home staging

SLOW START SEES SPRING BOUNCE!

22 October, 2019 by andrea

Auckland’s housing market is emerging from one of the quietest winters ever as a mood of optimism takes hold. Despite the gloomy picture painted by backward-looking real estate stats, more properties are becoming available and Spring is delivering a more positive vibe, especially for first home buyers, say the experts.

REINZ notes that in August Auckland prices dropped by 3.5% on the same time last year. The number of new listings decreased by 14% in August and the number of properties sold dropped by 41%.

However, REINZ chief executive Bindi Norwell says the next two months already look encouraging.

“Although there have been a drop in sales, there have been a lot of requests for appraisals and the market is starting to pick up again.

Across Auckland, real estate agents have struggled with few listings. As temperatures slowly rise, the market has responded, bouncing back into life again.

In St Heliers, Barfoot’s Paul Neshausen says, it’s been hard with less activity.

“But we’re still getting good prices. We’re seeing an uplift as more properties come to the market. The weather has had a big impact. Over the weekend, it was particularly busy with good open home attendance because the weather was gorgeous. As we move further into Spring, that seems to be the flavour.”

Mike Robson of Harcourts Epsom/Eden says since the new policy restrictions – tougher LVRs, the Brightline Test and the Foreign Buyers Ban – the market has been flat for a couple of years as vendors have been reluctant to put their properties up for sale. It’s still not increasing to the level it was where prices rose 13% year on year for five years.

Robson adds that being an election year, the decision-making process is normally delayed while people await the outcomes.

“Our market is driven by school zones. So there’s always some level of buoyancy. It’s not dropping. It’s just flat. But Spring already has a positive vibe and I think we’ll see a lot of good family homes coming on board, especially when schools go back after October 14.”

He says it took a while for sellers to adjust their price expectations following the boom years. But they have now and they’re just getting on with things.

“They couldn’t get the same prices that they could achieve a year earlier. Vendors now realise it’s a bit tougher than it has been but they have to be realistic. If they’re still chasing those higher prices, they’ll just have to wait for another couple of years. That’s not possible for everyone.”

Robson says, good properties priced around the $3million mark are selling well in his area. He had one last week that sold pre-auction.

“Anything well-presented at that higher level, there’s a strong buyer pool. Buyers are more discerning at that range. And they probably feel more in control as they can pick and choose.”

Tony Vercauteren from Sotheby’s says, in the upmarket areas of St Mary’s Bay and Herne Bay where he sells, buyer interest is high. But there is a definite shortage of property at the top end.

“A lack of good quality stock is prevalent. There are a lot of rebuilds going up but good top end homes are a rarity. People are reluctant to bring their properties to market. They’ve been told by the media that things aren’t great out there. And buyers are reluctant to move on their price expectations.”

“But if homes are 10 out of 10 at the top end, there is significant interest and they will sell.”

Unsurprisingly with the banks easing their loan to value regulations and the lower interest rates, the big numbers are coming in at the lower end. It was apparent right through winter in Mt Eden and Epsom, says Robson. Around 70 to 80% of properties sold were units.

“Activity is strong around the $1m to $1.2 and $1.3million mark as banks are more accommodating.”

While anything over $4million is definitely taking longer, first home buyers are also a force in the Easter Bays, says Neshausen. “Townhouses, terraces and units priced around the $1million to mid $1 million are selling with relative ease.

“I’ve seen new developments happening in the area, about five of them, where they are selling off the plans at speed.”

It’s the same in Ponsonby says Vercauteren, where activity in the $1million to $2million price range has increased. But there’s still a lack of properties at the moment, he says.

His advice for sellers is definitely to bring pressure to the situation with an auction campaign. “From the buyers’ point of view, they’ll start realising now they’ve gone for some time where the bottom hasn’t falling out of the market. If they want to buy something, then they had better buy it now.”

Robson says, presentation is really important. “You can’t do anything about your aspect or a steep driveway, but presentation will get people through to help sell the property.”

Although interest rates are the best they’ve been, he notes it can still be tough for buyers as the banks are making them jump through the hoops.

“They’ve become really strict on non-consented work and anything not signed off. Same with the requirements on rentals. A lot of landlords have made good gains putting properties on the market and some aren’t up to spec. That’s created difficulties for some buyers to get loans.

“So, do your due diligence and be aware of what you’re buying. Get good support from a well-connected mortgage broker who has strings to his/her bow.”

