LIVE IN EAST BELFAST
Pooler Estate Agents
91 Cregagh Road,
Belfast BT6 8PY
(028) 9045 3319
Y
ou may feel trapped in your present home, alarmed by the high asking prices of the houses you are interested in and concerned your own property won’t sell.We can make it happen for you in 2012.
With our comprehensive knowledge of the local market, an understanding owner and a lot of thought and hard work it really can happen for you in 2012.
Call us now for a home visit and we will show you how we have helped previous clients make the move they originally thought would never happen. Telephone 028 9045 3319
How long should it take
to sell your house?
Issue 1 February/March 2012
Woodstock Road, a clever interior re-design of the traditional 2 bed terrace, page 3
Six months, a year, maybe
longer? Think again, we
can sell your house within
a reasonable three month
time-frame.
Recent listings and features from the local area
L
ive in East Belfast is a new bi-monthly property marketing publication from Pooler Estate Agents, showcasing our latest properties for sale and rent, keeping you up to date with sales prices, featuring localinterest stories and taking a look at some houses that have caught our eye.
15,000 copies of ‘Live’ are distributed bi-monthly in the Cregagh, Ravenhill Castlereagh and Bloomfield areas. Partner Christopher
Pooler commented ‘Numbers of people visiting Estate Agents offices are declining due to the ease of on-line searching but we also want to keep in touch with our local client base directly, those very people who used to call in to
our office on a regular basis to pick up leaflets and papers.
‘Live in East Belfast is our way of keeping you in touch with latest price trends while offering our clients the chance to promote their properties to the local community’
Keown Solicitors, Lynden House, 19 Cregagh Road,
Belfast, BT6 8PX. Tel No. 02890 456042. www.keownsolicitors.co.uk
• Property - Residential and Commercial Sales and Purchases
• Re-mortgages
• Members of NICOHA Ltd panel
• Special Rates for First Time Buyers
• Road Traffic Accidents and Personal Injury claims
• Matrimonial and Family matters
• Wills and Probate
• Debt Recovery
You move faster with us!
Keown Solicitors provide an unrivalled one-stop service for:
We move fast for you!
For friendly, fast and efficient advice on all your legal matters.
028 9047 1401
028 9047 1401
YOUR HOME MAY BE REPOSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE
There will be a fee for mortgage advice. The amount will depend on your circumstances. Our typical fees are for Self build mortgages is £800, Standard Purchase and Remortgage £150 and No Fee for First Time Buyers
THE FINANCIAL SERVICES AUTHORITY DOES NOT REGULATE SECURED LOANS AND MOST BUY-TO-LET AND COMMERCIAL MORTGAGES
Mortgage & Financial Guidance Ltd is an appointed representative of Personal Touch Financial Services Limited which is authorised and regulated by the Financial Services Authority
Our mission statement:
To provide a holistic, truly independent and professional
mortgage and protection service to all our clients, both
existing and new.
Our mission statement:
To provide a holistic, truly independent and professional
mortgage and protection service to all our clients, both
existing and new.
Whole of Market Advice
• Co-Ownership
• First Time Buyer
• Home Mover
• Home Insurance
• Remortgage
• Buy-to-let
• Secured Loans
Financial Services Include:
• Financial Protection - Life cover,
critical illness, etc
• Access to Independent Advisors
for Savings/Pension Advice
• Commercial Finance Options
• Specialist Equity Release
Adviser
Whole of Market Advice
•
Co-Ownership
•
First Time Buyer
•
Home Mover
•
Home Insurance
•
Remortgage
•
Buy-to-let
•
Secured Loans
Financial Services Include:
•
Financial Protection - Life cover,
critical illness, etc
•
Access to Independent Advisors
for Savings/Pension Advice
•
Commercial Finance Options
•
Specialist Equity Release
Adviser
Please visit our website at www.mortgageguidance.net
or contact us on 028 9047 1401
Please visit our website at
www.mortgageguidance.net
L
ast year we were asked to value this property in a modest street off the Woodstock Road. It was one of those occasions where expectations were blown apart the moment we stepped in the front door.We were overwhelmed to see what could be achieved with a bit of creative thought and a healthy budget.
Glass Wall
It is perhaps the back yard concept which is the most distinctive feature of the ground floor layout. Instead of the usual kitchen in the rear return of the house leading out onto a dull yard, the architect has embraced the modest outside space with the addition of a folding glass wall, which manages to incorporate the decked yard into the adjacent sitting area. This part of the house comes into its own during the summer months when the owners stock up the decked area with plants, fold back the wall and enjoy the benefits of outdoor living from the comfort of their home.
Open plan
The ground floor is totally open plan with chimney
The ultimate
living space
T
houghTs
from
a
valuer
CHRISTOPHER POOLER
EvERYonE likEs A BREAk from the norm in their daily working lives – my break tends to be valuing a property I was expecting to be a traditional terrace or semi that turns out to be transformed into something beyond my imagination. The house featured in this issue off the Woodstock Road is a case in mind. Creating something different is quite easy but creating something that looks great and works as a living space requires a touch of genius.
