39 Wellington Street, Mernda VIC 3754

Summary: A relatively new estate in the suburb of Mernda, north of Melbourne CBD. This property may be eligible for the full 1st Home Buyer concession depending on the sale price. Contract wise the property is fairly standard with less than a decade in term of age, it modern design and open space can only be found in newer estate like this.

Contract Review: 39 Wellington Street, Mernda VIC 3754

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Mr Dhaval Chitnis: 0422 073 491
Mr Sugath Warnasuriya: 0422 577 353

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Disclaimer: We are the Conveyancer who prepare the Contract, however we will review in the neutral stance as much as possible.

Personal Thoughts

Looking at the suburb I thought it would be quite far away from Melbourne city, looking at map however indicate otherwise. It is right next to the suburb of Epping, South Morang and Doreen. Next to it is Wollert which is currently rapidly developing with Land being title. But unlike Wollert, Mernda have house that is already build so you can just move in or rent it out as investment. One advantage buying in area such as this is since house been build there is less likely construction noise nearby and dust making your windows dirty again after a nice afternoon cleaning.

Now in relation to the contract.

General Information & Terms and Conditions

This property is being put up for Auction, you may lose your Cooling Off rights if purchase at Auction, furthermore contract will be unconditional so you can not buy it subject to finance.

Special Conditions:

Fairly standard, however attention need to be bought toward Special Conditions 9 in relations to default. Should there be no Defaults then these fee does not apply. One example of Defaults would be late deposit, or late settlement.

If purchase this not at Auction, we recommend to request for “All appliance to be in working order” as you may not have time to check all appliance. And to ask for 14 to 21 days finance.

Vendor’s Statement / Section 32

There is a covenant in the property, however it is expired and of no longer concern.
Land size is approximately: 300m2, quite standard size, majority of the neighbour is the same size.
Council rate is estimate $1500, fairly low.
Water rate is estimate to be $800 yearly. Quite standard.
This property is a General Residential Zone, there is also Vegetation Protection Overlay and Aboriginal Cultural Heritage overlay.
There is an easement on the property at the back. This where water pipe is usually install.
This property is NOT in Bushfire Prone Area.
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE“.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Particular Page 3: Payment. 5% to 10% of the deposit on the day of signing, as this is an Auction via EFT or Bank Cheque. This is usually payable on Finance due date.

Particular Page 3: Settlement time: standard time for settlement is within 90 days of signing contract of sale. You may also add in the phrase or wording, “90 days OR EARLIER”. This depend on your circumstance but if the property is empty the Vendor will usually want to settle as soon as possible.

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however penalty may still apply.

Thank you. Yours faithfully,
Ocean

5 Nelson Ave, Newcomb VIC 3029

Summary: Big land size! Close to the beach/port if you are sea lover or like that fresh sea smell. Beautiful looking house that is recently renovated, if you can keep it in the same conditions it would make other jealous! Contract wise it is fairly standard, however care need to be consider in relation to GST payment and the unknown easement.

Contract Review: 5 Nelson Ave, Newcomb VIC 3029

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Ms Michelle Winckle: 0416 117 978
Ms Sophie Spowart: 0478 957 905

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $669,000 to $699,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Wow, I thought Geelong would still be in the lower range in term of price but I guess not. However, it is understandable consider the land size and the location, I see that it is close to the beach/port area nearby, even closer is a school. Very white looking house, look like hard work went into renovation, recently we review another property that is also very white design, if you can keep this property clean it look great! I like the BBQ kitchen out the back, it look like it haven’t even been use! You must get the secret to the owner on how to keep this looking good. No photo of the garage, but there is an aerial photo of the whole land, it seem that the house is newer and the garage was original.

Now in relation to the contract.

General Information & Terms and Conditions

Special Conditions:

Interesting, there is GST applied to this property… what does this mean for you? Let say you buying it at $700,000, you actually have to pay the Vendor additional approximately $64k on top for GST. Care need to be taken in your offer!

