Toomulla – Top Price Property Winner Of The Week – 31 Saltwater Drive – $1,400,000

Image: View of Coral Sea through the kitchen of 31 Saltwater Drive Toomulla Photo thanks: Explore Property

This Week’s Winner - 31 Saltwater Drive Toomulla

This week’s residential property Top Price Winner of the Week features gorgeous panoramic views of the Coral Sea, the Townsville northern beaches coastline and the Palm Islands.

The features and benefits of this property have been explained by the Sales Consultant, Alison Gough from Explore Property in great detail and justifiable excitement. The photographs and storytelling are eloquent and robust to the extent that a further explanation by TREN would be unnecessary.

The only aspect of the story that we could add is the boating access to the Coral Sea at the end of Saltwater Drive. It’s not suitable for a large cruiser, but a small to medium size beach craft, jet skies, dingy or tinny and kayaks could be launched right from the beach near this property.

Ms. Gough describes the property this way.

The property

Image: Beach front view of 31 Saltwater Drive Toomulla
Photo thanks: Explore Property

“What lays behind the spectacular facade of this absolute beachfront home is the undeniably stunning, the north easterly panorama of the Coral Sea and her surrounding islands, be completely immersed in the elevated, 200 degree outlook from every level. The superb ocean backdrop to this property must be seen to be appreciated. Listed in the Top 25 Homes in North Queensland, this ultra-modern estate showcases sheer luxury and size. The peaceful and private surrounds are only interrupted by the sound of waves garnishing the sand.

Architecturally designed and engineered, this custom built 619sqm home embraces the natural gradient of the ocean side cliff face. Spanning three levels, the property has multiple living spaces cleverly incorporated to enjoy the idyllic environment.

Capturing the vast island and sea views from all spaces, while maintaining privacy and seclusion from the street and neighbouring properties. Perfectly positioned in a quiet coastal area renowned for it's fishing and boat access to the Great Barrier Reef, this property boasts direct access to a secluded beach below.

The upper level of this home is devoted to your personal space, comprising three king size bedrooms, all with walk in wardrobes, built in cabinetry and balcony access. The master suite is private and includes a luxury dual ensuite. Similarly, the ground floor caters very well for guests, including a full size bathroom and kitchenette for their convenience. Adjoining the guest spaces, you will find the large theatre room, outdoor games area and access to the swimming pool and spa.

On the the middle level, the kitchen is the heart of this home with two-pac cabinetry and loads of storage throughout, complimented with deep granite counter tops. Fitted out with quality Meile appliances including oven, steam, coffee, microwave, dishwasher and cook-top. Furthermore, Zip water system, walk-in pantry, breakfast bench, Grohe tap wear, insinkerator and more. A purely pleasurable working space for any chef. Bi-fold windows open to service the stainless outdoor kitchen and BBQ area. Also found on this level is the lounge, home office, bar and powder room. A generous entertaining deck, complimented with gorgeous outdoor furniture and that sensational view.

Key Lifestyle Features:

Image: Living room views of the Coral Sea at 31 Saltwater Drive Toomulla
Photo thanks: Explore Property

- Under 30 minutes to the Townsville Hospital and JCU
- Four bedrooms, 3.5 bathrooms
- Two, double lock-up garages with commercial grade tiles
- Separate Home office
- Spectacular bridge access from the garages to the home
- Guest accommodation
- Theatre room and Games area
- Saltwater Pool with Spa and Waterfall feature
- Four person Spa in main bathroom
- Abundant storage options
- Completely air-conditioned with split systems
- Polished spotted gum timber floors, fully tiled wet areas
- Crim-safe to windows

Contemporary Advantages:

- Wet bar and fridge
- Theatre room located between ocean and pool views
- Intercom system throughout and CCTV security at the entrance
- Laundry with Maytag washer and dryer
- Internal storage room with extensive shelving
- Bi-fold doors on all levels
- Commercial grade, energy efficient green glass doors and windows
- C-Bus lighting with Master control
- Surround sounds speaker system to house, pool and decks
- Extensive lighting throughout the home and bridge access, large spotlights to the beach
- Commercial grade ducted vacuum system
- Kubota Generator on stand-by to run the entire house
- Urbanstone Limestone decorative pavers from curbside to garages, pool surrounds, foyer and courtyards
- Full furniture and electrical package is negotiable

Image: Veranda with views to the Coral Sea at 31 Saltwater Drive Toomulla
Photo thanks: Explore Property

The perfect family residence, ultimate holiday home or winter escape, living and entertaining here is a dream come true. This is a rare opportunity to secure an extremely special and unique property. If you work from home, this would be the perfect environment to enjoy a relaxing work / life balance, within a high-end lifestyle.