***
CAn A flAg, AffECT THE sAlE of A HousE?
A concerned owner asked me if I thought the flag nailed to a telegraph pole outside his house could affect its sale. It’s a difficult one, as no one likes to offend but generally if potential buyers are familiar with an area, flags will not have a detrimental effect. In this case the sale of the house was agreed within a week but if an area in any community is bedecked in flags it undoubtedly will have negative connotations for someone with differing traditions.
***
Asking PRiCEs are really marketing prices, we have to be quick to respond to market conditions otherwise properties remain unsold. How do I set an asking price? The trick is to set the price as high as possible without the risk of putting viewers off based on other sales. Its easier said than done especially in a difficult market but if the asking price isn’t working within six weeks, we can be fairly sure it needs to come down.
***
How did YouR sTREET gET iTs nAmE?
Its well known now that many of the streets around the Castlereagh Road including Orby and Ladas Drive were named after Epsom Derby winners from the past but did you know that Sagimor Gardens in Bloomfield was really meant to be Sycamore Gardens?
A resident of the street recounted the story to me that the foreman from the site was sent to the City Hall to register the name but with his strong accent and lack of spelling prowess, Sycamore morphed into Sagimor.
breasts and internal walls removed, allowing extra space for kitchen to be fitted down one side while the dining table sits opposite. There are two siting areas, the main one to the front of the house based around the bay window and the other in the return as mentioned above with the kitchen slotting in-between.
The result is a property with more usable space than you would expect to find in a house this size.
This property is not currently on the open market but the owners may consider selling later this year. If you would have any interest in buying it, please give us a call.
latest listings ... latest listings ... latest listings ... latest listings ... latest listings ... latest listings ...
T
he buy to let market has really come into its own over the past year. Properties can now be bought at a level where they offer a good return on investment. 32 Ranelagh Street, Ravenhill Avenue is a two bedroom terrace house on the market at £69,950. Its very well located and it shouldn’t take too much to get it into rentable shape.Another good investment opportunity in the Cregagh Road at 18 Willowholme Parade, Cregagh. It is a mid terrace in need of some updating but again there is room for manoeuvre at £59,950.
Moving up the market we offer a fabulous 2 bed terrace in excellent order at
4 Montgomery Road, Cregagh. This is a ‘move straight in’ property and is offered at £110,000. It has the benefit of a nice garden to the rear.
Although it is set in a street predominately of terraces this excellent semi at 104 Dunraven Avenue,
Bloomfield has a garden to the rear and is priced not a lot higher than its neighbours. It really would be a first home to be proud of and is priced in region of £105,000.
71 Palmerston Road, Holywood Road, will not be everyone’s cup of tea as it requires quite a lot of hard work to bring it up to scratch but it is an extended semi with a decent sized kitchen and a massive garden. There is room for negotiation at £99,950.
If you are luckily enough to be able to buy your first home nearer the £150,000 mark then take a look at this lovely semi at 13 Pommern Parade, Castlereagh. It is a great location for getting into the city centre and whether you are at that stage or not, the local schools are prime. We are asking £149,950 but negotiators will not be turned away!!
It is sometimes hard to find a four bedroom house in the area you want at a budget you want without having to
For further details of these properties and others currently on the market please visit
4 Montgomery Road 71 Palmerston Road 13 Pommern Parade 18 Willowholme Parade 104 Dunraven Avenue 32 Ranelagh Street 18 Willowholme Parade
latest listings ... latest listings ... latest listings ... latest listings ... latest listings ... latest listings ...
compromise and look at three bedroom houses with roofspace conversions. 179 Orby Drive
is a four bedroom semi with spacious living to match and it has further potential. Its outlook is straight down Orby Drive and it is priced at offers in region of £169,950
How about this for value in a detached house? 66 Bloomfield Road is on the market at offers in the region of £129,500 and the owners are eager to sell and will consider offers. With a walk in cloakroom with w.c. and many original features this house does need some updating but we are sure you will not get better value.
There is something a bit special about 4 Kingsway Gardens, Gilnahirk Road,
whether it is the size and shape of the site, the spacious interior or probably the best tended garden we have seen in years, we’re not sure but suspect it is a combination of the three. It is a very convenient and popular area close to the shops at Cherryvalley and is priced at £175,000
When it comes to obvious value take a look at 11 Dunraven Crescent, Bloomfield - it may be for the first time buyer who understands there are bits and pieces to do or it may be for the investor, either way this two bed semi will make someone a wonderful home and investment at offers in region of £59,950
For an investor, 11 Imperial Street, Ravenhill is literally ready to go and we are confident it would rent out quickly but equally first time buyers would be able to move swiftly as it should sail through survey having been built more recently than most houses in the area. The asking for this one is £85,000
Loopland is a very popular area of six streets of terraces and semis with gardens, located just off the Cregagh Road. We have various properties in the area but 30 Loopland Gardens, Cregagh has just been reduced to £75,000. Some buyers may feel the price of houses in Loopland is beyond them but may re-consider when they see this one.