As Christmas and New Year get closer, expect the market to step up as people start thinking about relocating for schools, downsizing, upsizing and so on.

Bindi Norwell says, over the next couple of months the market should remain constant and the normal seasonal growth in listings and sales should help provide more choice for buyers.

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

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

10 Reasons to use Living Edge First

3 May, 2016 by Living Edge

Experience Counts – with 16 years in the industry, we have an impeccable reputation for a high quality service, so you can trust us. We have built relationships with plenty of happy clients whose testimonials offer many reasons why you should use Living Edge. Check out our real estate gallery listings to see some of the incredible transformations we have made to help sell clients’ homes.

Trained Designers – our interior design team are creative stylists with impressive qualifications and credentials. They bring together a diverse array of international and domestic experience in both residential and commercial design. Having such a strong team allows Living Edge Interiors to provide a truly tailor-made experience for every client.

Understand Buyer Mentality – preparing and selling your home can be a stressful and overwhelming process. We know that well-prepared homes sell faster and for a better price, and our creative stylists know what needs to be done to get your home ready for sale. In order to sell quickly, your home must be well presented. A positive first impression is critical. Our stagers focus on highlighting your home’s best features and making sure your home stands apart from the competition.

Import Our Own Furnishings – Living Edge owner/director Sharon Laffan spends considerable time travelling overseas to personally select just the right, high quality furnishings that are right on-trend.

Vast Range of Furnishings – stocked with one of the most comprehensive collections of furnishings available to any home stager, Living Edge can always complete a project so that it looks amazing.

Own Our Own Trucks – staffed by Living Edge, our trucks are reliable, offering consistent delivery times. They arrive to schedule and because the drivers are staff, they care about you. They’re accountable – giving clients a sense of security and peace of mind.

In-house Interior Design Service – from curtains and blinds to custom-made furniture, we can tailor a design scheme to suit your individual needs. That can involve anything from a short three hour consultancy service to a full-on spatial plan to create a look for an entire home with all furnishings provided.

Abreast of Trends – interior design trends are constantly changing. We are always looking ahead for new style directions that make our clients look smart, sophisticated and better than the competition.

In Your Neighbourhood – we work in Auckland and the wider area. While our warehouse is based in Penrose, we travel throughout Auckland. We have recently updated our website and launched a Home Staging locator map. This Google Map technology plots current real estate listings in a suburb near you, so you can visit and see homes staged by us, close to your home or business.

Flexibility – there are a number of ways you can work with us. We are happy to fit in with what works best for you. We can furnish your home from scratch. Or we can complement your own pieces from our extensive range. The main thing is, we listen and we are responsive to your needs.

Renovating before Selling

22 September, 2014 by Living Edge

It is the usual story. Your home gets renovated just how you have always wanted it to look and then you sell it! Sometimes, making those improvements to your home could actually turn off potential buyers.

Here are 10 tips for home improvements that can make or break your house sale.

1. Kitchen Renovations. We all have different tastes when it comes to kitchen design. But a renovation of a kitchen that is too taste-specific or extreme in design can be a turn off. Update your existing kitchen in a way that allows a new owner to add their touch. Getting existing cupboards painted and putting on new handles can be cost effective. Ultimately you want to appeal to the broadest range of buyers when selling a home, and if a buyer thinks they need to spend money re-doing what you’ve done, they will offer less.

2. Bathroom Renovations. The same can be said for bathroom renovations. Any design that is over the top could detract from the value of the home. A fresh coat of paint will do wonders in the bathroom, as will new grout in tiled showers. Go for a clean and fresh look. If the bathroom is really outdated then talk to your real estate agent about their advice before you do a complete makeover. But please, get rid of the old shower curtain!

3. Painting. Painting the walls is a great way to freshen up a space prior to putting your home on the market, but painting with bold colours such as red, orange, purple or even black is a sure way to turn off a potential buyer. Buyers want to feel like they can move right in and not have to re-paint the walls to match their own tastes and their existing furniture. A neutral color palette throughout your home will enable your potential buyers to place their furniture. If they want to go mad with bold colours when they move in – they can – and it will be easier to paint over light walls than dark! The same goes for painting the exterior of the home – Please! No bright blues, yellows or greens!

