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Time for a change?

If you are seeking a Real Estate Agent in Cairns or Mackay who is committed to the process of attracting premium buyers, creating healthy competition for your property and maximising the sales value of your property, then you have come to the right place.

Penny Wood Lane is a Boutique Real Estate Agency specialising in residential property sales and short term holiday letting in Cairns and Mackay in Queensland.

The team at Penny Wood Lane understand the importance of trust and forming long lasting relationships on a deeper frequency. They are conscious human beings and experts in their field.

When you choose Penny Wood Lane Real Estate Agents, you are choosing attention to detail, elite level customer service and professional excellence in every aspect of the transaction. You will receive accurate, current and true information for your critical decision making. This is part of the PWL brand promise to you.

Based in Cairns, Penny Wood Lane Boutique Real Estate Agency services Far North Queensland and the Mackay Greater Region. We leverage the extensive industry relationships along the East Coast from Victoria to Far North QLD. The company holds real estate licenses in QLD, NSW and has performed specialist training from The Centre of Liveability Real Estate.

If you are planning a real estate transaction in Cairns or Mackay in the future, make sure you speak with our team at Penny Wood Lane – Boutique Real Estate Agency.

Market Update

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Penny Wood Lane

Boutique Real Estate Agency - Cairns, Far North Queensland & Mackay Region

Penny Wood Lane

2 days ago

Negotiating Tips For Buyers:The current market in my view has moved into a quality based phase, meaning that not all properties are going to be as high demand as others. The quality homes with great presentation, location and high perceived value will rise to the top of the pecking order. So if you want to purchase a quality piece of real estate, you need to be smart about it.Here are some of my best tips for making you and your offer stand out and appeal to both the agent and the seller -1. Finance Ready - If your offer is subject to finance approval make sure you are working with a proactive broker. I'd find one that moves fast and is hungry for the deals. Find someone savvy and often you'll need to go out of town. My broker Julian is in Melbourne. The guy is an absolute gun and his team don't muck around. They make shit happen and they make it happen fast. They also get excellent rates.To be specific, you don't want to be offering 21 days finance in today’s market. As soon as we see this, we ask the buyers if they can speed this timeframe up because you are basically asking the sellers for 3 weeks to see if you can afford their property. 3 weeks is a long time in today's world and that equates to risk. The smart negotiators won't allow a deal like this, so it's likely you'll miss out unless there is no one else that wants the property (which is a red flag).Ask your broker if they can get you in a position to make an offer under auction conditions. This is usually possible in most cases because the valuation process can often occur online. If the broker can support an online valuation you should be able to make a cash offer. This will be very appealing to a seller and may result in you having better negotiating power eg. a better price or settlement time frame.If a cash offer isn't possible, try and aim for 7-10 days. All good brokers can make this happen if you are organised. So get organised with a pre-approval, shop around and seek recommendations for excellent finance brokers. There are a lot of amateurs posing as experts that will cost you a deal, and this can be heart breaking.Building and Pest - All professional agents will have a building and pest report completed in advance, this is the modern way of doing business. If they don't, make sure you have had a conversation with a building inspector to see what their current time frames are. You don't want to be reacting, rushing or chasing around for a building inspector after the contract is signed. Ask the building inspector if you can attend the property at the end of the inspection to talk to them face to face. You have the right to do this and it's a good idea to do so as written reports can easily be misinterpreted. A personal conversation with the inspector can help put your mind at ease with anything that may pop up that you haven't planned for. There are always curve balls in life so being organised and having good people around to help with the decisions is really important.If you sense that the agent is a weak negotiator, try your luck, but a great agent won't allow building and pest conditions that don't protect their clients. Please contact me if you wish to discuss this further.Contracts - Find a proactive and fast person who has energy. Don't use a solicitor/conveyancer that is slow because good properties move quickly and these people get paid whether you purchase or not. Don't just go for the cheapest person. Find the person who is fast with replies and ask them for a realistic time frame for things like perusing the contracts so you can communicate this clearly with the agent. There is nothing worse than agreeing to a contract and then having a buyer’s solicitor draw the process out by taking 2-3 days to look at the contract and then request changes. This can kill a deal.Settlement - A lot of sellers want to down size or relocate, and they may not have found a place to go to. Lateral movement is a challenge in the market due to the lack of quality homes and the increased