Set on a 730sqm of absolute ocean frontage, the outstanding features of this property are enviable. 47kms to the CBD, a comfortable 33 minute drive to Townsville Hospital and the James Cook University, while just 20 minutes to major Shopping precincts. Toomulla Beach is a quiet coastal village, away from the hustle and bustle of the city.

A popular destination for fishing, boating, bush and beach walks, or camping at nearby Clementine National Park. The ultimate Holiday Home or Family Residence awaits you. This is the Life, start living it, not just existing...” Ms. Gough said.

Investment profile

Toomulla is a rural residential area in the northern beaches of Townsville. The population in the 2016 census was 183 people and fifty-eight families. 59% of the population are men and the median age is 55 years old. The area has 63.4% of the population that are elderly singles or couples, or they are older couples with children. 53% have no children.

Image: Indoor Swimming pool at 31 Saltwater Drive Toomulla
Photo thanks: Explore Property

The suburb has very little sales and rental activity with just seven properties sold in 18 months which is an inadequate sample to derive a reliable median price. The median rent is $250 per week as of August 2016 and $185 per week in 2011.

The sale of this property at $1,400,000 is unique and could not be considered as a comparable property in a price assessment perspective.

Therefore, TREN is not able to provide our usual investment analysis of this property and suburb.

The $1,400,000 price has set a benchmark for this suburb and could have a positive impact on properties that have similar qualities and location aspects to the views and waterfront.

Essentially, Toomulla is a fishing village 47 kilometres from Townsville.

40 percent of properties are owned outright, 33% have mortgages and 22% of the population are renting.

Compare last week’s winner

Top Price Winner of the Week - Toomulla - $1,400,000

Further reading:

Guide to selling a luxury home

Guide to 22 knockout marketing tips to sell a home

Top Price Winner of the Week - Idalia - $580,000

Top Price Winner of the Week – Castle Hill – $955,000

Townsvillians giants in education, individualism and indigenous culture (2016 Census)

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Idalia - Top Price Winner of the Week - 13 Petrie Way - $580,000

Image: TREN Emagazine - Patio and Pool at 13 Petrie Way Idalia Photo: Living Here

This week’s winner

Idalia has developed from a light industrial suburb to become one of Townsville's fastest growing suburbs. The Fairfield Waters development saw the construction of nearly one thousand homes. Many of the homes are designed to executive standard with large floor areas, en-suites, 4 bedrooms and quality finishing.

This week’s residential property Top Price Winner of the Week has all of the features families have come to enjoy and need space, comfort, convenience, and security.

The property sold for $580,000 which is $165,500 above the current median house price at $414,500 for the suburb. Despite the seemingly positive price outcome, Idalia has seen a 22 percent drop in its median price since Dec 2015. The property was priced at $640,000, which represents a discount of $60,000 or nearly 10 percent.

Idalia has been impacted quite heavily by the difficult economic conditions in Townsville overall and the losses of families and residents moving away from the area have contributed to an unemployment rate above 10 percent.

This suburb has a population of approximately 3600 as at the 2011 sensis but is now closer to 4000 with further developments happening since then.

The property

The marketing agent, Ms. Tracy Crome Principal of Real Estate Agents Living Here at Hermit Park, said: "The owner of the property was an absolute joy to work with and the family that bought the home are very happy."

Ms. Crome describes the property as an "Executive Home plus Amazing Man Shed." She said:

Image: Front view - 13 Petrie Way Adalia Photo: Living Here

Positioned in a prestige area just minutes from everything including walking tracks around the lake and 5 minutes to the city, this executive home assures privacy with no impact from neighbours. It is low maintenance yet enjoys lush tropical surrounds. 

