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21 May 2018
By portermathewsblog


via reiwa.com.au

First home buyers are active in Perth’s property market, with data for the March 2018 quarter revealing an increase in sales for properties priced $500,000 and below.

REIWA President Hayden Groves said after observing subdued first home buyer activity during the December 2017 quarter, it was pleasing to see the lower end of the market strengthen early in 2018.

“The final quarter of 2017 saw the composition of the Perth market shift. Last quarter there were significantly more sales in the higher priced end of the market and less in the first home buyer price range. It’s been a different story this quarter, with the balance of sales shifting back to the lower end of the market,” Mr Groves said.

Median house and unit price

Perth’s preliminary median house price is $510,000 for the March 2018 quarter.

Mr Groves said once all sales settle, this figure was expected to increase to $517,000, which would put the March 2018 quarter median marginally lower (by 0.6 per cent) than the December 2017 quarter.

“Although Perth’s median house price experienced a minor adjustment during the March 2018 quarter, the median house price is up 0.4 per cent when compared to the same time last year, which shows prices are stable,” Mr Groves said.

Perth’s preliminary median unit price is $401,000 for the March 2018 quarter.

“This is expected to lift to $410,000 once all sales settle, which would put it equal with the December quarter median.

“These results are in line with REIWA’s 2018 forecast, which expects stable conditions throughout the remainder of this year, with moderate price growth during the next 12 months,” Mr Groves said.

Sales activity

Preliminary Landgate data shows there were 5,865 dwelling sales during the March 2018 quarter.

“We expect around 6,603 sales for the quarter overall, which is marginally lower than volumes recorded during the December quarter,” Mr Groves said.

There was a 5.7 per cent increase in house sales in the sub-$500,000 price range during the March 2018 quarter.

“Increased activity in the lower end of the market is usually a sign first home buyers are active. We are fortunate the dream of home ownership is more attainable for West Australians than it is on the east coast. After seeing activity drop off last quarter, it’s good to see first home buyers are increasing their presence in the market,” Mr Groves said.

Listings for sale

There were 14,413 properties for sale in Perth at the end of the March 2018 quarter.

Mr Groves said listings had increased 10.2 per cent over the quarter, but were down 2.9 per cent when compared to the March 2017 quarter.

“While it is pleasing listings have declined on an annual basis, the increase over the quarter is not cause for alarm. With overall sentiment in WA improving and all signs indicating the market has begun to turn, sellers are feeling more confident than they have been and therefore more inclined to put their property up for sale.

“We’ve also seen a sharp decline in rental listings over the past year which has had a flow-on effect to the established market. With some investors choosing to sell their rental property instead of lease it, this has contributed to the rise in the number of properties for sale in Perth,” Mr Groves said.

Average selling days

It took 67 days on average to sell a house in Perth during the March 2018 quarter.

Mr Groves said although average selling days increased over the quarter, it was still two days quicker to sell than it was during the March 2017 quarter.

“With more listings on the market, buyers now have more choice, which has had an impact on the time it takes to sell. It’s very encouraging though, that on an annual basis, we’re seeing average selling days decrease,” Mr Groves said.

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07 May 2018
By portermathewsblog


via therealestateconversation.com.au

In an ideal world, property developers should have a graceful exit from each project, whether they are selling or holding the properties.

Of course, life is rarely graceful, and many newbies fail to even consider the end at the start. This is important as there are a number of exit strategies that you must consider long before you begin any development.

Exits plans aplenty
The first exit is when you transition out of a construction loan, which is when you’re moving from a high interest loan to a more affordable one. Clearly you must be financial enough to still qualify for the new loan – even though it’s cheaper. The thing is the goalposts could have changed dramatically in the length of time it has taken for the project to complete and many a novice has come unstuck because their numbers no longer stacked up in the bank’s eyes. Another exit strategy is out of a joint venture, which I’ll explain in more detail below.

The next strategy, which is also the easiest but not necessarily the best, is selling up and moving on. In my experience, joint ventures (JVs) are a great way to develop property but everyone must agree on what happens at the end. My preference with JVs is to both sell or hold instead of buying the other party out. The reason for that is that you don’t want any recriminations in the future, say, if the property you buy off your JV partner increases in value spectacularly, especially where family or friends are involved. Soon, the green-eyed monster will rear its ugly head, and your former JV partner might even accuse you of short changing them.

I had a situation once where I had the opportunity to buy my JV partner’s property but it made me feel uneasy because I knew that it would likely increase in value significantly in the years ahead and I didn’t want any bad blood between us. We ended up selling & splitting the profits.  It’s not all about money.

Even though that waterfront property is now worth about $1 million, I believe I made the right decision because we mix in the same circles so there was never any finger pointing later down the track. So with joint ventures, my recommendation is that both parties agree to either hold or sell to keep everything simple.

The biggest mistakes
The biggest mistake with exit strategies is not having one at all!

The next one is selling prematurely or holding for too long thinking the market will shift, without taking into consideration holding costs.

The best exit strategy is the one that suits your own unique situation, but sometimes making a smaller profit by selling and moving on is better because of the reduced holding costs as well as opportunity costs, too. My exit strategies have been a mix of selling and holding and even though I’m not afraid to sell I usually regret it when the values go up!

One I don’t regret, however, is the property I sold to pay for my father-in-law’s medical bills because he got very sick here and he was here only on a tourist visa. He had no insurance so each day in intensive care was $4,500 plus myriad other medical costs. I sold that property for $340,000 but today it’s worth about $650,000.

Financially and personally it was the best and easiest thing for me to do to fund his medical treatment and it also an important point.  At the end of the day, property investment and property development is all about improving your financial position and being in a better situation when the chips are down.

Too much too soon
Another major mistake is newbie developers using the profits from their first projects leasing flashy cars to show off their newfound “wealth”. While that’s just silly if you ask me, that lease also kills their borrowing capacity which impacts them financially for any future developments. I have 20 years of investing and developing experience under my belt, but I have never undertaken a large multi-unit development or housing subdivision.

I could if I wanted to but I’d rather be a big fish in a small pond than a small fish in a big pond. That’s because if things go wrong, there are more potential buyers for the project. If you’re a small fish in a big pond and things go wrong, you’ll likely be eaten by the top-end of town and there’s nothing graceful about that!

One of the most common stumbling blocks for new developers is their egos get in the way. As soon as they start supposedly making “big money”, they splash it out on fast cars and various other things that aren’t overly helpful to their future success.  Often these cars are on leases, which, of course dramatically reduces their borrowing capacity. And that’s because they’re not mentally ready for the money.

If I look back at many of the mistakes in my life, I can drill it down to three simple things: greed, ego, or plain old stupidity. Some of those you can do something about but you have to be honest with yourself to do so.

Property development can be a vehicle to vastly improve your wealth, but you have to take your time to learn the ropes – and be prepared to learn plenty about yourself along the road, too.

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26 March 2018
By portermathewsblog


via popsugar.com.au

Money-Saving Tips For Decorating Your First ApartmentImage Source: Studio McGee

Sure, graduation and your first job are huge steps towards adulthood, but what’s the true sign that you’ve officially made it? When you get the keys to your very own apartment. Moving into your first (or second) place is a big deal, but we all know it can come at a high price. It was a rude awakening the day we realised our Pinterest-fuelled dreams didn’t exactly fit our budget. But don’t give up hope! Having an apartment that’s chic and affordable is totally possible. The key is knowing the tricks and hacks that will help you save money without skimping on style. That way, you’ll save your money for what’s really important . . . the housewarming party.

