Living Edge

Neutral need not be bland

14 May, 2019 by Living Edge

Living Edge Interiors had the pleasure of styling the interior of this stunning showhome by Masonry Design Solutions. Achieving this look long term is easy by the availability of furniture packages by Living Edge. Walk into your new home and marvel at the stunning interior that has been professionally styled and yours to enjoy.

This project was a particular delight to be involved with due to the excellent choice of Resene colour palettes and the attractive design of the home.

Designed as a showhome for Masonry Design Solutions (MDS) to demonstrate the quality of their handiwork, this impressive property overlooks the North Shore Golf Course in Auckland’s Albany neighbourhood. But thanks to a carefully chosen Resene colour scheme, the house also shows how to use a versatile colour palette in a manner that’s anything but monotonous.

The design team’s colour selection reflects a subtle play on a black and white theme with the idea that, were someone to move in the very next day, the home’s style could easily suit just about any style of furnishings. This simple scheme was achieved with Resene Ironsand being the darker contrast and Resene White Pointer and Resene Stonehenge as the lighter base colours. The result is a striking interior that maintains a degree of paired back elegance – and, looking through the gorgeous photos, it likely comes as no surprise that it has since found a family to call it home.

Showcasing three large living areas, including an open plan family dining area with a bar and wine cellar and a cinema room styled as a formal lounge, the home features the same emphasis on indoor-outdoor flow that MDS homes are known renowned for. The expansive outdoor living area features a fireplace, outdoor kitchen, underfloor heating and ceiling heating for year-round entertaining overlooking the heated swimming pool.

“The open-plan living/kitchen/dining room is painted Resene Eighth Stonehenge with a panelled ceiling and trims in Resene Half White Pointer. If you like the look of the soft pinks in this scheme, try adding in accents or accessories in Resene Ethereal or Resene Shilo.”

The open plan modern kitchen connects with a full walk-in butler’s pantry. A study, guest bedroom with ensuite, powder room, laundry and large double garage complete the ground floor. The upper floor consists of an expansive main bedroom suite with full dressing room and ensuite with large freestanding bath and Juliet balcony overlooking the swimming pool. There are also two other luxury bedrooms, a family bathroom and large storage. The mature gardens and extensive landscaping give a sense of permanence and finish off this magnificent house.

“Painted timber paneling was painted with various strengths of Resene Ironsand, depending on the intensity the rooms required,” says Mark Wilson, Director of MDS. For instance, the design team wanted to achieve a less reflective and moody aesthetic in the media room, which led them to choose Resene Stonehenge on the walls and Resene Half Ironsand for the ceiling paneling.

“In the main bedroom, where we wanted a softer approach, the walls we went with Resene Eighth Stonehenge for the walls and the paneling was painted Resene Quarter Ironsand.

The master bedroom stuns with batten features on the wall, in Resene Quarter Ironsand, and ceiling, in Resene Half Ironsand. The rest of the walls in the room are painted Resene Eighth Stonehenge and the remainder of the ceiling and trims keep the space feeling light in Resene Half White Pointer.

The cinema room, styled as a formal living area, is painted Resene Stonehenge with a batten feature wall in Resene Half Ironsand. The trim on the left wall and the ceiling are both in Resene Half White Pointer. If you want to add in a soft on-trend yellow like the one in this space, try incorporating accents and some accessories in Resene Thumbs Up.

The cinema room, seen from a different angle, is painted Resene Stonehenge while the ceilings, barn door and trims are all finished in Resene Half White Pointer.

The walls of the second and third bedrooms are both painted Resene Half Stonehengeand feature trims and ceilings are painted in Resene Half White Pointer.

The walls of this hallway are in Resene Eighth Stonehenge and lead into the master bedroom and dressing room, which are also painted Resene Eighth Stonehenge. The trims, door and ceiling are all painted Resene Half White Pointer. To create a similar mood at home, try painting the legs of a wooden console table in Resene Noir and add accessories in a green-hued taupe like Resene Collins Wicket.

To see more of MDS’ work, visit their website.

Blog post credited to Habitat by Resene

Photos by Mike Hollman

Step inside Sharon’s Sanctuary

26 April, 2019 by Living Edge

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Stay Calm, It’s a Great Time to Buy or Sell

10 April, 2019 by Living Edge

After several frantic years of rapid growth and strong prices, Auckland’s real estate market has taken a breather. Over the past couple of months, the regions have played catch-up and marched on furiously, buoyed by strong tourism and more affordable options, while in Auckland, we’ve seen a slight cooling.

It’s “an extremely flat market and properties are taking longer to sell,” says REINZ’s Bindi Norwell.

But nothing like Sydney where over-heated prices have dropped 11.4% since their peak of mid-2017. High immigration and an overwhelming shortage of housing ensure we won’t see price drops like that here.

However, days on the market is now up to 57 in Auckland, the highest it’s been since February 2009. That’s nothing to be alarmed about, says Bindi. In fact, she points out, the economy remains strong and the market is stable. The current market offers many positives whether you’re buying or selling.

Check out prices in the Auckland region and they’ve been sitting at around $850,000 for 22 months and only gone slightly up or down in that time. That’s about as stable as it ever gets.

“The impact of changing regulations like the anti-money laundering laws has been a big process for consumers to get used to. Then there’s the uncertainty around a possible Capital Gains Tax. It’s impacted confidence. People sit and take their time to move.