This beautiful home has been built by Award Winning Builder, New Home Solutions, and includes raked ceilings to living areas, granite kitchen , extra large garage, large theatre room, swimming pool, garden shed and a 'Man' Shed that every man will love!!!!

Features Include:

- Four bedrooms (main with ensuite and walk-in-robe)
- Fully air-conditioned and security screens 
- 34 sqm games room / workshop area, insulated and air conditioned with bathroom
- 2 metre deep swimming pool with self cleaning cell and coloured LED programmable lighting
- 5kw Horan & Bird Solar Panels
- 692m2 corner block for side access to the shed
- Separate media room, lounge and dining room
- Designer kitchen with granite bench tops
- Automatic garage 
- Low maintenance landscaping with automatic irrigation system
- Relaxed lifestyle living

Investment profile

TREN’s research has identified that the suburb of Idalia has a population of approximately 3600 people as defined in the 2011 sensis. Between 2006 and 2011, the suburb grew in population by approximately 1600 people.

This property is an example of the valuation difference that exists when new homes are purchased at retail prices directly from the builder and sold as 1st and 2nd generation houses on the property sales market over a relatively short term. The sale of 13 Petrie Way Idalia is a 2nd generation property.

For example, the last sale of this property occurred in April 2013 for $640,000. The land was sold originally for $172,900 in May 2007 to the builder or new home buyer. The dwelling was built between 2007 and 2013, most likely around the time the Fairfield Waters shopping centre was built in 2008. The value of the build (under builders’ contract) is not disclosed. The 1st generation owners most likely lived in the home for approximately 5 years until it was sold in April 2013.

 

Image: Google Map of Idalia Townsville

The next owners, which are the 2nd generation owners, bought the property and most likely lived in it for 12 months as a principal place of residence before putting it on the rental market for $580 per week, attracting the federal government's capital gains discount and negative gearing provisions.

The property was again put on the market in Aug 2016 without sale or settlement and again in January 2017 until it finally sold and settled on 16 June 2017 as our Townsville Weekly Price Winner. The property is now a 3rd generation home.

The suburb represents excellent value. Yet first home buyers of established homes are not eligible for the first home buyers grant if they were to buy this property. In spite of the $20,000 new home buying incentive, the discounts being experienced in Idalia are worthy of both investor and first home buyer attention.

In this example, the buyer has achieved a minimum $60,000 discount as the property sold for $640,000 on the open property market only 4 years ago, and approximately 9 years after the house was originally constructed.

The increase in the population of Idalia occurred when the Fairfield Waters housing estate was created in 1998. The most significant growth occurred when the Fairfield Shopping Centre was developed in 2008.

The suburb has a current median house price of $414,500, down approximately 10 percent from $460,000 over 12 months ago. Units in Idalia have a median unit price of $240,000 down a massive 40 percent over the past 12 months from $405,000.

The sale price achieved for this property of $580,000 will have a positive impact on the median house prices in Idalia as it exceeds the current median house price for the suburb. Approximately 64 house sales have been recorded in Idalia over the past 12 months.

The median rental price for houses in Idalia is $410 per week producing a yield of approximately 5 percent from 194 tenanted properties in 12 months. Units have a median rental price of $330 per week producing a yield of approximately 3.7 percent from 31 tenanted units in 12 months.

Idalia has a desirable lifestyle for couples and families with shops, schools, university and well established landscaped streets and water side walking and bikes paths in the area. Maturing, established and older couples and their families make up 58% of the population. Independent youth makeup 11% and established independent people make up 11% of the population.

The old Ross River meat works in Idalia is of heritage significance. It closed down in 1995 after 103 years of operation. The chimney of the old meatworks has been retained. The meat works have now been demolished. The suburb supported workers in the meat industry, including the establishment of a meat experiment station in 1914 until it was taken over by the CSIRO in 1932. During the second world war, a military camp was established in Idalia.