1. Upgrading your wall art? Don’t spend a fortune

Image Source: Domino

Building up an art collection doesn’t have to be crazy expensive. If you can’t bare white walls, there are plenty of websites that specialise in affordable art.

2. Add Something Old


Image Source: Melanie Acevedo for Domino

Add character and save cash by buying your decor secondhand, a trick from former Bachelorette star Jillian Harris. Local thrift stores and flea markets are all full of fun and practical finds that won’t cost a fortune.

3. DIY When You Can

Image Source: Dana Miller / House*Tweaking

If you’re up to the challenge, take on a DIY project — the beautiful results might surprise you. This bar cart is actually an inexpensive Ikea kitchen cart that was repurposed with green paint, wood stain, a bottle opener, and a towel bar.

4. Think Long-Term, Not Just For Now

Image Source: POPSUGAR Photography / Adrian Busse

Since it is likely you’ll be moving around for the next few years, pick items that can travel with you. Avoid oversize furniture and be sure to invest in pieces you’ll love for years to come.

5. Master the Art of Paint

Image Source: POPSUGAR Photography / Adrian Busse

Even the grungiest flea market piece has potential to be beautiful. A fresh coat of bright paint can make all the difference and will help your space look dressed up, even though you’re on a budget.

6. Do Double-Duty


Image Source: Matthew Williams via LABLstudio

Short on space and money? Make sure the few pieces you do invest in can serve more than one purpose. This coffee table doubles as extra seating when guests come to visit.

7. Make the Mattress Your Splurge

Image Source: POPSUGAR Photography / Adrian Busse

Money is tight when you’re moving into a new place, but the one thing you should never skimp on with quality is your mattress. Not only will it get a lot of use, but going cheap can lead to back pain and health issues. Check out these tips for buying a quality mattress.

8. Raid the Garage

Image Source: POPSUGAR Photography / Lisette Mejia

If you have relatives nearby, get busy exploring the garage or attic for handy items you can commandeer for yourself. Things like silverware, old furniture, or art could make their way into your stylish studio.

9. Get Creative With Storage

Image Source: POPSUGAR Photography / Adrian Busse

Yes, your first apartment is probably pretty tiny, but use organisation to your advantage. While you can keep big items tucked away in a box under the bed or in your closet, keep jewellery, makeup, and other small collectables stored out in the open.

10. Buy Budget-Friendly Essentials

Image Source: POPSUGAR Photography / Adrian Busse

No adult should have to live with paper plates and sheets for curtains, but if you’re worried about all the little things adding up, there are ways to get what you need while staying on budget. Shopping for affordable apartment essentials means that you can squeeze everything you need into your budget.

 

 

 

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19 March 2018
By portermathewsblog


via domain.com.au

Getting your foot into the door isn’t cheap, but sometimes it’s where the money is spent that comes as a shock to first-home buyers.

It’s not over once the deposit has been saved and the winning offer made. Experts have identified five areas where hidden costs might be lurking, and how a buyer can avoiding paying more than they need to.

1. Pre-purchase research

Anna Porter, a property valuer and principal at strategic property investment company Suburbanite, said budgeting for pre-purchase inspections is important.

“There’s a whole range of reports you can get – you can spend $5000 just on due diligence,” she said.

 What could look like a minor issue may cost more in the long run.
 What could look like a minor issue may cost more in the long run.Photo: Erin Jonasson

Not doing the research can prove costly. Mortgage Choice CEO John Flavell said it was vital to conduct proper pest and building inspections.

“It is a small amount to pay for peace of mind and it can help you to avoid buying a property with structural faults or insect infestations,” he explained.

CM Lawyers head conveyancer Alex Sapounas said that trying to avoid buying quality building reports was also a common error.

“Unfortunately there’s no fallback position with major structural flaws.”

Strata reports were also very important, he said, particularly regarding special levies and changes to the standard bylaws.

 

2. Conveyancing fees

Some first-home buyers are surprised to discover they need to engage a conveyancer, or are alarmed by the price.

Rules around conveyancing vary from state to state, but Mr Sapounas said first-home buyers should be talking to a conveyancer at the start of the buying process.

Mr Sapounas said some buyers didn't even have the contracts reviewed prior to bidding at auction.
Mr Sapounas said some buyers didn’t even have the contracts reviewed prior to bidding at auction.

He said it was common to see first-home buyers making mistakes that could cost far more in the long run than the $1500 to $2000 conveyancing fee.

Many did not understand the difference between pre-approval and actual approval, how much of a deposit they need, and when they could pull out of the purchase of a property.

“A lot of first-home buyers don’t even have the contract reviewed prior to auction,” he said.

3. Government and bank fees

Mr Flavell identifies stamp duty, the property transfer fee, and mortgage registration fee as government costs new buyers need to know about.

When it comes to home loans there’s the loan application fee, ongoing bank fees and the lender’s property valuation to consider.

A slowing market might impact whether on not a buyer opts for LMI, or a 20 per cent deposit.
A slowing market might impact whether on not a buyer opts for LMI, or a 20 per cent deposit. Photo: Dominic Lorrimer

Another potential expense is Lender’s Mortgage Insurance – LMI – which protects the lender from losing money if the borrower defaults on their loan, and the sale of the property doesn’t cover the money owed.

Generally, it’s a condition of borrowing with less than a 20 per cent deposit, and the cost can be included in the loan amount.

Analysis from financial comparison site Canstar shows that first-time buyers who opt for a 10 per cent deposit and LMI as opposed to taking longer to save a 20 per cent deposit could also wind up paying more overall.

It depends on the growth in property values, with 3.83 per cent annual growth being the break-even point for a $500,000 purchase. If growth is slower, buyers could be better off saving the 20 per cent deposit, but if the market moves faster, LMI is outweighed by capital gains.

Capture

4. Moving in, and moving tenants in

Ms Porter said first-time investors often don’t plan for professional cleaning fees.

“When a vendor moves out, there’s not a requirement for how clean the apartment has to be,” she said.

If the property is left in a passable condition, but not clean enough to meet the standards of a rental property, it might require a professional cleaner, and a $500-plus outlay.

Dixon Advisory’s head of advice Nerida Cole explained there could be quite a big “gap in expectation” for new buyers, in terms of what they’re prepared to live with compared to what a tenant expects.

“If you want to have a good tenant, you want to make sure property is presented well.”

When a vendor moves out, there's not a requirement for how clean they need to leave the property.New homeowners may be left to foot the cleaning bill when the vendor moves out. Photo: Steven Siewert

She added that the early period can be a pressure point for investors who expect to receive rent straight away.

“There can be a bit of a delay in the cash flow coming in from the rent. Up front there’s the property manager costs, the campaign to get a tenant – but you are paying interest from day one.”

Owner-occupiers also need to manage expectations and expenses. “It might take you two years to furnish the house properly, rather than racing in and trying to make it look like a Vogue magazine.”

5. Landscaping and repairs

Ms Porter recommends keeping aside $4000 for $5000 as a maintenance slush-fund.

“You can buy a property and suddenly the hot water dies, or the airconditioning dies and you have to replace it,” she said.

Ms Cole said the cost of upkeep for a backyard can come as a surprise for buyers upgrading from an apartment.

