Reconciliation of Sales Evidence
Address Sale
Date Sale
Price
$ Rating
value
$ Site
Area
m2 Floor
Area
m2
12h City View
68 Oakleigh
85 Cypress
100 Viewmont
36 Meadowbank 07/19
08/19
07/19
05/19
05/19 675,000
741,800
786,000
935,000
1,025,000 510,000
570,000
620,000
710,000
860,000 1025
639
786
2954
1109 130
120
190
200
225
Bdrms
3
4
4
4
4
Comparability
Inferior
Inferior
Similar
Superior
Superior
METHODOLOGY
We believe that the most appropriate method of valuation for this type of property is to
compare the subject with known sales of like properties, after making due adjustment for
variations in location, dwelling size, construction materials, condition, accommodation
quality, other improvements, site factors, and overall appearance and presentation.
As such we assessed the current market value of the property by the direct comparison
approach whereby sales of similar residential properties in the subject locality have been
compared with the subject property, as well as having analysed sales and undertaking a
net rate analysis of the comparable sales with the subject property.
RISK ANALYSIS
(copyrighted)
Property Risk
Locality
Land including Title
Planning resource consent issues
Improvements
Market Risk
Reduced value next 2 years
Market Volatility
Local Economy
Market Segment
1
1
2
2
3
3
Comments
Quite handy
Good water views
No issues known
Cladding style has some resistance
Comments
Prices were flat but now rising sometimes rapidly
Listings low
Population steady
Entry level and under $650,000 preferred
NB. Risk Ratings: 1 Low, 2 Medium, 3 High
Our observations within the Risk Assessment and the body of this report provide our opinion of the
property as at the date of the valuation. This opinion has been based on many factors including our research
and knowledge of the property market, and reflects the nature and standard of the property and current
market conditions. The Risk Assessment forms part of the full valuation report and must not be relied upon
in isolation.
Page 11 of 15
115a Normandale Road Normandale Lower Hutt