“Overall for February, Auckland prices went down just .6%. That’s minimal. It depends where you’re looking. Auckland City prices actually increased 3.9% year on year to $1 million. They’re the highest price they’ve been for 20 months. Whereas Rodney and North Shore City fell .8% and .2% respectively to $868,000 and $988,988.”

The longer selling times are good news for buyers as it gives more time to look around and to do your due diligence. Whereas the pressure is on as things are being snapped up fast in the regions, Auckland’s inventory of property for sale is good. It offers plenty of choice and that’s a positive too.

Of course, there are still expectations of prices, says Bindi. Buyers see a slower market and expect to find a bargain. Seller’s won’t budge until they get the price they had in mind. “We’ve had years of strong growth,” says Bindi. “We’re going through a process buyers and sellers need to find a balance. It’s about being realistic.”

For those with an existing home who want to buy before you sell, it’s important to work out your risk level. Look at organising a longer settlement or you’ll probably need bridging finance. And that can be expensive if you have two loans. If your current home sells for less than expected, you may end up with more debt than you planned for.

Making your purchase conditional on the sale of your existing property is fairly standard in property sales agreements. It gives you time to market your home for sale. But you’ll need to make sure your offer appeals to the vendors of the property you want to buy. When they’re considering your offer against another with minimal or no conditions, chances are they’ll accept the other offer over yours. And you can’t bid at auction unless you can make an unconditional offer.

If you have bought first, don’t sell your own home by negotiation, says St Heliers Barfoot & Thompson agent Paul Neshausen. “Go for a campaign with a short timeframe. An auction with a three or three and a half week programme drives urgency.”

Talk to the bank or finance company about your options and have a back-up plan, says Bindi.

For first home buyers, this market is a fantastic opportunity with apartments popping up all over the city. Years of gentrification has seen an improvement in general housing conditions and the Unitary Plan has created many more affordable options. Plus, interest rates are as low as they have ever been.

Though as property commentator Ashley Church points out, “you have to be pretty robust financially because the banks will make you jump through the hoops to get it.”

Get clarity around access to funding before your start your search. Seek a number of opinions from people you trust. There is a lot of information online about what’s available. It’s about doing your homework, says Bindi.

If you’re selling first, understand that you need realistic expectations. Work out who would love to buy your home and present it perfectly pitched to your target market, says Paul. “That means staging it and taking care of all maintenance issues.”

He recommends a far reaching advertising campaign with a combination of print and digital marketing on New Zealand and international or Chinese websites. And get your LIM and a Building Report sorted. “Clearly the key aspect, whether you’re a buyer or seller is to have an experienced salesperson who can guide you through the process.”

The notion that it’s better to sell when your garden looks better in summer doesn’t work, he says. “I’ve never got less money for a home because it sold in winter. And right now, a lot of ex-pats are returning. They don’t care what season it is here. They just want to buy.”

Any time that you’re buying or selling can be stressful, says Bindi. “But it’s also exciting. It’s about understanding the market. Look at what’s been selling in your area. Get a valuation so you know where you stand before you go to the market.

“There is lots of information and resources available. The more you get skilled up on it, the more empowered you are.

“Sometimes, selling takes longer. But that’s Ok. Above all, keep a rational head. Don’t panic. It’s a great time to buy or sell.”

The home of Dame Trelise Cooper

11 March, 2019 by Living Edge

Dame Trelise Cooper offers a glimpse inside her colourful Auckland home

The table is set. Ultraviolet anemones, ruby red anthuriums and winter white orchids spill down a hanging candelabra and out of the gold vases below. Beside them are stacks of pink Versace plates, ornate glass bowls full of dragon fruit and an eclectic mix of candlesticks.

At her Auckland home, reclining on a vintage, leopard print-upholstered chair, is Dame Trelise Cooper. She’s wearing a collared jacket and figure-hugging dress by her eponymous brand – a brilliant shock of green with its own embroidered anemones and garden roses. This, and the daffodil yellow fabric fashioned into a tablecloth are next-season designs. She may fill her homes with antiques, but the dame is always ahead of the times.

Today, she’s welcomed Simply You into her Orakei abode to spill some secrets of the entertaining type. “There’s no better way to come together than around a table,” she says. “It’s a coming together of friendship and love, and I like to celebrate that.”

Flowers and ambient lighting are always on the table, a Spotify playlist in her guests’ favourite genre playing in the background. “I like to honour my guests with a little bit of theatre and a little bit of sumptuous glamour if it’s a full-on dinner party. Whenever I set a table, it’s always thought out, but that’s the pleasure of it for me.”

Trelise’s cooking style is, like her clothing designs, layered with plenty of flavour. From her favoured French-style duck confit with cherry jam to an Ottolenghi-inspired chicken with Middle Eastern spices, which she recently cooked impromptu for a friend’s birthday, ask the creative about any dish and she’ll be able to give you an enthusiastic recipe, punctuated with affirmations of “delicious”, “ fuss-free” and “wow-factor”.

While she’s the epitome of glamour, both in front of Simply You’s camera and in daily life, Trelise isn’t afraid to roll up her sleeves. “I do find I always have my hands in the sink,” she admits. “I feel good in the kitchen. It’s my hangout place, more than anywhere.”