The Oonoonba Primary School has taken enrolments since 1920. The current location of the school is approximately 300 metres walking distance of this property which was established as a new school in 2002. Southern Cross Catholic School is 1.5 kilometres and three other schools are located 2 to 2.5 kilometres from the property. James Cook University and Australia's largest army base, Lavarack Army Barracks, is approximately 5 minutes drive from the property.

The demand for housing in Idalia has increased over 100% since prices have reduced over the past 12 months. Over the same period, demand for rental accommodation has been steady. Prices for rental properties have also been steady while housing sale prices have reduced by nearly 10 percent and unit prices have reduced by nearly 40 percent.

Previous Week’s Winner

Castle Hill - 18 The Point - Top Price Winner of the Week - $955,000

Further reading

Guide to selling a luxury home

Guide to 22 knockout marketing tips to sell a home

Top Price Winner of the Week - Mysterton $755,000

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How to stay up-to-date

Do you have an opinion about real estate pricing or marketing?

The TREN community wants to hear your story.

Become a subscriber to TREN eMgazine and be the first to receive local breaking stories, analysis and opinions on the Townsville real estate market.

Guide to 22 knockout marketing tips to sell a property

Setting the scene

Most real estate agents putting a property up for sale should understand the goal is to sell it in the shortest amount of time, for the most money and with minimal costs to the client or seller. Of course, achieving these goals is easier said than done.

Houses do not sell themselves!

Extra attention is needed for properties that are not polished and ready for presentation. A perfectly presented property pitched just below market price is a walk in the park to sell. For real estate agents, these factors are the perfect opportunity to make a quick buck.

These opportunistic sales are not normal and the sale process requires diligent effort and skill on the agent’s behalf while receiving meaningful direction and support by the owner.

Therefore, all of these sales and marketing techniques bring out the best in all parties to get the home sold and to achieve the stated goals.

Purpose

This brings us to the purpose of this Guide to 22 knockout blows of marketing to sell a home and achieve the project goal of achieving the highest price, within the fastest time and with minimal cost and disruption.

Many people including real estate agents get lazy, or they have competing priorities when selling the property within a community vying for their time.

Some real estate agents get comfortable and aim to do as little as possible. The most professional conscientious agents will go over and above what is expected by the client because their work ethic is honourable.

These marketing tips provide a guide to homeowners and agents to get the job done. Follow these tips in the list provided below and you will significantly increase the probability of closing a sale contract in a timely manner.

1. Shop around for an agent

Finding the best agent is critical. Taking this process seriously will save you thousands of dollars and avoidable lost time. Interview at least 3 real estate consultants in your search.

2.    Get the price right

Finding the right agent and setting the right price is the number one priority for a home seller and agent. It is close to the top of the list because it is the highest importance. Achieving your project goals starts with the right decision at this point.

3. Qualify the agent's online brand

Agents that do not have a wow factor on their website, or don't have a website at all, are not worthy of your business. We live in a digital world so the website is an essential tool for a great agent.

4. Check agents record

What is an agent's current listing count? What are the average days on market? Does the agent have a great strike rate meaning ratio of houses listed v sold? What is the average discount rate or price drop record? Checking online rating systems is not the answer because they are often manipulated and unreliable.

5. Validate agent record

Just like recruiting an employee, check their experience by referencing other people that have worked with the agent. Be careful of agent recommendations.

6. Select agent based on partnership mindset

Working with the right personality that makes you feel positive they can get the job done, demonstrates their wares and satisfies your instincts of professionalism and a “no bullshit” approach is an agent with a partnership mindset.

Remember you pay for what you get so don’t focus on commission negotiation with the agent, before, during or after the project, unless they raise the idea. An agent leading their strategy based on their commission discount, unlawful or unethical tactics is a sign to get out of dodge.

7. Ask lots of questions

Find out how the agent will market your property. Online web and social media, traditional media like newspapers, flyers, database mining - tap into existing buyer pool, etc. Check what has been done with other sellers.

8. Review write-ups

Storytelling is a critical skill. Look for existing write-ups by the agent to determine creativity, structure and persuasive selling descriptions. Are they engaging and well done?