11 Dunraven Crescent
www.poolerestateagents.com, www.propertypal.com or www.propertynews.com
4 Kingsway Gardens
11 Imperial Street
30 Loopland Gardens 179 Orby Drive
RENTALS ... RENTALS ...
We are currently experiencing high demand for rental
properties in East Belfast.
LANDLORDS
Take advantage of our three great value services.
Tenant find - Lettings - Management
SPECIAL OFFER
£199 plus vat for Tenant Find if we are
managing the letting (Initial 12 month contract).
Visit
poolerestateagents.com
to see which service would suit
you best.
TENANTS
Here is a selection of properties we currently offer for rent.
£500/month inc. rates
Ground Floor ApartmentLiving room Kitchen Bathroom 2 Bedrooms
Timber double glazing Mains gas central heating
9 Earlswood Grove,
Ballyhackamore
• • • • • • •£425/month inc. rates
Mid terrace propertyThrough Lounge Kitchen Two bedrooms Bathroom
Mains gas central heating
37 Kensington Avenue,
Bloomfield
£550/month inc. rates
Semi detachedLiving and ding room Kitchen, 4 bedrooms Bathroom
Oil fired central heating UPVC double glazing Gardens and driveway
68 Newton Heights,
Newtownbreda
£500/month inc. rates
End terraceThrough Lounge Kitchen 3 Bedrooms Bathroom
UPVC double glazing Oil fired central heating
38 Reid Street,
Cregagh Road
£500/month inc. rates
Mid terraceLiving room Kitchen 2 bedrooms Bathroom
UPVC Double glazing Mains gas heating
23 Agra Street,
Ormeau Road
£550/month inc. rates
First floor apartmentLiving room Open plan to kitchen 2 bedrooms, one with en suite Bathroom, UPVC double glazing Mains gas central heating Paved driveway
3a Carolhill Gardens,
Holywood Road
• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •W
e firmly believe there is a buyer out there for every house we put on the market. We also believe, despite the poor market conditions, properties should be sale agreed within three months.We can’t pretend that all our properties are agreed this quickly but with correct pricing and an understanding
owner who is willing to respond to conditions, we believe it should be possible everytime.
MARKETING
We set our marketing prices as high as possible at a level we think can attract serious interest, being careful not to over-estimate. We carefully monitor progress and if this
asking price is not producing results within the first few weeks, we liaise directly with the owner and begin discussions regarding the price level. The major cause of houses remaining unsold is Estate Agents and vendors being inflexible in pricing either because the owner has set a figure in their mind they don’t want to go below or the
Estate Agent is embarrased to admit their initial figure was not achievable.
If you want to sell your house swiftly and efficiently we can work together with you to produce the desired result. Contact Pooler Estate Agents
Here is a selection of recent sales and the story behind them.
WE CAN SELL YOUR HOUSE
WITHIN THREE MONTHS
39 Pommern Parade Castleeagh Road
This is a very nicely finished semi in immaculate order. The owners were always realistic and we knew that this was one that wouldn’t sit long on our books. We agreed a sensible asking price of £165,000 and had the sale agreed literally in 3 weeks at a figure within 5% of the asking price.
36 Cheltenham Park, Rosetta
The popularity of the area was the key here but we had to be very careful not to overprice this one as it was in need of a complete refurb. We ended up with countless enquiries and an abundance of viewers who bid against each other up to the asking price of £165,000. Now if all properties were like this, it would make life a lot easier for all concerned in the moving process!
1 Gibson Park Gardens, Cregagh Road
This one took a little longer to sell but through no fault of our own. It was literally agreed within weeks of going on the market at the asking price of around £180,000. Unfortunately the Bank Valuer felt it was too strong a price and undervalued it by £5,000 making it impossible for the buyer to proceed. Luckily we found a new buyer relatively quickly at the same price. We weren’t long in telling the valuer of the outcome.
26 The Courtyard, Castlereagh Road
We had always thought this was worth around £100,000 but when an owner wants to try a little higher we have no objections, just as long as they will re-consider if nothing has happened after a six or eight week period. We tried this one at £115,000 but to no avail. The owners were very receptive to our suggestions, dropped the price and secured a sale just below our original estimate. It took four months to secure the offer but definitely worth the wait as they have just moved into a lovely new house.
SALES AND RENTAL VALUATIONS
TELEPHONE 028 9045 3319
CALL IN TO 91 CREGAGH ROAD (opposite Tesco)
or
E MAIL US AT cregagh@poolerestateagents.com
check out our new website at
www.
poolerestateagents.com
If you would like a fast and
efficient sale or rental,
please talk to us fIRST.
Competition ... Competition ...
All runners up will win free listing with Pooler Estate Agents worth in the region of £200 (for properties coming onto the market before end of June 2012)
This photograph has been taken from an upstairs window in a property that is featured for sale in this issue.
If you know where it is, just e mail christopher@ poolerestateagents.com with your name, contact details and of course your answer. In the event of a tie, we will make a draw for the winner.