She’s the hostess with the mostest, but Trelise can be easily distracted when the conversation, and the Champagne or chardonnay, flows. “We could have a flambé dessert without meaning to quite often because I would have put it in the oven and forgotten it,” she laughs. It’s this relaxed, carefree entertaining style that has led to many evening drinks rolling into high-spirited dinner parties

Of course, the location plays a big role in the entertainer’s theme, whether this be her charming Orakei bolthole, historic beach cottage in Leigh or picturesque French home, located in a small medieval village near Toulouse.

When in New Zealand, Trelise and her husband, Jack Cooper, spend weekends at their beach house, where mismatched plates and palm-leaf platters cover the table for more casual dining occasions.

The property’s certainly rustic, complete with a kitchen from the 1960s, and Trelise describes it as paradise on earth. “We’re right on the water and we’ve got a huge garden that’s rambling. There are old fruit trees – lime, lemon, avocados and figs – and we’ve planted lots of fragrant flowers and herbs.”

Their other holiday home in France, where they escape to every New Zealand winter, has a similarly easy-going feel, with a summer vegetable garden. Trelise is often rustling up meals for visitors and neighbours, who sit down for a rosé at the long garden table and promptly lose track of the time.

Parts of the house, which they’ve been slowly renovating, are over 600 years old and it’s naturally very eclectic – and potentially haunted. Trelise likens her kitchen in France to a camping kitchen. It’s temperamental, but it hasn’t stopped her feeding a small village – including having 90 people over for her son Jasper’s wedding, and about 60 guests for her husband’s milestone birthday. This year, she’s finally demolishing the kitchen to make way for the new.

The designer is almost constantly travelling for work, and some play, and she takes every chance she gets to expand her worldview. “I love travel for how it informs me; how it inspires. And I love going to new supermarkets – they’re like living museums.”

Some of her favourite places to visit are the sacred churches in the area around Toulouse – “Old and ornate with stained-glass windows, gorgeous saints, candelabrums and candlesticks…”

Most of Trelise’s antique finds, including luxuriously large Limoges teacups and vintage linen and tea towels from the abbeys, make their way to her Orakei home, while pieces from New Zealand end up in France.

The calming, all-white walls of her Auckland pitstop have become a gallery of sorts for a collection of iconography, from a wall of wooden crosses to a congregation of saints that are stationed about the home. “Even though we’re not religious, I live a very spiritual life. Both Jack and I love anything that’s from an altar.”

There’s also a sense of play throughout the home. Olden-day skittles greet you at the front door and century-old Champagne riddling racks and marionettes hang beside the dining table. A pillar near the kitchen has been replaced with an old French wooden one, a new form of art. “We used to collect New Zealand paintings, and love them, but we’ve moved on to more ancient things.”

Three of the home’s six bedrooms have been converted into wardrobes for Trelise – one is entirely reserved for heels and handbags. The guest bedrooms, on the other hand, are at the ready for visitors, including her step-daughter, who stays most weeks.

Trelise met her two stepchildren, Nadia and Jacob, when they were four and five and they are now in their 40s. She says being a mother is the most significant job she’s ever had. “Family is the most important thing, and it’s important to do whatever it takes to maintain a family unit.”

The New Zealand fashion icon and feminist, honoured with a damehood for her services to the industry and community, believes in the power of women. She creates feminine, but not fluffy, designs to give her customers confidence. “Every new collection, I try to surprise and delight,” she says. “There’s a story behind every fabric and every idea. I want women to have beauty every day.”

It’s clear that Trelise eats, breathes and sleeps fashion. Luckily, Jack is also very passionate about the brand; he has always worked in the fashion industry and is now a major contributor to the company.

Having founded the all-encompassing fashion brand 35 years ago, the doyenne’s goal is to keep evolving in the feverish-paced business of fashion. She’s acutely aware of the responsibility of being a business owner, employing 120 people in her own company and supplying more than 200 independent retailers in Australasia.

The stylish entrepreneur’s tight blonde curls – which we’ve styled slightly differently for today’s shoot – are the most distinctive in the industry, helping audiences spot her from one end of the runway to the other. But for the designer they’re just the quickest and easiest way to get ready in the morning. “I do believe in going with what you’re given and making the best of it.”

At 61, her impeccable complexion can be attributed, in part, to her commitment to La Mer skincare. “I’ve been using the original La Mer cream for everything, for ever.” When it comes to makeup, colourful MAC is top of her list. Another of her secrets is to make sure she has a spray tan on a regular basis, from Epsom Spray Tans.

With a wish to celebrate each day, she employs a few tactics and life mottos to help her make the most of every opportunity. “The way I say it to myself is: everything happens for my highest good, and what I mean by that is that there’s a gift in everything. Life is never straightforward or easy but I try to look for the gift, and be grateful.”

Words by: Jessica-Belle Greer. Photography by: Olive Kirkpatrick.

Article by Simply You

Housing Market UPDATE

27 March, 2018 by Living Edge

The housing market has been cooling and one expert says the stability in the sector has given buyers, sellers, investors and owner-occupiers the ability to make financial plans. However, with an easing in home-loan restrictions and the new Government settling in, some are seeing activity start to pick up, raising the question of where the market is heading to from here.

Mike Bayley Managing director, Bayleys Corporation

The residential property market in and around greater Auckland is delicately yet comfortably poised in a state of equilibrium. In essence, it’s a static market.