4. Water Features. Having an in-ground pool or pond will raise questions, as buyers may perceive these as extra maintenance expenses they don’t want to incur. Also, buyers with small children may be fearful of these as well. Make sure your pool has compliant fencing and check any possible defects that may cause leaks. Clean the pool and surrounds to make it an enticing feature of your home.

5. Room conversion. Taking valuable square footage in a house and using it for a specific, personalized purpose can make the house harder to sell and/or detract from its value, for example, turning a garage into a gym. Most buyers would see this as wasted space. Parking is usually important to buyers so dismantle the gym and put it in storage while your house is on the market. The great price achieved for your house will help pay your gym fees!

6. Redecorating. Redecorating in a highly taste-specific style, country clutter or extremely modern can turn-off potential buyers. When selling your home, you want to appeal to the broadest range of buyers, so it’s important that the furniture and décor is neutral and broadly appealing. If your home style is ‘eclectic’ then maybe consider putting your furniture in storage and home stage your home. A move that will prove to be an investment.

7. DIY Home Repairs. More commonly known as DIY Home nightmares! While needed repairs and maintenance should be done to a home before putting it on the market, doing these yourself can sometimes end up costing you money as buyers perceive your ‘less than professional’ workmanship as something they have to spend money fixing. Our Pre – Sale Evaluation covers potential areas for cosmetic improvement and repair. We give you a list of projects that you can then get a quote for from a professional handyman. Ask for one – it will be worthwhile investment!

8. Floor coverings. If you have to lay a new carpet think neutral! Avoid strong colours that dominate. There are still a host of colours you can choose from, but stay away from strong, heavy bold colours and maybe think awhile before you put down white! Particularly if it is a family home!

9. Illegal home improvements. These days it pays to make sure that you have all renovation work approved and certified by your local council. Decks, driveways, and additions that are not approved by the local council can devalue your home. Unfortunately you will probably be forced to correct the situation prior to selling. Worse case scenario could result in having to remove unapproved additions. So always get sign off!

10. Gardens and Landscaping. A high-maintenance garden and landscaping could also polarize would be buyers. If buyers are not avid gardeners or don’t want to spend money watering or hiring someone to constantly weed, trim and spray your garden, then this may deter them from buying your home. But then an avid gardener or two is likely to fall in love. Just make sure repairs are made to any paths,sheds or decks and that your lawn is ready for a Mad Hatters Tea Party!

So, before you decide to make those improvements to your home, go through this list and see if you are making the improvements for you or your buyer.

Change of Ownership

1 August, 2014 by Living Edge

Living Edge Interiors has exciting news to share! It is official! Effective from the 1 August 2014 the ownership of Living Edge Interiors has changed from Furniture Solutions Ltd to General Manager Sharon Laffan. Sharon will own the business as Living Edge Showhomes Ltd trading as Living Edge Interiors.

Sharon has been with Living Edge Interiors for ten years, the last two years as General Manager with the sad passing of owner and Managing Director Mac Cheyne on September 2012. Since that time Sharon has energetically and strategically lead the company through a major restructure and repositioning of the show home business.

“I have been with the business for over 10 years, the last two and half years have reinforced my view that this is a great business and I am confident that we will continue to succeed, as the Auckland housing market continues to expand. More importantly it is well supported and serviced by a talented and dedicated team. We will continue to focus primarily on providing Showhomes of excellence to the greater Auckland area.”

Sharon will continue to lead the business on a day to day basis. All staff will continue in their current positions, to ensure a smooth transition.

Sharon’s passion for the business has been clearly evident over the past 10 years and we can only expect that to grow even more! And what of the future? A continuation of innovative practices, more strategic partnerships, exciting new products and of course more Showhomes of excellence.

We hope you join us for the next chapter.

You’ve made your bed!

20 May, 2014 by Living Edge

Probably one of the most common questions I am asked as an Interior Stylist is “Do you make your bed like this every day?”

And the answer in short is yes. Admittedly perhaps not the exceptionally full beds with double-duvets, three blankets, six pillows and a bunch of scatter-cushions, but every day without fail, I make my bed before leaving the house.
The duvet is tossed into the air, floating down upon the bed (evenly on both sides of course), the euros puffed and pulled taught at their points, standing tall at the back with my standard pillows stacked neatly on top of each other. The blanket is folded in half, or thirds, depending on the season (yes, really. There is method to the madness however, as it is much easier to pull half the blanket up and over myself when IN the warm delicious cloud I am currently encased in, than it is a wrestle with the thirds, ultimately getting tangled, resulting in the need to GET OUT of bed into the cold. Perish the thought!).