“Plant trimmers, lawnmowers, it does add up. When you’re a new home buyer, you don’t have much cash up your sleeve.”

There can be some surprises in moving from an apartment to a free-standing house with a backyard.

There can be some surprises in moving from an apartment to a free-standing house with a backyard.

Landscaping can also be costly, especially for new builds. Ram Venkatagiri, from Financial Quotient, says that the price of structures like retaining walls can come as a shock to some buyers.

“Sometimes they cannot be determined by the builder at outset, until they perform site works after the building contract has been entered into,” he said.

He noted that blinds, curtains and security grilles aren’t always included in the price of a house and land package, adding thousands to the overall cost.

 

 

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09 March 2018
By portermathewsblog


via popsugar.com.au


Image Sources: Laura Metzler and Homepolish

The way Shannon Smith transforms a bare apartment into a cosy home might cause you to confuse her for a magician, or an interior design fairy godmother at the very least. The Homepolish interior designer can do wonders to a space no matter how tight the budget or small the square footage.

The secret to creating a stunning home, she says, is to focus on three things when decorating. “I am a firm believer that you don’t need a lot of stuff to make your space feel finished. If you consider these three things — texture, colour, and scale — you can make any space feel cosy.”

Keep reading to hear what Shannon has to say about approaching each.

  1. Texture: The More The Merrier


    Image Sources: Laura Metzler and Homepolish

    “Add texture with area rugs, drapery, vintage pieces, or natural fibers,” Shannon advises.

  2. Colour: Layer Three


    Image Sources: Laura Metzler and Homepolish

    “Layer colour in your space to add depth, even if it’s neutral,” she says. “I always try to choose three colours — a light colour, a dark colour, and something in between — and scatter them throughout the space.”

  3. Scale: Go Big, or Go Home

Image Sources: Laura Metzler and Homepolish

“Large art pieces, leaning floor mirrors, and big area rugs accentuate the height of the ceilings or the width of a room,” explains Shannon. “If you are worried about living in a small space, focus particularly on this tip as it will usually make your space feel larger.”

 

 

 

 

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26 February 2018
By portermathewsblog


We are proud to announce that we won 2 awards as the “AGENCY OF THE YEAR” in the RateMyAgent 2018 Agent of the Year Awards.  The awards, which are the largest real estate awards in Australia, recognise those agents and agencies that have ranked the highest based on customer reviews and feedback.

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RAVEEN LIYANAGE WON THE THE AWARD FOR THE “AGENCY OF THE YEAR FOR MADDINGTON”

 

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HASI KODAGODA WON THE THE AWARD FOR THE “AGENCY OF THE YEAR FOR BECKENHAM”

Nick

NICK MITCHELL WON THE THE AWARD FOR THE “AGENCY OF THE YEAR FOR FORRESTFIELD”

The RateMyAgent Agent of the Year Awards compare over 32,000 agents and agencies across the country.  They highlight the leading real estate agents and agencies in each suburb, city and state across Australia, and on a national level.

“The RateMyAgent Agent of the Year Awards are the only awards which use verified customer reviews and feedback, so they’re an honest gauge of the customer service an agent has provided,” said RateMyAgent CEO & Co-Founder, Mark Armstrong.  “These awards are the only industry awards to put sellers’ needs first, using customer reviews as a leading indicator of an agent’s success over 2017.”
Our team was also,

  • David Quadros – No 1 agent by recommendation in Ascot
  • David Quadros – No 3 agent by recommendation in Belmont.
  • Greg O – No 1 agent by recommendation in Belmont.

Click below to find out

View our  RateMyAgent profile here.

https://www.ratemyagent.com.au/real-estate-agency/porter-matthews-metro-ak795/sales/reviews

 

 

 

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26 February 2018
By portermathewsblog


via popsugar.com.au

5 Design Trends That Need to Be on Your Radar If You're Renovating in 2018Image Source: GIA Bathroom & Kitchen Renovations

 

In 2018, interior style is all about rejecting conformity to a particular “look” and embracing imperfections. Individual touches have never been so big and anything with a touch of whimsy gets full marks. Basically, 2018 is bringing about the death of monochrome and minimalism and the rise of eclectic hygge-ness.

Here Houzz Australia zone in on what that all means exactly — with a community of 1.5 million design and reno professionals, they seemed the right people to ask.
1. Handcrafted Wall Treatments

Handcrafted Wall TreatmentsImage Source: Suzi Appel Photography

Whether tribal or handmade-looking, tiles that add a handcrafted touch to an otherwise sleek and modern kitchen are on the rise. It takes modern kitchens, which were on the verge of looking like spacecrafts, back to that "heart of the home" space. Bang on for the hygge trend.
Image Source: Space Craft Joinery / Jonathan VDK

Whether tribal or handmade-looking, tiles that add a handcrafted touch to an otherwise sleek and modern kitchen are on the rise. It takes modern kitchens, which were on the verge of looking like spacecrafts, back to that “heart of the home” space. Bang on for the hygge trend.

2. Cabinetry With Personality

Cabinetry With PersonalityImage Source: Woods & Warner

Houzz has seen a rise in cabinetry and handles that give a room character. Oversized and elongated wooden knobs work in kitchens or bedrooms.
Image Source: Kyal and Kara and Wideline Windows & Doors

Houzz has seen a rise in cabinetry and handles that give a room character. Oversized and elongated wooden knobs work in kitchens or bedrooms.

3. Anti Mass-Manufactured Furniture

Anti Mass-Manufactured FurnitureImage Source: Decus Interiors / Justin Alexander

Linen bean bags, curvy lines and puffy sofas culminate to make a non-uniform, more organic living space. This means mixing an eclectic selection of seating and tables in your living areas.
Linen bean bags, curvy lines and puffy sofas culminate to make a non-uniform, more organic living space. This means mixing an eclectic selection of seating and tables in your living areas.

4. Brass Is Still the Metal of Choice

Brass Is Still the Metal of Choice
Image Source: GIA Bathroom & Kitchen Renovations

Houzz are seeing no signs of the metallic trend abating. Copper and gold will still be coveted in 2018, but they predict brass will take the cake.
Image Source: GIA Bathroom & Kitchen Renovations

Houzz are seeing no signs of the metallic trend abating. Copper and gold will still be coveted in 2018, but they predict brass will take the cake.

5. Dual-Material Benchtops

Dual-Material BenchtopsImage Source: Art of Kitchens Pty Ltd.

Kitchen counters and islands that are a mix of marble, concrete or wood rose to popularity on this season of The Block, and that was just the beginning.

 

 

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13 February 2018
By portermathewsblog


via www.domain.com.au

More Perth properties may soon be sold under the hammer.More Perth properties may soon be sold under the hammer. Photo: Peard Real Estate

With the Perth property market in a state of recovery, agents are predicting auctions will rise in popularity in favour of the traditional offer and acceptance sales method.

While latest Domain Group auction data revealed there were 180 auction listings in Perth in November, with a clearance rate of 30 per cent — in comparison to Sydney data for the same month of 4,187 listings with a clearance rate of 55 per cent — there were signs more homes will be sold under the hammer in Perth in 2018.

Domain Group data scientist Nicola Powell said a seasonality effect was obvious when looking at auction data for Perth, where there tended to be more homes for auction in the spring months.