Prices are up slightly around 1 per cent year-on-year, while the inventory of housing stock for sale (the number of residential listings minus sales) is sitting virtually bang-on its long-term monthly average.

Mike Bayley , Managing Director of Bayleys. Photo / Supplied to NZ Herald

Further balancing out that supply-and-demand equation, demand has been tempered since its peak.

A number of local buyers are now out of the market as a result of lending regulations introduced by the Government and the RBNZ — even though those restrictions have been relaxed.

Secondly, there has been a slowdown in foreign buyer interest driven by restrictions in moving funds out of China.

Additionally, with average rental yield rates sitting around 3 per cent for investors, many in that sector have been looking at other opportunities — the commercial property sector, equities, or paying down debt when their fixed rate mortgages come off.

Some six months of stability in the housing market had set the groundwork for the coming year. Or at least it had until the global equities realignment which sent tremors around the world early last month.

While NZ’s sharemarket was spared the rollercoaster revaluations seen elsewhere, we noticed the nervousness here did have the effect of sending many investors back to the relative security of houses and apartments.

Any refocus on residential property as an investment class will have been positively underpinned by the reserve bank’s decision last month to keep the official cash rate in its status quo.

Christ Kennedy CEO, Harcourts

The average house price in Auckland was $935,773 in January, on a par with the figure for January 2017, which is encouraging, given how much market fluctuation we have seen in intervening months.

Overall it was pleasing to see the year end on a busy note, with increases in written sales and the average sale price rounding out the year. That trend has continued into 2018.

Written sales in Auckland for January were up 8.4 per cent compared to the same period last year, as were total listings — by 10.8 per cent — and the amount of residential stock on hand, by 9.9 per cent.

This means that in this past quarter we’ve started to move back towards a good, balanced market. Not only do we have plenty of demand from buyers, but there is an increasing number of sellers.

That should keep prices moving up, but perhaps not at the sky-rocketing levels we saw in 2014-16.

Chris Kennedy, CEO, Harcourts. Photo / Supplied to NZ Herald

Cary Smith, Chief Executive, Ray White New Zealand

After a subdued finish to the end of 2017 in the real estate market, there has been a noticeable increase — particularly in the latter part of January and the early part of February — in regard to new property coming onto the market.

January results were buoyant and showed an increase across the market. There has been an increased level of activity from buyers attending open homes and this is showing as confidence returning to the market and a degree of normality.

The new Government has settled in without too many legislative changes in the area of property.

It is unclear at this point how the overseas investment legislation will be presented.

Carey Smith, Chief Executive, Ray White New Zealand. Photo / Supplied to NZ Herald

There is stability in interest rates and the ability to be able to lend against less stringent LVR requirements has been welcomed by purchasers.

In the main centres; Auckland is showing strong signs with good stock levels. Wellington, however, remains at a lower stock level; with Canterbury being more balanced.

Generally, overall portfolio numbers across New Zealand are increasing and this will provide buyers with a greater level of choice.

In regard to rental property, vacancy rates continue to be low and rental yield is holding firm and potentially expected to lift in the next quarter, which is a positive sign for the investment market.

New compliance regulations come into place over the next period for rental properties. While this may affect yield, it is a positive outcome for tenants given the better living conditions.

Peter Thompson, Director, Barfoot & Thompson

I am positive about the prospects for Auckland residential property in 2018. The cycle of prices rising rapidly has been overcome and, for the past four months, prices have been stable.

The most significant change in the last 12 months has been the decline in the number of sales. Currently, sales numbers are down about a third on where they were a year ago.

Over the remainder of summer and autumn, I expect sales numbers to pick up, with prices overall rising modestly.

We have a stable market. Properties are selling, buyers have the time to take a more measured approach to selecting a property, mortgage interest rates remain at historically low levels, construction is not keeping pace with population increases and initiatives are being considered that have the potential to make it easier for first time buyers and those on modest incomes to enter the market.

Peter Thompson of Barfoot and Thompson. Photo / Supplied to NZ Herald

There remains a solid market for higher-priced property, particularly properties selling in excess of $1 million.

This is the best possible situation for the market to be in after nine years of rapidly rising prices, and will give confidence to sellers and buyers that the market is unlikely to experience a major price fall or increase.

I anticipate that auctions will continue to be the preferred sales method. While clearance at auctions has fallen from 80 per cent during the height of market activity last year to around 50 per cent, the exposure an auction gives a property — and the opening up of the transaction to non-auction bidders should the property not sell under the hammer — remains a strong incentive for vendors to stick with the auctions.

Keith Niederer, General Manager of LJ Hooker

Auckland has kicked off the New Year in style celebrating one of our hottest summers with an extravaganza of festivals and music concerts and, of course, the lighting of the iconic harbour bridge.

The market in Auckland currently could be classed as a “steady as it goes” market unlike the frantic situation that existed last year.

Interest rate increases seem highly unlikely with inflation remaining low in the December quarter giving the Reserve Bank little reason to change anything.

Home owners could likely enjoy a welcome breather for the most part of 2018.

With the change in Government, many investors may decide that being a landlord and being dictated to is not for them.

There will be concern around the costs landlords face to ensure their investment properties are compliant with new legislation.

This will create an ideal opportunity for first home buyers to attain a foothold in the real estate market.

Keith Niederer, Manager of LJ Hooker. Photo / Supplied by NZ Herald

The Auckland market is now a buyers’ market and already we are experiencing buyers who are in no hurry to purchase. With no urgency, time is on their side.