competition for those properties. Especially at more affordable price points. So a seller may want to stay in the neighbourhood and may require some extended time to move. Clearly understanding their situation can help you structure an offer in your favour. For example you may get a better price for the property if you offer a 90 day settlement or a lease back. You just need to make sure your lender will facilitate this and that it doesn't impact you with stamp duty etc. So I'd recommend having these conversations with your advisors in advance about the pros and cons of such situations. Thinking out of the box and applying flexibility can be really attractive to sellers that feel a little trapped.On the other hand, a fast settlement can be very attractive to a seller so they can move on. Ask the agent what will suit the seller and try to make your offer appealing to their situation. It may sound a bit one sided, but it's a seller’s market and these are the things you need to do to secure the good properties.Be Polite - It’s really important to bring your manners, be polite and don't be a time waster. Genuine buyers are respectful and courteous. Real estate agents are often bombarded with enquiries from non-genuine people that are blunt and quite often difficult to deal with. If you are polite and courteous with your approach, a professional real estate person will easily identify you as a buyer and put you at the top of their list. I know I would much prefer to assist someone who is nice to deal with than the ‘know it all’ who is rude and abrasive. No thanks...Do your homework - Read the advertising and be specific with your questions. Do a drive past the house to see if you like the neighbourhood and research the property by doing a google search of the address. There are so many resources available so when buyers come prepared, it is noticeable and very appealing to agents/sellers. Our agency makes a point of being very transparent and we always advertise the specific details of the property, for example, the exact outgoings. It's really annoying when you clearly define everything in the advertising and then a buyer phones you up asking about the information that is already there. In other words, take the time to read the ads because then you won't be asking silly questions and wasting anyones time; good people are time poor.On the other hand, there are many agents out there that provide no information at all in their advertising. No price guidance, no outgoings, no land size and they really have no idea. A lot of buyers will automatically dismiss these properties. This is where some opportunities lie. I recommend that if you see a property you like that is lacking information, you should make an enquiry if it is still available and see if there is a viewing. Attend that viewing with your questions and ask the agent face to face in front of everyone. A professional agent will call you back after the viewing or speak with you in private. An amateur will engage and this is where it gets interesting. If you are polite and friendly there is no reason to hold back. Ask for the rates, outgoings, why the seller is selling, if there has been any offers, any defects that they know of, what are the neighbours like etc. You can position yourself very well and potentially gain the upper hand if the agent can't answer any of the questions or if they just start talking. You see when an agent is talking to one person, the rest of the buyers may actually walk straight out and move on. They may actually dismiss the property due to a lack of attention received. This happens all the time, so be patient, be present and be polite. You'll be amazed where this may lead and you could wipe out your competition by simply asking the right questions!Speak to neighbours - I always knock on the doors of neighbours to see what they can tell me about the neighbourhood and the sellers. You'll be amazed what they tell you and this also gives you an idea who you could be living next to.I'll never forget one time I bought a place in Mackay. The agent was telling me that he had all of these buyers through and there was a lot of interest. I didn't believe him. I spoke to the neighbour next door who happened to be retired and could see all the action from his living room. He told me point blank, they have had no one there except recently, there was a silver car with a black roof. He went on to say he saw the car there a few times so they must be interested. That silver car was mine and we became neighbours! Put your best foot forward - I believe the traditional days of the back and forth 3 times with offers and meeting in the middle is over. Meeting in the middle is weak and only soft negotiators do that. I recommend always making a sharp offer up front and telling the agent that's all you're prepared to offer. If you really want the house then make yourself known and go all in. We offered $50,150 above the asking price on our most recent house because we wanted the location and the agent didn't even counter offer or negotiate. They didn't even wait for the weekend viewing, so we effectively wiped out the competition. In the first year of owning the property, it went up approx. $120,000 and now you can’t buy anything in our neighbourhood. There is literally one property for sale out of the 2000 in the suburb, and the area is still rising. So, if it's a quality property, location and you don't want to miss out, then make a serious offer that the seller can’t refuse.For more information on the negotiation process and making your offer appealing to sellers, please contact me.Paul Bryan - Business owner0432 244 156 | [email protected] ... See MoreSee Less