Auctioneers expect to be busier in Perth this year.Auctioneers expect to be busier in Perth this year. Photo: Dan Soderstorm

She said auctions were ingrained in the Sydney and Melbourne vendor market, and as the Perth property market began to recover, auction conditions might improve.

JLL buyers advocate Lachlan Delahunty said “auction” seemed to be a foreign word in WA.

“However, we should start to get comfortable with the process, as it will soon hit our shores,” he said.

“Properties sold under the hammer signify only three per cent of Perth property. Unfathomable when comparing that to the likes of Melbourne and Sydney with clearance rates of 80 to 90 per cent.

“Hot markets attract auctions – like bees to honey, as we have seen in Sydney in the early stages of last year.

“However, this form of selling is certainly no place for a soft market, which Perth has experienced in recent years, recording clearance rates as low as 30 per cent in the final parts of 2017.”

Mr Delahunty predicted if the WA market continued to improve during the first few months of this year, properties in coastal and blue chip suburbs would start to see the benefits of a bidding frenzy.

LJ Hooker national auction manager David Holmes said auction volumes in Perth remained steady and almost unchanged: 1973 in Perth last year, compared to 1964 in 2016.

“Perth is still a long way off the auction volumes of the eastern states – Melbourne recorded more than 50,671 auctions last year (a 19 per cent increase year on year) with Sydney notching 40,281 (a 16 per cent increase),” he said.

“However, at the end of 2017 and already in 2018, our offices have fielded more inquiries from sellers about the opportunities to auction their properties. LJ Hooker Kalamunda Foothills auctioned four times as many properties in 2017 than they did the previous year and expect to hold even more in 2018.

“Data has indicated a shift in the Perth market, with the first positive price recorded in the last quarter for a long time. When markets begin to recover, that’s when auctions rise in popularity as buyers openly compete to determine what new market value is.”

Rob Druitt, First National Real Estate Druitt and Shead principal and auctioneer, said auctions were on the rise in Perth, with buyers becoming more savvy in their understanding of the process.

“It’s unlikely in the short to medium term that we will catch up to the like of Melbourne or Sydney, however, as our market improves we are likely to see more auctions,” he said.

Mr Druitt said there were many benefits to selling and buying at auction.

“For the sellers, it is a quicker sale process and if the property is worth more than we all think, they will achieve it,” he said.

“For the buyers, in what is becoming a more competitive market place for certain types of properties, if they are organised, they have a genuine opportunity to buy the property in an open fair forum as opposed to properties selling off the market or quickly with multiple offers.

“For the market, it is good as it helps to genuinely set the market value of property and provides immediate feedback to the market on sales evidence and interest.

“Also, if the property doesn’t sell on the day of auction it will come on the market post-auction and is available to conditional buyers.”

Acton auctioneer Boyd Fraser said the benefits of auctions included a compressed campaign for 21 days and a 50 per cent chance of selling under the hammer on the day.

“Both buyers and sellers are in the same forum so transparency in the process is guaranteed. There is a significant difference in the number of days on market,” he said.

Western suburbs were popular areas for auctions, but other standout areas included Spearwood, Hamilton Hill and Coogee, Mr Fraser said.

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08 February 2018
By portermathewsblog


via hartpartners.com.au

Parliament has passed the legislation allowing first home buyers to save for a deposit inside superannuation through the First Home Super Saver Scheme (FHSSS) and also allowing older Australians to ‘downsize’ and then contribute the proceeds of the sale of their family home into superannuation.

From 1 July 2018, a first home buyer will be able to withdraw voluntary superannuation contributions they have made since 1 July 2017(up to $30,000 each, with individuals being able to contribute up to $15,000 a year within existing caps), along with a deemed rate of earnings, to help buy their home.

Also, from 1 July 2018, when Australians aged 65 and oversell a home they have owned for at least 10 years, they may contribute up to $300,000 from the proceeds into their superannuation accounts, over and above existing contribution restrictions. Both members of a couple may take advantage of this measure, together contributing up to $600,000 from the proceeds of the sale into superannuation.

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30 January 2018
By portermathewsblog


Author: REIWA President Hayden Groves via reiwa.com.au

After a solid couple of years of subdued conditions in the Perth property market, we can look back on 2017 as a transitional period that brought about the bottom of the market.

Coming off the back of a very soft 2016, the Perth property market regained its foothold in 2017, with stable listings, sales and median house price levels observed.

The stability we are now witnessing across key market indicators is a welcome change.

What to expect in 2018

The forecast for 2018 is that the Perth market will moderately and steadily improve, however REIWA cautions against expectations of rapid growth in either the established housing or rental markets over the coming year.

In 2017 there was an average of 489 property sales recorded each week, which REIWA forecasts will lift to approximately 500 sales per week over the next six months. If sales volumes continue to trend at current levels, listing volumes will begin to fall, creating upward pressure on prices as demand builds.

We saw listings for sale start to level out and decrease last year, peaking at just over 15,000 in early 2017, before reaching a low of just over 13,000 in September.

With new dwelling activity set to decline in 2018, REIWA forecasts the number of properties for sale in Perth to remain at current levels over the next year, a level commensurate with market parity.

Perth rental market

Perth’s rental market also appeared to turn a corner in 2017, with listings declining from 11,000 in January to just over 9,300 by December.

Over this same time, leasing activity levels were strong, with approximately 1,180 rentals leased each week. If this trend persists, the balance between supply and demand of stock will continue to improve in 2018.

In a welcome change for investors, Perth’s median rent price has stabilised at $350 per week since April last year. While we don’t anticipate there will be significant growth to median rent prices in 2018, they’re not likely to fall either with quality family homes in particular in strong demand.

The Perth market is no longer experiencing significant declines in median house and rent prices, nor are we seeing listings for sale and for rent increasing at the rate they once were.

As market conditions improve and confidence returns, competition among buyers will inevitably increase.

If you’re thinking about purchasing your first home, trading-up or investing in property, my advice is to act sooner rather than later and take advantage of the stable and favourable market conditions.

To discuss your valuable investment with our Business Development Manager Sarah Morgan, give us a call on 9475 9622

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25 January 2018
By portermathewsblog


via houzz.com.au

Welcome to our new series, ‘3 Things I Wish My Clients Knew’, where we’ll be asking a range of experts in the design world to reveal three things they wish every client understood, whether it’s answers to questions they’re commonly asked, practical considerations that would speed up the design and installation process, or knowledge gaps they’d love us to fill… plus a useful golden nugget for you to store away in your memory bank.

We kick off with interior designer Stephanie O’Donohue from smarterBATHROOMS+, who talks us through the things she wishes every client knew before starting a new bathroom.

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1. Minimalism is (almost) never cheap

‘Clean, sleek lines’ is what my clients ask for – think single sheets of material, no joins, no handles and no grout lines. The most common misconception I come across is that this is a cheap look to achieve. People are fooled by the apparent simplicity of the aesthetic. But to achieve a truly beautiful, minimalist look the detail in the build needs to be precise.

Some of the simplest-looking spaces I have worked on have been the most expensive, due to the immense detail and meticulous planning required.

 

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Specifying no cabinetry handles often means expensive opening mechanisms or hand-cut joinery. No joins in stone means buying oversized slabs and having an expert stonemason on hand to book-match the ends perfectly. And no grout lines means either huge, expensive tiles that take two tilers to lay (which doubles the labour cost) or porcelain sheets that can only be cut and installed by a stonemason – onto a wall that most likely has to be straightened instead of just packed.