I believe prices will remain steady with no real drop, as the cost of land and buildings increase and time frames add up.

We are all kidding ourselves if we believe one day we will have enough houses for everyone — ownership and rental — as the city will continue to grow and bulge at the seams.

Thus 2018 looks like a year we can look forward to with full confidence in the Auckland real estate market.

Barry Thom and Grant Lynch, co founders, Unlimited Potential

Unlimited Potential Real Estate

The residential market nationwide, and particularly in Auckland, held its breath last year.

This all happened on the back of a looming election, and then the convoluted result and, with it, much talk about property, tax and immigration.

Together these factors had buyers and sellers adopt a wait-and-see mode. The result was a 20 per cent drop in sales throughout the Auckland market.

To add to the degree of difficulty in 2017, banks were tough on lending criteria, and LVR restrictions for investors bit.

There was also a general state of confusion generated by the new council valuations; so it is not difficult to understand why the residential market became something of a “stunned mullet”.

But people’s lives go on. They marry, make money, lose money. Circumstances change. In short, it feels like we have left 2017 behind and are now in catch-up mode.

Barry Thom and Grant Lynch, co-founders, Unlimited Potential. Photo / Supplied to NZ Herald

In the face of the commentary around a softening market, while sales numbers are down, sale prices remain stable. In fact, they have risen slightly. It seems as though buyers now recognise this and have decided to buy. Similarly, sellers can see that it is not a bad time to sell.

Sharemarket shakes will no doubt have some people take a fresh look at the time-proven stability of residential property. Interest rates remain low and demand never went away, it just got parked.

Call us optimistic, but we see 2018 as a time when the market will return to more “normal” levels. While values may not climb as dramatically as recent years, it’s hard to see how “waiting for the market to fall” is a sensible option.

Source: NZ Herald By: Donna McIntyre

7 Tohora Crescent Omaha

21 February, 2018 by Living Edge

In this blog category we showcase homes that we have home staged that appear on the cover of the NZ Herald Homes Section.

Getaway within reachKate Healy and her family were looking for a holiday home to escape to, which was close enough to Auckland and wouldn’t take forever to get there for weekends.

They looked at Waiheke, the Coromandel and Langs Beach, but in the end Omaha fitted the bill perfectly.

They bought from the builders so are the first owners of this substantial house, built in 2012 with sea and rural views.

“We liked the ease of access from Auckland,” says Kate.

“We wanted somewhere that we knew we’d be able to use on weekends and that would accommodate kids’ sport and other commitments that tend to sneak into diaries.”

The family is sad to be selling, Kate says, but has moved back to Australia.

Husband Anthony was chief executive at the Bank of New Zealand and has been transferred to a role with National Australia Bank, and Kate has given up her role as chief operating officer of Ngati Whatua Orakei.

Though from Australia, the family loved New Zealand so much that Kate and the couple’s two children became New Zealand citizens in December, something that was in train before they knew they would be leaving.

The Omaha property has been like a “release valve” for the busy family, she says.

“When we’ve been working pretty hard and, you know, you get into a day-to-day grind, we find that as we drive over the causeway at Omaha, everybody in the car lets out this collective sigh. It changes your frame of mind.”

The property is relaxing, too.

“The upstairs living area is open. There’s lots of space. We could see that it could accommodate not only us but also our extended family.

“They’re all Australians so when they come here, they tend to come to stay for two weeks at a time — so we needed something that had enough room to have everybody living together.”

They set up the garage — which Kate says can accommodate four cars — as a kids’ space with table tennis, TV and games. And, with three bathrooms, the house easily managed the sometimes 14 or 15 people who stayed there.

Omaha has a laid-back, family vibe, she says.

“It’s not a party destination; it’s more of a family holiday destination.

“We love the walkways and the cycle paths and just that feeling of going for a bit of an explore — you know, turn down one path and see where you end up.

“It’s where our kids learned to ride their bikes, and the beach is safe.

“Our children joined up to the Nippers, so they learned to do that sort of thing up there as well.

“The locals up there are pretty chilled out. We felt part of the community more there than we did in St Heliers where we were living.”

The house is about four minutes’ walk to the beach and you can see the sea from the windows — so can work out what the surf is doing and whether it’s a good day for paddle boarding.

The yard is fenced and the family spent a lot of time on the big deck. Anthony could always be found reading there.

With morning and afternoon sun, the house is warm and the family visited there in winter as much as summer, plus the Matakana market is not far away.

Kate is busy house-hunting in Melbourne; she says she will miss the feeling of calm sitting on the deck in Omaha watching the weather roll in.

Full listing here

Copy by Catherine Masters and photos via | NZ Herald Homes

Home sweet home | Sharon Laffan

24 November, 2017 by Living Edge

Ever wanted to see inside the home of Sharon Laffan – owner of Living Edge Interiors?

Here’s your chance! Sharon Laffan is known for her fabulous interior styling prowess and this house certainly reflects Sharon’s ability and vision. It’s no wonder she owns a homestaging, styling and interior design company!