9. Photography

A picture tells 1000 words. Great photos are a must. Ask if they are produced by a professional photographer. This is the most important communication technique as well presented property online creates the only first impression sometimes.

10. Video

Using video showcases a property with motion and character. With photography and great write-up, the video can bring a property to life in the digital age. Does the agent use video?

11. Photo carousel

This is an excellent way to present photos if the video is too expensive, or you are in a remote area where professional video producers are not available.

12. Floor plans

Questions about space and layout of the home design add technical expertise, buyer trust and certainty. This technique is increasing in popularity in the digital age for busy transit buyers with families, furniture or home-based business buyers. Does the agent compile floor plans?

13. Agent blog

Online search engines like Google love content. A blog extends the reach of the property profile on the internet. It offers a way to personalise the story of the property. All media can be used as a public relations piece. Does the agent contribute to internal and external blogs?

14. Video enabled drones

Drones are used for video and photography giving a bird’s eye view of the property and surrounding suburbs. They are all the rage at the moment, and if used wisely, provide a wow factor many agents without the technology struggle to match.

15. Virtual reality

Virtual reality is the latest technology allowing buyers to walk through a property in virtual 360-degree reality using their smartphone sitting on the beach. With a set of goggles and the right smartphone, buyers get a whole new perspective on the property.

The camera to produce the 4-dimensional image for virtual reality can be expensive, but professional photographers are adding them to their suite of services to agents. Is the agent leading innovation?

16. Shortwave radio

Close range radio transmitters enable audio snippets to be broadcast of the property features to passing buyers, within 100 metres of a property on the street. All cars have a standard car radio receiver. Good for multiple dwelling campaigns combined with front of property signage and in-house brochures. Single dwelling campaigns this may not be viable.

17. Social media

Facebook, Twitter, Google +, Instagram, Pinterest, Youtube, etc. can have a big impact on inquiries received about the property by the agent. They are both push and pull messaging tools that enable targeted advertising and are relatively cheap. Does the agent have at least 500-1000 followers?

Note: sometimes technology that takes away the personal contact of an agent is unfavourable

18. Brochures

Having an excellent point of contact colour brochure is a must for an agent and private seller. It sets the tone and mood of buyers if they are given a gift or tangle paperwork to reference before, during and after viewing the property. Multi-list brochures, especially black and white, in the agent’s kit are a warning sign to steer clear.

19. Mailouts

Just listed campaigns in the form of personal letters, post cards, courtesy notes to neighbours helps sell your home because they either have family or friends seeking to move into their neck of the wood. Also, neighbours have a vested interest in the street getting the highest price. However, be aware of self-promoting agents because they leverage these campaigns to win new listings. Does the agent do mail outs?

Note: Agents suddenly listing multiple properties in your street after your mail out campaign can be an undesirable situation. Although competition is healthy, it may impact on your goals.

An honourable agent will provide you full disclosure of any conflicts of interest. It could also be a sign the agent is the right agent because they are genuinely better than other agents on the block.

20. Property website

Creating blog sites in Blogger or Wordpress is free. Having an exclusive property website gives more options to market and promote the property online.

Agent blogs can achieve the same diversity but this option is more creative if you don't have a blog.

21. Open houses
Open houses these days become more about an agent listing drive, gaining more business. In a digital world, open houses are not necessary unless convenient on the day of an auction strategy for example. Inspect by appointment is suitable. If you do open homes, protect your valuables.

22. On property signage

Signage prominently displayed at the front of the property with “For Sale” and the agent's contact details, a signature photo and list of selling features is great. This signage can display QR codes, digital listing numbers and a short wave radio channel number. Local laws may prohibit signage. Does your agent use the front of property signage?

Conclusion

It's important that you follow all of the tips above to get the knockout blow in your marketing campaign. A more detailed breakdown of each tip is available in our "Guide to rocketing to a property sale with the best marketing plan." 

Check out more available marketing guides that will bring your game to another level.

Guide to selling a luxury home

Do you have a question about real estate marketing? The TREN community wants to hear your story.

Become a subscriber to TREN and eMagazine and be the first to receive local breaking stories, analysis and opinions on the Townsville real estate market.

It’s free to join now.