50% LESSTIME ON MARKET

LIVING ROOM MAIN BEDROOM MEDIA/2ND LIVINGBefore (above) After After

Help your buyers to quickly and easily see what it will feel like to call your home theirs and confirm for them, vis-ually, just how inviting and open your living spaces really are.

A simple and neutral colour palette can emphasise and make good use of natural light which will confirm for your buyers that the home is airy and open.

There is no mistaking the importance of good living spaces but what about storage. De-cluttering bench spaces and shelving shows off just how much space there really is.

Stylish Design Advice

Brisbane · Gold Coast · Sunshine Coast · Sydney ·0433 126 111 (Justin Lead Interior Designer/Owner) 0422 533 953 (Head Office) · [email protected] hau.linkedin.com/pub/huis-interior-design or flickr.com/photos/131075500@NO4

Open and inviting use of space A colour palette that is warm Create a true awareness of size

Clean lines and colours that work Showcase your natural light De-Clutter and highlight storage

Stylish Clever use of accessories & artworks Add colour

HUIS INTERIOR DESIGN AND STAGING

2015· NUMBER 1 QUEENSLAND AGENT IN TOP 100 AUSTRALIAN REAL ESTATE AGENTS ·


· SALESPERSON OF THE YEAR PLACE ESTATE AGENTS ·· SALES PERSON OF THE YEAR FINALIST REAL ESTATE INSTITUTE OF QUEENSLAND ·


· SALESPERSON OF THE YEAR PLACE ESTATE AGENTS ·

2012· SALESPERSON OF THE YEAR PLACE ESTATE AGENTS ·

· TOP 100 AUSTRALIAN REAL ESTATE AGENTS ·


· SALES PERSON OF THE YEAR FINALIST REAL ESTATE INSTITUTE OF QUEENSLAND ·


· SALES PERSON OF THE YEAR FINALIST REAL ESTATE INSTITUTE OF QUEENSLAND ·

2009· SALES PERSON OF THE YEAR RUNNER UP PLACE ESTATE AGENTS ·

2008· SALES PERSON OF THE YEAR PLACE ESTATE AGENTS ·

The James Curtain Team

James Curtain · 0404 056 564 · 07 3107 6903 · [email protected] Taylor · 0411 729 573 · 07 3107 6903 · [email protected]

Chris Rice · 0414 694 111 · 07 3107 6903 · [email protected] Hawes · 07 3107 6903 · [email protected]

PLACE ESTATE AGENTS · eplace.com.au

James Curtain

James Curtain August 2015

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