From the moment you enter your gated driveway, you are met with the feeling of peace, privacy and pleasure. This 1910 grand olde dame just oozes character, warmth and charm. From the polished wood floors, to the soaring high studs the home is just a sensation of flair and panache. The layout is incredibly flexible with space for families and couples alike and the separation within the home will appeal to those wanting that little bit more than a conventional home can offer. The entertaining throughout the property is superb, alfresco entertaining in your private grounds, where the flow from the kitchen will appeal to all, and gardens that are bathed in sunshine – four lounges to accommodate both formal or informal living are on offer, together with five bedrooms positioned within the home, with bathrooms and en suite that one would expect in a home of this caliber, giving family and friends spaces to enjoy that they may never want to leave. Add to this the sea views, the location and the sheer beauty of the property – you cannot fail to fall head over heels for this classy lady.

Who needs a Dining Room…

15 February, 2017 by Living Edge

Many of us might remember our grandparents’ generation entertaining family and friends in a formal dining room, complete with a sideboard for fine china, glassware, and even cutlery that was saved for special occasions. However, these days having a dedicated dining room, or second reception, is often seen as a luxury that can take up valuable space – let alone having extra storage for another dinner set.

Conversely, some argue that a private eating space could be the answer to spending more quality time with the family without distractions of TV and other screens. It’s also a great room to inject your interior style and personality into, as the below schemes prove. So should this dwindling interior tradition be reinstated? Or should it be left in the past? Let’s identify some pros and cons and some dining room alternatives for those not lucky enough to have the choice.

Pros

Peaceful meal times

A separate dining room that’s not host to any type of screen or device offers some respite from the barrage of digital noise that we’re so familiar with. This dedicated space will also encourage interaction and conversation without the distractions you might find in a busy kitchen. A separate dining room offers a great way of enjoying valuable time with friends and family in a relaxed, calm environment.

Space to experiment with different styles

If you want to give a new interior trend a go, or you have some styling ideas you want to experiment with, then a closed off dining room is ideal for testing out a new look without worrying if it will work with the rest of the house.

Show off statement pieces

A dining room offers the opportunity to showcase fabulous pieces that might not work in any other room. For example, a large-scale ornate mirror or an opulent light fitting might not sit well in a laid-back family space, but these oversized statement pieces balance well with the large dining table shown here. Formal dining rooms also give you the chance to indulge in a sense of grandeur, and have fun with bold pieces, such as elegant dining chairs and dramatic centrepieces.

Create a dramatic dinner party setting

With the revival of dinner parties thanks to supper clubs and TV shows like MKR, a formal dining room gives you the chance to go to town with your styling and set a beautiful scene that’s relaxed and inviting. Plus, you can ensure it won’t get disturbed by the rest of the family once the door is shut.

Make it a versatile space

A second reception is gold dust to many space-hungry households, so turning a dining room into a multi-functioning zone could be the ultimate answer. Think craft area, play room, home office or even library. But whatever combination you choose, ensure there’s plenty of storage so it can easily be turned back into a smart dining room when needed.

Cons

Family behaviour has changed
With meal times now seen as a social activity, families are more likely to want to encourage everyone to get involved with the preparation, so the kitchen has become the hub of the home. Perching at a breakfast bar or island unit is becoming the norm while we interact with the host or help out with the chopping. Chatting with guests at a table in the same room feels far more sociable and friendly than separating them in another part of the house.

Meal times can feel lonely

It’s hard to expect everyone to eat at the same time every day, so eating on your own in a formal dining room might feel a little unappetising. Not to mention the inconvenience of having to set up the table and dash back and forth to the kitchen if you’ve forgotten something.

It’s another room to decorate and clean

Unless you have endless interior ideas and schemes you love, finding the energy to decorate another reception room so that it’s in keeping with the rest of your style might put you off having a separate dining room. At least in open-plan rooms you get to decorate the space in one go so it all works cohesively.

That said, designing a scheme can be a whole lot of fun.

Finding the Right Balance

Kitchen/ dining rooms
So what are the alternatives if you don’t have space for a separate dining room? By far the most popular meal time set-up for families is the open-plan kitchen diner, that allows everyone to be in the same space at the same time. This is great for busy households where the kids can be supervised while cooking or clearing up continues. It also works well when meal times are disjointed and not everyone can sit down at the same time. At least in this scenario, no one is left eating alone in a separate room.

Similarly, if you only have room for a tiny table in the kitchen, opt for a chic design that will allow you the versatility to style it up for more formal occasions, and dress it down for day-to-day meals.

Breakfast bars

People will always gravitate towards something they can sit or lean on for comfort and ease, therefore a breakfast bar, or central island is great alternative to a dining table, particularly if it doubles as a work surface too. Pop one in the middle of your kitchen and watch it transform from a cooking zone to a sociable eating space.

Duo-dining

This is a genius solution for anyone living in a compact space who still wants various dining options. A breakfast bar has been extended at one end with a benchtop fitted at a lower level to create a dining table set-up. The owner’s then have the option of casual eating at the bar end or formal dining at the table. Perfect!

Indoor-outdoor

In a climate that practically begs you to come outside and enjoy the weather, eating alfresco for the majority of the year means a formal dining room is totally impractical. What’s more, with the rise in solid-roof verandahs, serveries and full outdoor kitchens, eating outside is becoming a year-round activity.

Island drama
If you love the idea of an elegant dining room but only have space for an island, you can always combine the two. Try to capture the same intimacy of a formal dining room by adding a stunning statement pendant for mood lighting and some wraparound upholstered stools for comfort and opulence.