 

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2. Don’t DIY your tiling – ever

It’s just not worth it. Planning the tiling and tiling itself are both art forms. I have seen far too many new bathrooms that only look good when you’re not wearing your glasses. Once you see a crooked tile or uneven grouting it cannot be unseen.

A tiler who plans the space, tile by tile, to ensure the placement of cuts and grout lines will be perfect is worth their weight in gold. You may be tempted to tackle a job that seems straightforward, but don’t do it. Especially if you have contrasting grout.

 

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A good tiler will work more quickly than you could ever hope to, and they will be able to correctly use epoxy grout, giving you a superior and longer-lasting finish than you’d achieve yourself with a regular cement-based grout. They will also be able to disguise an uneven wall or an unsightly edge to a degree.

The tiles and grout are your first defence against water damage. Inferior tiling puts your whole room and subfloor at risk. Step away from the tiles and call an expert. 


53. Tight budget? Stuck for a design idea? Go big!

This is one of my favourite tricks. Sometimes you can’t afford the Rolls Royce of every element in your space. But if you can distract from your more economical, practical design decisions with a wow feature, you can save yourself thousands in upgrading everything unnecessarily.

Oversized handles, for example, can add a touch of drama and interest to an otherwise plain bathroom. Have you got a high bathroom ceiling? Find the biggest pendant light your electrician can lift and fill the bathroom with an object so demanding of attention that it develops a personality of its own. You’ll find it gives your bathroom a real designer edge and detracts from the cheaper elements in the space.

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You could also distract the eye with repetition, where you take one design idea and use it several times over in a space. Do you love penny round tiles? Pick a round basin, rounded tapware, a round mirror and towels with a circular pattern. Repetition of a theme will give the space a cohesive, thought-out feel where every design decision is deliberate.

It will also help you shop better as you won’t fall into the trap of picking 10 things you love and finding none of them work together.

 

7 The one thing I always get asked is…
‘How long does a bathroom renovation take?’ Many people are surprised when they hear that a quality bathroom renovation takes about four weeks. Renovation shows are not reality!

Many people don’t have a spare bathroom they can use while the renovation takes place. If that’s the case for you, plan ahead. Hire a portable toilet or shower from a reputable builder, join a nearby gym (there are often free trials you can take advantage of), or consider renting elsewhere for a month while the job is done.None of these are ideal, but if you’re going to build a bathroom to last 20-30 years, that month of inconvenience will quickly be forgotten when you step inside your gorgeous new space.

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My golden nugget…

Unless it’s a colour other than chrome, a tap is a tap. Something basic will be fine, so don’t spend your hard-earned cash there. Funnel your money into custom cabinetry instead. Having a smart drawer that fits your lipstick collection perfectly, in a colour you love and with a concealed bin, will be worth so much more than the bragging rights for Italian taps.

 

 

 

 

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16 January 2018
By portermathewsblog


via popsugar.com.au

7 Ways to Stop Hating Your Small KitchenImage Source: A Beautiful Mess

 

So what if size isn’t on your kitchen’s side? You know the old “fake it ’til you make it” saying? Well, it applies to kitchen design, too! So, if your cook space’s dimensions have got you down, try these easy, foolproof tricks to make your kitchen feel and look bigger than it actually is.


1. 
Install a Vertical Backsplash

Install a Vertical BacksplashImage Source: Annie Schlechter for Domino

Want to visually increase your room’s dimensions? Simply turn subway tile on its head. Laying out the tiles vertically (rather than horizontally) draws the eye upward, making a kitchen ceiling appear taller than it actually is.

2. Open the Room Up With Open Shelving

Open the Room Up With Open ShelvingImage Source: Jeremy Liebman for Domino

Too many upper cabinets can make a tiny kitchen look top-heavy. Try removing a few and replace them with open shelving instead. Not only will your kitchen instantly open up, but you can show off prized cookware and accessories, too.

3. Lengthen With a Runner

Lengthen With a Runner
Image Source: House*Tweaking

For a quick and inexpensive way to make a kitchen look longer, simply add a graphic runner. Occasionally changing out the runner will give your kitchen a new look with little effort.

4. Save Space With Stools

Save Space With StoolsImage Source: domino

No room for a spacious kitchen table and chairs? Choose a narrow dining table with stools or benches that can tuck under the table. This set-up allows for better traffic flow while avoiding over-crowding your kitchen.

5. Get Your Shine On

Get Your Shine OnImage Source: domino

Even if you are shine-inclined, subtly reflective materials can help a kitchen feels larger by bouncing around natural light. Our faves: lacquered cabinets and reflective backsplash tiles.

 

6. Work With What You Have

Work With What You HaveImage Source: domino

Studio living can be tricky, especially since your living and sleeping quarters are limited to one room. This kitchen makes the most of the space with open shelving, a gallery wall, and even a TV! With clever arranging, you can cook and have your cable too!

 

7. Think Up

Think UpImage Source: hoto by Ditte Isager. Courtesy of Martha Stewart Living. Copyright © 2010.

Short on space? Think up! Pot racks are a great way to free up limited cabinet and counter space. If you’re on a budget, consider this affordable option.

 

 

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16 January 2018
By portermathewsblog


via therealestateconversation.com.au

As an auctioneer, clearly, I’d prefer that every auction made it to the big day. Sometimes, however, vendors opt to sell beforehand because of their unique financial or personal circumstances.

Can you really buy beforehand? 

There has always been some skepticism amongst buyers whether properties are really for sale prior to auction or whether it’s just a price fishing expedition.

In my experience, vendors who are open to selling before auction, generally are committed to the idea if an appropriate offer is made on their property. I generally find there are two types of buyers who make offers before auction.

The first is the buyer who is dipping their toe in the water, so to speak, and hoping to learn the seller’s price expectation. The other type of buyer is one who genuinely doesn’t want to bid at auction perhaps because they’ve missed out on a few properties already and want to learn sooner rather than later whether they’re in with a shot.

Selling before auction happens more often in specific market conditions, of course, but also at particular times of the year like before Christmas.

Some sellers just don’t want to have their properties still on the market over the holidays and for them certainty is more important than going to auction.

So, for those sellers, they are chasing peace of mind more than the best price. Selling before auction can happen in rising and falling markets in my experience. When a market starts to shift to the positive, more buyers tend to make solid offers before auction because they don’t want to run the risk of missing out on the day.

In southeast Queensland at present there are more sales before auction than usual for this time of year, because the market appears to be strengthening. In fact, I don’t think it’s increased this sharply for a number of years. If we use history as a teacher, it may be indicating that the southeast Queensland market is shifting into another gear as we head into 2018. Conversely, when a market starts to cool off, sellers think that they don’t have the same security blanket so they opt to accept offers beforehand.

What are the pros and cons?

Buyers must understand that buying before auction is an opportunity so you really must make your biggest and best offer if you’re serious about securing the property. You can’t try and buy prior by putting your toe in pool – you can only buy prior to auction by diving into the pool.

Don’t make an offer with the expectation that the seller or the agent is going to come back and tell you exactly what their lowest selling price is going to be, because that just doesn’t happen.

They’ll either say you’re close or you’re not even in the same ball park. Also, if a seller is prepared to accept offers prior, it’s unlikely that you will be the only buyer in the running so you must put your best foot forward.