The reason I make my bed every day is not so much that I have a mild-case of OCD or want all and everything to constantly appear in all of its’ perfectly-positioned glory (I am sure the other-half may tell you otherwise, with many a debate at 6am in the morning over making said-bed), but because I just don’t like getting INTO an un-made bed. I do understand that perhaps due to occupational requirements that it may seem a far more casual event to me than most, but that is just the simple truth. In my younger years, I am quite sure I was not so akin to making my bed, or anything else, other than dancing and sewing, but I have grown very much to appreciate a well-made sleeping-spot.

Here are my top tips for making a gorgeous, show home bed in 5 minutes:

Pull everything off – it is good to actually let your bed air out for a while before covering it all back up
If you like a flat sheet, tuck the bottom in first, enveloping the sides under your mattress. Pull the rest of the sheet up towards the top of the bed, flattening as you go.
Euros – fluff, pull taut and place upright at the head of the bed
Standards, stack one on top of the other, in front of the euros, but under your sheet
Easiest way to get your duvet on in one go, is to do it from the foot of your bed. Toss it into the air and ‘shimmy’ it into place. Turn back the top, folding the sheet down with you.
Similarly with your blanket, go from the base of your bed, laying it across the mattress and folding down in one go. Ta-da!

Insiders tip – when putting on your clean, crisp linen, iron them once they are on your bed. This makes for a far easier and quicker result than attempting to do half a duvet at a time, dragging it along the floor as you go or the weight of it crinkling up what you have just spent ten minutes pressing.

Author: Lucy Miles is Head Creative at Living Edge Interiors

Thinking of selling your home?

30 September, 2013 by Sharon

Here are 5 good reasons to put your property on the market today!

As the old saying goes, the best time to buy property was yesterday so congratulations on having a foot hold in the real estate market. There may be many reasons why you are considering selling your home. Sometimes these reasons are out of your control, but if you can sell and buy in the same market then you can realize many advantages.

Here are the Top 5 Reasons Living Edge Interiors believe now may be a perfect time to put your house on the market.

1) Housing Demand Is High

According to Statistics New Zealand the growth in new housing developments appears to be slowing – just at a time there’s huge concern about housing shortages, particularly in Auckland.

Any continued slowing in the rate of growth in housing developments could put further upward pressure on house prices.

The Reserve Bank’s already concerned about rising house prices and the impact that a ‘housing bubble’ could potentially have on the financial stability of our major banks.

The number of new houses approved in August, excluding apartments, rose a seasonally adjusted 0.8%, according to Statistics New Zealand.

2) Supply Is Beginning to Increase

As interest rates rise it is not unexpected to potentially see more properties listed on the market as sellers begin to understand that current price levels may not be able to be maintained. Selling now while demand is high and before supply increases may garner you your best price.

3) Interest Rates could rise next year

Whilst interest rates are low, now could be the time to upgrade to a bigger home or property – just make sure you look at the interest rate movements and secure a term loan that you know is going to be affordable and suit you the best.

According to Bernard Hickey from interest.co.nz “whilst RBNZ held the OCR, increases are forecast for interest rates. This would imply floating mortgage rates rise to around 7.5% by early 2016 and suggests interest rates would rise around 100 basis points by the end of 2014 as the next election approaches”.

The central bank warned again that house price and construction cost inflation could spill over into wider inflation pressures and it was likely to increase the OCR next year. Its forecasts for the 90 day bill rate suggest it has bought forward its first expected rate hike from the September quarter of 2014 to the June quarter.

4) It’s Time to Move On with Your Life

Look at the reason you are thinking about selling and decide whether it is worth waiting. Is the possibility of a few extra dollars more important than being with family; more important than your health; more important than having the freedom to go on with your life the way you think you should?

5) What is the value of my home?

Selling your home and knowing it’s true value before you buy another house is certainly advantageous! Ultimately your home is worth what someone is prepared to pay for it. So putting it on the market and selling it before you buy another is certainly powerful!

You already know the answers to the questions we just asked. You have the power to take back control of your situation by putting the house on the market today. The time may have come for you and your family to move on and start living the life you desire. That is what is truly important.

So what are you waiting for. Call us today for a consultation on (09) 630 0066