It seems that the sociable aspect of coming together to cook, eat and entertain in a relaxed manner has certainly overtaken the convention of dining in formal surrounds. However, if you have the luxury of a separate dining room, this is definitely something to celebrate and indulge in. Go to town on the styling and enjoy the freedom of choosing special pieces for the space, as it may only be a matter of time before it’s taken over as a toy room or home office.

Tell us

What do you think about formal dining rooms? We’d love to hear your views.

Source: Houzz | Author: Louise O’Bryan – Houzz contributor, interiors writer

Luxury Penthouse for SALE

12 January, 2017 by Living Edge

Seldom do you get the opportunity to stage a luxury penthouse within a unique heritage building in Auckland.

Introducing the Chambers Penthouse, a one off heritage masterpiece located in the fully restored Chambers & Station, Auckland’s premier character building.

Spacious and elegant, the Chambers Penthouse represents an outstanding opportunity to own a piece of history in a beautiful contemporary apartment that expresses the character of the original Mt Eden Borough Council Chambers. Designed in grand revivalist style, this 1912 building is of considerable cultural and architectural significance. It has been fully restored and sympathetically adapted to today’s highest standards of quality and luxury. The impressive ornate interior is glamorous and modern, yet remains true to its heritage, with a soaring arched ceiling, decorative plasterwork on columns and wall paneling, and stunning panoramic views to the Waitemata Harbour, Waitakere ranges and Manukau Heads.

This 1912 plastered brick building with timber floors and windows, set proudly in the heart of Mt Eden, has been carefully restored to luxurious modern standards, while remaining true to the original values, construction and craftsmanship of the era. Classic, refined, elegant finishes have been used throughout, with strong period influences. This building is both beautiful and timeless, inside and out.

The bathrooms feature marble walls, high-quality European fittings and hanging pendant lights.

Carrara marble bench tops provide a dramatic contrast against dark out cabinetry in the kitchen, which is fitted with top quality European appliances.

Great efforts have been taken to preserve the authenticity and integrity of this outstanding building. A conservation plan has involved maintaining, repairing, strengthening and restoring while introducing the highest possible standard of quality and luxury.

Mt Eden is a premier suburb in Auckland, within the village, being a charming character shopping area comprising boutique shops, a wide selection of top-quality cafes, restaurants and gourmet food and wine stores all within easy walking distance. Auckland’s CBD, Newmarket, Ponsonby and the motorway are also only minutes away.

Some of Auckland’s most prestigious schools are within zone, including Auckland Grammar and Epsom Girl’s Grammar School. Mt Eden, an extinct volcano, offers many walking tracks and panoramic views of the city from its summit. Sports fans will appreciate having Eden Park Stadium, just down the road.

At 225m2 and with 3 bedrooms, 3 bathrooms, an exclusive roof terrace and 2 side by side car parks the Chambers Penthouse is without peer.

For Sale by Tender. Click here for a video tour

Points for Presentation

18 November, 2016 by Living Edge

Homestaging company Living Edge Interiors is creating a niche in the top-end housing market. Guided by its passionate new owner Sharon Laffan, the company has grown, solidified its position and extended its offering in exciting new directions.

Have you ever walked into an open home, fallen in love with the interior furnishings and marveled at the owner’s sense of style? Chances are, the furniture and accessories you covet don’t belong to the owner at all, but instead have been carefully selected by a homestaging company to create just the reaction you experienced.

With the booming Kiwi housing market, homestaging is on the rise. Agents and sellers now understand its value in enhancing the visual appeal of a property, says Sharon Laffan.

She’s seen the company grow from humble beginnings 16 years ago to become the country’s largest homestaging business.

Over more than a decade, Sharon has helped shape the development and growth of Living Edge. She’s been heavily involved in the buying of merchandise, as General Manager. So when the company came up for sale in 2014, the opportunity was too good to miss.

“I’m extremely passionate about the business and our goal to be the absolute benchmark in the industry,” she says. “When we first started, there was only one other company operating in this space; now we’re competing against 30 companies in Auckland.”

Today, Living Edge has 20 staff, including a team of interior designers, its own fleet of vehicles and warehouse space. The bulk of the company’s furniture is sourced from overseas, with up to 5 containers of stock a year being brought in as a result of Sharon’s buying trips.

With a background in retail and merchandising, Sharon has developed longstanding relationships with real estate agents and developers. They make up a large chunk of the company’s clients, along with aged-care providers, private residential owners and corporate clients, and the entertainment industry.

“Our furniture is unique and we have several different styles, all branded with our own label,” she says. “We’re focused on the high end of the market. We do a lot of properties in the $2 million plus range.”

Homestaging is a labour-intensive enterprise, with each property requiring 12-15 hours to complete from initial sales to selection of furniture and then installation. Living Edge has sought to extend its offering with complementary services. The company hires out furniture and supplies cutlery, towels and bed linen to CEOs relocating to New Zealand. It provides set furnishings for TV shows like Masterchef, My Kitchen Rules and X-Factor. Living Edge has also furnished backstage sets for visiting rock stars, celebrity weddings and private parties, where security and confidentiality are paramount.

“We’ve experienced exceptional growth over the last four years,” says Sharon. “It’s been the result of a conscious effort to grow in the wider Auckland area. We also now sell our own branded furniture on our website. Our mid- to long-term plans are to increase the output of show homes and launch online shopping via our website.”