Likewise, if you’re buying a property prior, you almost have to compensate the seller for the risk of them not taking the property to market on auction day. That means that quite often you have to pay a premium because you’re compensating the seller for not going through the campaign that they’ve been advertising for three or four weeks.

For vendors, selling before auction has to involve what I call a #noregretsprice. So it’s the figure that they’re not going to look in the rear view mirror and regret that they didn’t go to auction.

Going to auction could produce a spectacular result on the day if there are a number of competing bidders, backed up by a thorough marketing campaign. The reality is that sellers won’t know what the result will be until auction day – and for some peace of mind is more important, which is fine.

At the end of the day, buying or selling before auction can be a sound strategy as long as the vendor is prepared to accept that a higher price may have been achieved on the day and the buyer understands that they’re unlikely to get a bargain.

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01 December 2017
By portermathewsblog


Office Closure Christmas

Our office is closed from Friday 22nd Dec and reopening on Thursday 4th January 2018.

During this time, If you have a query in regards property management please email your Property Manager.If you have a query in regards to a sale please ring or leave a message with your selling rep.

In the meantime, you may want to visit our website www.pmmetro.com.au for more information

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27 November 2017
By portermathewsblog


Adrian Ballantyne via realestate.com.au

With the real estate market continuing to roll from strength to strength, trying to determine a property’s true value is an ever-present challenge for buyers.

Snaring the property you want while avoiding paying too much is the dream, but how do you make that happen? As a buyer, how do you ensure you purchase at the right price every time?

Some of Melbourne’s leading buyer’s agents share their tips.

suburbs housesBuyers need to know what a property is really worth. Picture: Getty

Know your goals

The “right” price for a particular property won’t be the same for everyone.

For example, a first-home buyer might see a certain price as fair for a property, while an older couple looking at downsizing might be perfectly comfortable paying $100,000 more to ensure they get hold of it.

Kristen Hatt, from buyer’s advocates Woledge Hatt, says being crystal clear about what you want from a property will help determine what your right price is.

“It’s about having a really good understanding of what you’re trying to achieve, and then making sure that property will meet all of those goals, because then you can make decisions around price as well,” she says.

“Understanding what the property is and the likelihood of (a similar property becoming available again), will determine the right price for you.”

How to negotiate a property price:

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Research, research, research

When it comes to determining the right price for a property, there’s no substitute for market knowledge and conducting your own research.

Luke Assigal, from Parley Property Advisory, says it’s important to frame your own market, rather than blindly following the selling agents and their indicative price ranges.

“That includes taking the statement of information with a grain of salt as well,” Assigal says.

“The statement of information gives you a bit of an idea, but there’s been a lot of examples where the indicative selling range is out by 10% to 20%.”

“Look at the location, look at the council area. What is it close to? Is it close to commission housing; is it close to industrial; is it on a main road; what age is the property; has it been renovated in the last five years; what is the aspect of the property; what is the floor plan like? All of these little characteristics add up to what the property’s worth. At the end of the day it’s like a science.”

Get a property value estimate as part of your market research.

researching property prices

Inspect in person

All property knowledge isn’t necessarily equal. While looking at properties and results online will give you some measure of knowledge, there’s no substitute for checking out properties in the flesh, Hatt says.

“Just getting the results of properties doesn’t necessarily tell you about the properties,” she says.

“Sometimes a property sells for a certain price because it has a major structural issue, and you can say: ‘Well that’s why it was cheap’. Understanding more about each property is important.”

Home tips  for buyers:

Capture24

Calculate based on square metres

Some agents are reporting that for many properties, calculating the likely sale price based on the rate per sqm of land is proving increasingly accurate.

Again, it’s about research. If a number of properties nearby have sold for around $5000 per sqm often you can expect a very similar rate for the house you’re eyeing off.

“You can do square meterage, particularly when you’re dealing with larger blocks and development blocks in blue chip areas,” Assigal says.

“You can get access to stats quite easily – most properties have the square meterage listed online.”

It doesn’t necessarily mean the property will be the right price for you, but at least you’ll know how much you’re likely to be up for if you decide to bid.

Use a buyer’s advocate

Studying the market yourself each week is one thing, but consider for a moment that there are people who do it professionally.

buyers downsizers

While the average punter researches properties only when they’re actively looking to buy one, buyer’s advocates/agents have knowledge and expertise built up over many years, and can give an almost instant appraisal of what a property should be worth.

Hatt says that with buyer’s advocates, you’re paying for that superior market knowledge, as well as their ability to sniff out properties based on your personal requirements and circumstances.

“We were chatting to clients the other day and talking about a specific bayside area, and I said that over the last five to 10 years I would have been through 80% of the homes in that area that have been for sale over $1 million,” she says.

“That’s knowledge that you can’t just get by going to a few open for inspections and thinking that you’ve got an understanding. A lot of buyers are only in and out of the market in a very short period of time.”

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27 November 2017
By portermathewsblog


The latest data from REIWA shows 53.4 per cent of sellers are having to discount their property in order to sell and the average amount they’re discounting by is seven per cent.

If you’re on the market or considering selling, you need to adapt to the current property conditions. Otherwise, you may need to discount to achieve a sale, which can lead to significantly longer selling times.

The latest September quarter 2017 data shows it takes on average 70 days to sell a property in WA, so if you want to beat the average you need a strategy to encourage a quicker sale.

Meet the market from the get-go

Pricing your property appropriately as soon as it goes on the market is key. The number one reason why a home stays on the market for an extended period is because it’s considered over-priced by the market. If you want an expeditious sale, you need to be realistic about price.

A suitable price will attract more buyers and, subsequently, more offers and competition. If you’ve not had an offer to buy within the first four weeks’ of coming to market then you need to consider either the asking price or marketing/selling methods being adopted.

Consider expressing the price differently such as a price range or shifting to an auction campaign.

Auctions can achieve a quick sale

Auctions are gaining in popularity in WA and are a considerably faster way to sell, taking an average of 27 days for a seller to secure a buyer. While listing numbers are relatively stable across the Perth market, stock levels remain higher than the long term average.

Selling via auction can help your property stand out from the competition and separate the genuine buyers from those just browsing.

Presentation is key

With good choice for buyers (particularly in select markets), you’ll need to take extra care and effort when it comes to presenting your property. While you don’t need to do a full blown renovation, making mild cosmetic improvements to the property, including the garden and any fencing, can go a long way in attracting more buyers.

Do your research before coming to market

If you are buying and selling simultaneously under similar market conditions, the state of the market is almost irrelevant. While you might not sell for a price you want, you’ll also be buying in a market that offers adequate choice and competitive prices.

When you’ve made the decision to sell, do your research and find out how the market is performing in your local area. Speak to our agents in the areas you’re interested in buying in. They’ll be best placed to give you an idea of what’s going on in and around your area.

There are buyers out there and we know that if your property is priced correctly from the start, it will be snapped up by those eager to buy their first home, trade up or downsize.

Visit our website for more details pmmetro.com.au

 

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27 November 2017
By portermathewsblog


NICOLA MCDOUGALL via domain.com.au

During property transactions, sometimes the seller hasn’t found anywhere else to live by the time they sign on the dotted line.

One of the most common solutions to this situation is renting back the property to them for a period of time, but is it a good idea?

Property Pursuit director and buyers’ agent Meighan Hetherington said the “rent-back” option was more likely in an off-market sale that happened sooner than the seller had anticipated.