Aside from that the Vendor Conveyancer kept the Special Conditions fairly standard without too much concern.

Based on the photo of the property, it also does not seem to have any concerning issue, however we still recommend to have a thorough look at the property, take lots of photo to avoid dispute of what was or was not damage. If in doubt, a Building Report can be arrange prior to buying unconditional.

If possible prior to offer, to negotiate for “All appliance to be in working order” as you may not have time to check all appliance. And to ask for 14 to 21 days finance.

Vendor’s Statement / Section 32

There is 2 Bank involved, and 2 Caveator involved. But this was all done at the same time, and same bank name so it just look like a multiple lender ‘bank’. Interesting, it more difficult to get loan under this structure, but it is not your concern.
Land size is approximately: 840m2, big, you won’t see many of these size in Melbourne’s metro suburb.
Council rate is estimate $1700, fairly low.
Water rate is estimate to be $800 yearly. Quite standard.
f you were to buy this property as Investment, it will be $825 if this is your only investment property.
This property is a General Residential Zone, with a Commercial Zone neighbour behind the property, they got an interesting building shape,
There is an easement on the property at the back. This where water pipe is usually install.
This property is NOT in Bushfire Prone Area.
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.

Furthernote, there is a big unknown Easement as well. The plan is older design, I can see one easement at the back, but that is 2 dashed line, I’m not quite sure what the big one mean. There is colour code… but since it got convert to digital they only scan black and white! Assuming the big easement is “E-3 Green”, then it OK, it for your use, “Purchaser Reverse use”. Unfortunately we can’t be sure unless further inquiry with Council and Land Title Office.

Your property is slightly affect by Special Building Overlay, what does this mean? It mean flooding potentially, the shape of the overlay is very odd though, it almost artistic. Could be due to high and lower ground? You most likely won’t see flooding, however I have not been to Geelong often enough to comments, but there is a potential of flooding during heavy rain or storm. Not to mention there is water nearby (about 2 block away).

There is a Owner Builder report, look like it was just complete last month in July, seem like majority of the house was renovated. Which explain why it look so sparkling clean and white. Lucky for the first tenant to live in in here.

In relation to signing the contract:

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Particular Page 3: Payment. 5% to 10% of the deposit on the day of signing, as this is an Auction via EFT or Bank Cheque. This is usually payable on Finance due date.

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however penalty may still apply.

Thank you. Yours faithfully,
Ocean

9 Percival Street, Preston VIC 3072

Summary: Bright White Home, a unique look that you will not see very often. The whiteness is truly stand out among the house, although some of the neighbours is also white as well it does not make this house lose it uniqueness. If cleanliness is your specialty you will be able to continue keeping it look great as the photo right now. Contract wise the penalty is rather high and have be costly if you are not prepared. The layout of the land is rather interesting upon looking further.

Contract Review: 9 Percival Street, Preston VIC 3072

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Mr Mark Verrocchi: 0413 135 935
Mr Bella Cortese: 0433 152 636

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $1,200,000 to $1,200,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Very white looking house, I assume it stand out in the neighbourhood…? But the house next house is also white, perhaps it is a normal colour style in this suburb. In the living room, I can see a supporting beam in the centre of the kitchen/living room, wow! How wide is this house? This is truly a “open space” design, the kitchen is truly too bright with the white color scheme, will have to clean consistently to keep it always looking good, nice oval backyard but there is no clothes hanger?

Preston suburb… my personal experience of this area is traffic is quite bad during peak hours, some of the road is small and driving can be a little rough on Bell St.

Now in relation to the contract.

General Information & Terms and Conditions

Noted: If purchase at Auction, you may lose your Cooling Off right, Deposit need to be ready on the day, Term and Conditions may not be negotiable.

Special Conditions:
SC4 – Nomination fee of $550, rather high here. Make sure whoever is purchaser to be correct. General it is $200-$350.
SC10.3 – Wow $1250 for Default Notice! Generally it is $500 to $850.
SC13.1 – Landtax is Proportional… hopefully the Vendor don’t own too many properties.