When looking to purchase Living Edge, Sharon sought advice from Hayes Knight Director Brendon Cutler who carried out a valuation and prepared financial forecasts to enable her to obtain the necessary finance. The firm now acts as financial and tax advisor for the company, producing Living Edge’s annual accounts and tax returns, meeting regularly and providing a sounding-board for any decision-making.

“Brendon has been a great mentor and financial advisor, particularly during the sale and purchase process,” says Sharon. “He’s pragmatic, highly responsive, and has developed a good understanding of the business.”

Brendon believes Sharon’s focus, coupled with her willingness to work hard, set goals and move forward with increased confidence, has taken Living Edge to a new level.

“Sharon should be really proud of what she’s achieved,” he says. “She’s done a great job to grow the company faster and more profitably than we forecast, while at the same time managing that growth conservatively. Sharon has a good business brain and listens to advice. I’ve no doubt Living Edge will continue to grow and refine its offering.”

WORDS: Deirdre Coleman IMAGES: Jason Dorday

Publication: Beyond The Numbers by Haynes Knight

Give your home the WOW factor

27 September, 2016 by Living Edge

GET READY FOR SALE

The busy real estate season has arrived and buyers are out in force. With warmer weather and a better chance of blue skies, it’s a great time to sell your home. But there is a lot more competition around at this time of the year. Which is why you need to make sure your home stands head and shoulders above the rest.

If your property doesn’t grab buyers from the first moment, then it is easily forgotten and therefore less saleable. The more demand you create from keen buyers who fall in love with your home, the higher the price you can achieve. Presentation is key.

The Living Edge sales team can help you put your buyer’s hat on, by walking through your home with you and pointing out things as if it were the first time you have seen it.

Living Edge designer Lucy Miles says, “With enhancement staging, we can advise on simple changes that can be made to freshen spaces or disguise faults.

“It can be as basic as a couple of artworks, some smart cushions and contemporary accessories that create a cohesive theme. But we can also take your home to the next level by totally transforming it with a complete fit-out of fresh furnishings for a whole new look.

“Full staging involves completely removing the owner’s furniture to give a blank canvas ready to create almost any look or feel the owners want to portray, depending on the buyer group their agent wants to target in the marketing campaign.

“For example, a character villa style of home that is partly furnished may have a traditional look. But if we removed the existing pieces we could start over ensuring a stronger impact with a fresh new look specially tailored to a more focused audience for that particular area. This involves styling the home to create the x-factor. It could be a refined glamour look using antiques and metallic. It might be cool Scandi chic or perhaps an eclectic contemporary look that juxtaposes new and old.

“If the home was built in the 50, 60s, 70s or any specific time period, we could have some fun by dressing it up for a contemporary retro look. It depends on who we believe the potential buyers are likely to be.”

The aim is to choose one or two key pieces for each room to anchor the scheme. Then Living Edge stylists build up the layers, pulling together a well-coordinated look throughout every area of the home, from living areas, to bedrooms and bathrooms to highlight your home’s best features.

Bedrooms suddenly look more inviting with crisp linen, luscious throws, elegant bedside lamps and cushions. Likewise, in bathrooms – gorgeous mirrors, fresh towels, lightly scented soaps, flowers, aromatic candles – all lend a welcoming ambience to seduce potential buyers. By creating the ‘wow factor’ with unexpected surprises and buyers will register in a very positive way.

Living Edge also pays attention to outdoor spaces, helping to extend the living into your garden. Beautiful contemporary and traditional furniture creates a look that lends a seamless flow from interiors to exteriors. Thought goes into arranging the furniture to focus on a stunning view or detract a buyer’s gaze from the neighbour’s ugly shed.

“If we decide enhancement staging is all that is required, then we look at things like the scale of your furniture,” says Lucy. “Bulky items inhibit the traffic flow and make rooms feel smaller. You may need to lose an occasional chair to open up a room during open homes. If there are 40 people going through the space at one time, the traffic flow in your spacious living area suddenly seems very cramped. Those are things many homeowners often don’t consider.”

Just by rearranging items of furniture to bring as much natural light inside as possible can make a huge difference. “As we walk through your home, we take note of whether specific areas might look more appealing with the addition a table or floor lamp, so they feel lighter, warmer and more welcoming.”

The Living Edge team discuss all areas that need attention, indoors and out. This may involve advice on tackling your ‘to do list’, fixing leaky taps and squeaky doors, cleaning, painting, tidying, reorganising and decluttering.

If you’ve lived in your home for years, you may no longer notice if clutter has crept in. With our fresh eyes, we instantly see spaces more clearly and can advise on paring back so that you allow buyers to soak up the beautiful feeling of space your home offers. Our team can suggest what to take away and what to leave to ensure personal items don’t detract from a buyer’s ability to envisage themselves living in your home.

Once our sales team has visited (with the sales agent) and we’ve identified who the buyers might be, we prepare a comprehensive plan for our interior specialists to work with. Then we decide which furnishings could be used to update and enhance your home through home staging.

When it comes to selling a home, preparation is key. It takes time and skill. But home staging through Living Edge makes getting your home ready for sale easy, especially for people who might live overseas. Everything is taken care of, right down to the finer details, so preparing your home for the market is neither stressful nor overwhelming.

We can get you on track to ensure you maximize the value of your home with a quick and easy sale and a great price at the end of the process. Call us now. 09 630 0066.