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Penny Wood Lane

3 days ago

For Sale ~ Offers from $2M1-8/87-89 Milton Street, Mackay QLD 4740CBD Fringe Unit Complex of 8Motivated seller has instructed all written offers be presented for immediate consideration due to change in personal circumstances that is forcing sale. Property Highlights:* 8 x 1 Bedroom refurbished apartments on strata title* Total current weekly rent $2390 (Unit 6 is vacant for viewings and will rent for $450pw)* Council rates $1642.98 per unit if paid on time (half yearly)* Total building insurance with Suncorp = $7172.10 yearly* Inactive body corporate = No current ongoing fees* Building & pest inspection reports available on request* Daikin split-systems throughout each unit* 8 x single carports (4.5m x 3m)* Complex store room at rear of car park * Lease amounts range from $390 – $450pw with several rent increases coming in to effect this calendar year (Current market $450pw each and rising)* Ideal worker’s accommodation for company purchase* Each unit can be resold separately straight away* Previously utilised as lucrative short term accommodation on AIRBNB* Walking distance to Mackay CBD* 3 Minutes drive to Mackay Airport* 5 Minutes drive to Mackay’s Base Hospital* 10 -15 Minutes drive to Central QLD University Ooralea Campus* High speed NBN Fibre to the premises available to each unitFor further information please contact Paul Bryan at Penny Wood Lane Boutique Real Estate Agency 0432 244 156 | [email protected] ... See MoreSee Less

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Penny Wood Lane

3 days ago

Bold Housing Crisis Solution: $25 Bunnings Voucher & Free Snag!In a surprise pre-election announcement, the Australian Labour Government has launched what it calls a "groundbreaking" solution to the nation's ongoing housing crisis—offering every wannabe DIY renovator a $25 Bunnings voucher and a free sausage sizzle snag to help convert their laundry into an extra bedroom.Housing Minister Tim "Trowel" Thompson announced the initiative this morning, declaring it as "the most Aussie housing policy ever conceived.""We understand that young Australians are struggling to find affordable homes, and our solution is simple: let them build their own!" Thompson said, while standing in front of a freshly painted sheet of plywood resting on a couple of milk crates.The new program, dubbed ‘Dunny to Dwelling’, aims to empower Aussies to "think outside the box"—or at least outside their currently cramped living quarters. The government insists that with a bit of creativity, a cordless drill, and some elbow grease, a laundry room can be transformed into a functional (if slightly damp) bedroom.What’s in the Package?A $25 Bunnings voucher to help cover essentials like plywood, nails, and duct tape.A free sausage sizzle snag (with or without onions) to fuel DIY efforts.A government-issued "handy guide" on maximising small spaces, featuring genius tips such as "installing a fold-out bed next to the washing machine" and "learning to embrace the scent of freshly laundered socks."Special discounts on bulk purchases of pool noodles to act as "impact-resistant wall padding" for low-clearance ceilings.A Game-Changer or a Stunt?While some critics have called the policy a "glorified Bunnings loyalty program," government officials insist it will significantly alleviate the housing crunch. Treasury figures estimate that if just 20% of Australians convert their laundries into livable spaces, the nation could effectively generate "more housing than the entire Build-to-Rent scheme ever could."Opposition leader Karen McConcrete scoffed at the proposal, stating, "If the government were serious about housing, they’d be handing out free flat-pack bunk beds as well!"But the plan has already gained traction among first-home buyers, with social media flooded with posts like "Sick of rental bidding wars—time to move into the laundry!" and "Who needs a kitchen when you can eat takeaway in your new laundry-bedroom hybrid?"Bunnings RespondsA spokesperson for Bunnings has cautiously welcomed the initiative, saying they are preparing for a "surge in demand" for plywood, curtain rods, and fire-retardant blankets."We fully support all DIY enthusiasts," said Bunnings PR Manager Doug Drillman, "though we do advise customers to consider ventilation when installing bunk beds next to the dryer."Looking to the FutureWith rental prices skyrocketing and home ownership feeling like a distant dream, many Aussies are embracing ‘Dunny to Dwelling’ as a genuine lifeline. Meanwhile, whispers in Parliament suggest the next phase of the housing plan may include converting garden sheds into studio apartments and allowing tent rentals in public parks.Only time will tell if this DIY revolution will solve Australia’s housing crisis—or just create a nation of laundry-dwelling minimalists. Either way, at least there's a free snag involved. ... See MoreSee Less

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Penny Wood Lane

1 week ago

Mackay Unit Block Coming Soon!Offers from $2M* 8 x 1 Bedroom individually titled units* Currently combined weekly rent $2780 (Increases effective this year)* Building and pest inspection reports available Contact Paul Bryan at Penny Wood Lane Boutique Real Estate Agency for further information 0432 244 156 | [email protected] ... See MoreSee Less

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