Deciding whether to offer a long settlement or a rent-back depends on each party’s circumstances. Photo: Gabriele Charotte

 

Renting back the property to the seller also gave the buyer a stronger negotiating position, she said.

“That’s a really strong position to be in from a negotiation point of view because we can meet the seller’s needs without offering more money,” she said.

“The seller can either have a long settlement with the comfort that they have got the sale or they can have a normal 30-day settlement and they can be cash buyer to jump on any opportunity if something comes up but not have to move before they’re ready.”

It's important for the tenancy agreement to be explained in detail to the seller to prevent any potential issues.It’s important for the tenancy agreement to be explained in detail to the seller to prevent any potential issues. Photo: Lisa Maree Williams

Deciding whether to offer a long settlement or a rent-back depended on each party’s circumstances, but one usually put the buyer in a stronger position than the other, she said.

“You can often negotiate a better price by offering a normal settlement with a rent-back than you can in offering a long settlement,” Ms Hetherington said.

Long-standing Toowong sales agent and principal Doug Disher said rent backs were often mutually beneficial to both the seller and the buyer, such as when the property had been bought for future re-development purposes but the original owner had not found a replacement home.

But he said it was imperative that a formal lease was drawn up if renting back the property to the seller, to ensure the terms and conditions were clear.

“The most important thing in any arrangement is to ensure the terms are legal, clear and precise,” he said.

“It’s essential that both parties understand their obligations under any such arrangement. It is always best to get legal advice before entering into any agreement involving rent-back situations.”

Ms Hetherington said one of the risks with renting back a property was that many sellers had not rented for a long time and often misunderstand their rights and responsibilities as well as those of the landlord and property manager.

It was important for the tenancy agreement to be explained in detail to the seller to prevent any potential issues during the tenancy, she said. Likewise, an entry condition report was imperative.

“The entry condition report is the only piece of evidence that the new owner has to say what state that property should be left in by the tenant when they vacate,” she said.

 

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22 November 2017
By portermathewsblog


Erin Delahunty via realestate.com.au

Property auctions can be intimidating, especially for first-time buyers, so knowing what to do and what not to do is essential.

David Holmes, LJ Hooker’s national auction manager, shares his advice.

private sale vs auction

Four top tips for a successful auction day…

Be prepared

Holmes says pre-auction preparation is absolutely vital to success. Would-be buyers should talk to the selling agent, research comparable properties, decide on a strict price limit and commit to sticking to it, he says.

“Once you’ve inspected the property, know you have a connection and want it, ensure your finances are all sorted and your deposit is ready to go. If your bid is successful, you will be required to pay the deposit on the day,” Holmes says.

“Get all the necessary inspections done before auction day too, because when that hammer comes down, it’s unconditional, with no cooling off period,” he adds.

Capture.JPG

Don’t let nerves take over

The biggest mistake many potential buyers make is turning up to an auction and not bidding because of nerves, Holmes says.

“If you’ve done your homework and know the market value of a property, put your hand up and bid, strongly and confidently. While it can be daunting, an auction is a genuinely transparent process, a negotiation that happens out in the open, with people who want to buy a property,” he says.

“People can have real peace of mind that they’re not paying, say $50,000 over the market value, because it’s all done in public.”

Think about your body language

At an auction, it’s also important to appear confident, Holmes says.

“You need to look confident and essentially, like you have very deep pockets, like you can bid all day long, to deter your competition,” he says.

worried couple

“Don’t be on the phone or looking like you’re out of your depth or stressing out, as other bidders will be able to sense that. Appear very, very confident, put your hand straight up with a decent bid and you’re half-way there,” Holmes says.

Don’t be ‘invisible’

“As an auctioneer, I always go and meet the potential buyers before an auction, to ensure they’re aware of the relevant legislation and terms and conditions. There’s no point trying to hide up the back and not talk to the auctioneer and agent staff,” Holmes says.

“If you’re keen, polite and courteous from the get-go, the auctioneer will be more likely to engage positively with you too.”

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20 November 2017
By portermathewsblog


If there’s one thing that gets a bad rap in design, it’s the studio apartment. Often a rental with very little in the way of space, studios must do it all without room to spare. While it is a tall order, we found a place that does it just right. Tucked away in the Upper West Side of Manhattan, this studio is just as relaxing as it is energising. Keeping rental restrictions and their client Jamie’s laid-back style in mind, designers Lindsay Boswell and Ali Levin of LABLstudio created an urban oasis filled with ideas that anyone would sacrifice square metres for.Mixing earthy and glamorous touches, this “hidden gem” evolved into a room suitable for sleeping, living, and entertaining. Getting creative with the space, Boswell and Levin incorporated unexpected pops of colour using removable wallpaper and made sure every piece served a variety of purposes. The result proves that size isn’t everything! Keep reading for a full studio tour and Lindsay and Ali’s favourite tricks for decking out a small space.

Photo by Matthew Williams via LABLstudio

POPSUGAR Home: How do you create a space for both living and entertaining, especially in a studio? LABLstudio: In studio apartments, it's really important to make sure that you carve out distinct areas for sleeping, living, and entertaining, even if they're all in the same room. Whenever possible we like to make sure there is a proper living area (i.e., a sofa, side table, coffee table), as well as a place where you can sit, eat, or work. Sometimes this means sacrificing some of the "bedroom" to make for a larger "living and entertaining" area.  Photo by  Matthew Williams via LABLstudio

POPSUGAR Home: How do you create a space for both living and entertaining, especially in a studio?

LABLstudio: In studio apartments, it’s really important to make sure that you carve out distinct areas for sleeping, living, and entertaining, even if they’re all in the same room. Whenever possible we like to make sure there is a proper living area (i.e., a sofa, side table, coffee table), as well as a place where you can sit, eat, or work. Sometimes this means sacrificing some of the “bedroom” to make for a larger “living and entertaining” area.

Photo by Matthew Williams via LABLstudio
PS: How do you make a studio livable without looking cluttered? LS: Make sure that all of your main pieces serve multiple purposes. For example, the console that we placed between the windows doubles as a place where two people can comfortably dine, a place where Jamie can sit with her laptop, and a place where she can put her makeup on in the morning.  Photo by  Matthew Williams via LABLstudio
PS: How do you make a studio livable without looking cluttered?


LS
: Make sure that all of your main pieces serve multiple purposes. For example, the console that we placed between the windows doubles as a place where two people can comfortably dine, a place where Jamie can sit with her laptop, and a place where she can put her makeup on in the morning.

Photo by Matthew Williams via LABLstudio
Similar to the living space, the bathroom uses pops of colour to reflect the apartment's earthy, glam vibe. For a personal touch, the designers even switched out the vanity knobs.  Photo by  Matthew Williams via LABLstudio

Similar to the living space, the bathroom uses pops of colour to reflect the apartment’s earthy, glam vibe. For a personal touch, the designers even switched out the vanity knobs.

Photo by Matthew Williams via LABLstudio

PS: We love the wall art. How did you do that? It is from your Femme and Gem collection? LS: The one wall (next to the bed) is wallpapered in our "Gemma" print (in Sapphire) from our "Femme and Gem" collection. It's removable, and you can hang it yourself! For the other walls, we hand painted watercolour pinstripes to add personality and to tie everything together. Photo by  Matthew Williams via LABLstudio

PS: We love the wall art. How did you do that? It is from your Femme and Gem collection?

LS: The one wall (next to the bed) is wallpapered in our “Gemma” print (in Sapphire) from our “Femme and Gem” collection. It’s removable, and you can hang it yourself! For the other walls, we hand painted watercolour pinstripes to add personality and to tie everything together.

Photo by Matthew Williams via LABLstudio
The entryway is proof rental lighting doesn't have to be boring. For an industrial touch, you can find a similar light fixture here.  Photo by  Matthew Williams via LABLstudio

The entryway is proof rental lighting doesn’t have to be boring. For an industrial touch, you can find a similar light fixture here.

Photo by Matthew Williams via LABLstudio

LS: The goal was to give Jamie a cool place to call home — a space that was relaxing yet energizing and a space that reflected her personality. We tried to make the apartment feel as large as possible and use fun and unexpected pops of magenta and purple throughout.  Photo by  Matthew Williams via LABLstudio LS: The goal was to give Jamie a cool place to call home — a space that was relaxing yet energizing and a space that reflected her personality. We tried to make the apartment feel as large as possible and use fun and unexpected pops of magenta and purple throughout.

Photo by Matthew Williams via LABLstudio
LS: In this apartment, we opted to place the bed in the corner and mount a shelf on the wall rather than a bedside table. This allowed for a larger living and entertaining space. If you make the bed the priority, the apartment ends up feeling like a bedroom rather than a real place where you can hang out with friends and entertain. Photo by  Matthew Williams via LABLstudio LS: In this apartment, we opted to place the bed in the corner and mount a shelf on the wall rather than a bedside table. This allowed for a larger living and entertaining space. If you make the bed the priority, the apartment ends up feeling like a bedroom rather than a real place where you can hang out with friends and entertain.
Photo by Matthew Williams via LABLstudio
To maximise space, Ali and Lindsay choose side and coffee tables that double as stools for additional seating. To add personality, they hung a magenta juju (African feather headdress) above the sofa. Photo by  Matthew Williams via LABLstudio

To maximise space, Ali and Lindsay choose side and coffee tables that double as stools for additional seating. To add personality, they hung a magenta juju (African feather headdress) above the sofa.

Photo by Matthew Williams via LABLstudio
PS: Any tips for renters looking to add a personal touch? LS: Do not be afraid to paint your walls or hang some wallpaper! So many people who rent end up leaving their walls bright white. If you keep all of your walls this colour, your place will look like a rental and not like a home. There are so many removable wallpaper options out there to personalise your space. Get your hands dirty and paint or hang the paper yourself — make a day of it, invite a friend or two over to help, and open a bottle of wine! Photo by  Matthew Williams via LABLstudio

PS: Any tips for renters looking to add a personal touch?

LS: Do not be afraid to paint your walls or hang some wallpaper! So many people who rent end up leaving their walls bright white. If you keep all of your walls this colour, your place will look like a rental and not like a home. There are so many removable wallpaper options out there to personalise your space. Get your hands dirty and paint or hang the paper yourself — make a day of it, invite a friend or two over to help, and open a bottle of wine!

Photo by Matthew Williams via LABLstudio
PS: What is one piece of advice you could give city dwellers? LS: Living in a big city can be hectic and overwhelming at times, and it’s important to make your apartment feel like a real home, especially if you rent. Good design doesn’t have to cost you a lot of money or take up a lot of your time. These days, there are a lot of affordable design options out there. Photo by  Matthew Williams via LABLstudio

PS: What is one piece of advice you could give city dwellers?

LS: Living in a big city can be hectic and overwhelming at times, and it’s important to make your apartment feel like a real home, especially if you rent. Good design doesn’t have to cost you a lot of money or take up a lot of your time. These days, there are a lot of affordable design options out there.

Photo by Matthew Williams via LABLstudio
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20 November 2017
By portermathewsblog


Jane Hone via domain.com.au

If there’s one room in your house that needs to be functional, surely it’s the kitchen. So what’s the secret to ensuring that your kitchen works in the most functional way?

Architects and designers agree that if there were one magic ingredient to kitchen design, it would be the “kitchen work triangle”.

For the uninitiated, the work triangle is a design principle in which the three most utilised components of a kitchen—usually the fridge, stovetop and sink—are within easy reach of each other, traditionally in the shape of a triangle. The idea is that you only need to take minimal steps to move between each point.

Ema House. Architect: Evelyn McNamara Architects.Ema House. Architect: Evelyn McNamara Architects. Photo: Jeremy Toth

“The maximum steps are two to three,” says interior designer Fiona Lynch, who has designed hundreds of kitchens, all with some form of work triangle. “Any more than that and you’re going to get a workout while cooking – but it’s probably not good if you’re trying not to burn something!”

Interior designer Pascale Gomes-McNabb agrees. “Kitchens that are planned with the sink, stove and fridge in a triangular formation are generally more efficient and ergonomic to use”.

“You definitely work faster in a well-planned kitchen.”

Hahei House. Architect: Studio2 Architects.Hahei House. Architect: Studio2 Architects. Photo: Simon Wilson

It’s a concept that was first developed in the 1940s by design researchers from the University of Illinois, who gave very specific guidelines on how the work triangle was to function.

There should be between four and seven feet (1.22 and 2.13 metres) between the refrigerator and sink, they said, four to six feet between the sink and stovetop, and four to nine feet between the stove and fridge. There was also to be as little foot traffic crossing the triangle as possible.

Of course, kitchens today are not the same as the standard kitchen of the 1940s. We are seeing more open-plan designs, for example, rather than a separate kitchen, which actually makes the work triangle even more important.

Seddon House. Designers: Red Door Project Photographer.Seddon House. Designers: Red Door Project Photographer. Photo: Shannon McGrath

“People are wanting very large kitchens,” says Lynch. “Often the most functional kitchens are quite small. Some houses seem to be getting bigger, but [you need to make sure] that the triangle still works.”

On the other hand, there are more people living in small inner-city apartments. Gomes-McNabb says that in these spaces, the components might be arranged in a linear style. However, the basic idea of these three points remains.

Architect Brad Swartz suggests making sure the spice rack is within easy reach of the stovetop, and refers to a decent amount of bench space as the “fourth element” of good kitchen design.

Imo's Modular Kitchen. Designers: IMO KXN.Imo’s Modular Kitchen. Designers: IMO KXN. Photo: Toaki Okano

“I’ll typically push the cooktop to one side and the sink to the other side so you can then have a good space between for preparing food,” he says. “Also, a slightly deeper-than-standard bench top is really nice. A standard bench top is 600mm deep, but if you do one that is 650 or 700, you can do two sets of plates, front and back.”

Nick James of Architecture Architecture adds that the bench height should be tailored to homeowners for maximum cooking efficiency and that using island benches in work triangles isn’t for everyone.

“People either love it or hate it because the dishes end up piling up on the island bench,” he says.

Sayes Stock House. Architect: Sayes Studio.Architect Chloe Naughton points out that there should be ample space on which to place hot or heavy dishes and that kitchen designers should be careful when it comes to galley-style kitchens.

“The distance between either side of the kitchen is key to the triangle working successfully,” she says. “If the space between is too large, it seems to interrupt the flow of the kitchen.”

The good news is that once you’ve got the flow of the kitchen down pat, you can set about making the place look beautiful.

“If you get the kitchen design right, you can go to town on the aesthetics,” says James.

Sayes Stock House. Architect: Sayes Studio. Photo: Simon Wilson

 

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