Based on the photo and the floor plan of the property, the Alfresco area at the back, this seem to be professionally done though, but we not sure if there is a permit. And the Statement don’t state any permit apply.

If possible prior to bidding, to negotiate for “All appliance to be in working order” as you may not have time to check all appliance. Recommend to take lots of photo, video and test all appliance to avoid dispute on what was or wasn’t damage or working in the future.

Vendor’s Statement / Section 32

The owner recently refinance in June 2023, but now they already selling it. Look like the Interest rating is heavily affecting them or they did renovation and selling it for profit?
There is No Easement on the property at the back.
Land size is approximately: 494m2, good size.
This property is a General Residential Zone.
This property is NOT in Bushfire Prone Area.
Council rate is estimate to be $2600 yearly, fairly standard consider the value of the property, actually, it is slightly lower than other council considering the value.
Water rate is estimate to be $700 yearly. Quite standard.
If you were to buy this property as Investment, it currently Landtax is $2725 if single holding, currently it is proportional to be $4,363.56
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.

This property layout is very interesting, in particular to the backyard and the shed. Eagle-eye inspection might notice the odd shape of the land and the position of the shed.

Officially the property size is 494m2, you may want to do a measurement to see where the land start and end.

Looking through the plan, it look like there was a small lane at the back of the property. Perhaps initially it was meant to be as easement but was abandoned and no longer being used by the Council/Power Utility or Water Authority. Based on the plan, this back lane/street cannot be use and meant to be left empty. However, we guess that over time, the neighbour and even the owner of this property just basically started extending their fencing and now it become ‘their land’.

Our first thought was that, “Neighbour take my land, so we going to take your land”, but that does not seem to be the case. There is also no indication of the plan being changed to allow for these home owner to use this part of the land.

Looking at satellite image, half of the block here all use it, it blurry so we can’t see but the other half seem to be still empty and you can still walk in there or play hide and seek. Honestly, we don’t see this very often, it is a rare case and we are uncertain of the future issue may arise because of it. The council does have the right to take back all of these portion of land if they choose to do so. We are rather curious… perhaps speaking to the local people, they might give some insight as to why did ~10 of these house owners started to built on this part of the land.

Lastly, we noticed that there is Solar Panel on the roof of the property, you may want to double check if that is Paid Off yet, or add it in part of special conditions to be Paid.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE”.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Particular Page 3: Payment. 5% to 10% of the deposit on the day of signing, as this is an Auction via EFT or Bank Cheque. You may be given a few days (till Monday if on Weekend) to organize for the remaining balance.

Particular Page 3: Settlement time: standard time for settlement is within 90 days of signing contract of sale. You may also add in the phrase or wording, “90 days OR EARLIER”. However most Auction terms will be between 30 to 60 days.

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however this does not applies if this is purchase at Auction.

Thank you. Yours faithfully,
Ocean

Spotted an error? Please let us know.
Have a interesting story of the suburb/area? Or your experience and insight? We like to hear them, feel free to share using the Review option at the top of the page.
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58 Beattie Crescent, Morwell VIC 3840

Summary: Big land size, perhaps it may only be consider average in area but when compare to other more populate suburb the size is certainly big. Location wise it have quite nice facility, hospital nearby, school and airport if you don’t feel like driving too far. One potential major concern is Flooding, earlier this year the suburb nearby Morwell got affect by flooding. As the property house is fairly older compare the two house next door, it might not look as nice when viewed far away. However the big landsize, the value of the property and the rental return certainly give the property good advantage for investment. Contract wise, we recommend to remove Special Conditions 14.3.

Contract Review: 58 Beattie Crescent, Morwell VIC 3840

Disclaimer

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $285,000 to $285,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Ah~ Morwell, I have drive pass here a few times, perhaps even to rest on some occasion, the town being on the main ‘highway’ to the east coast is certainly more advantage in term of location. Looking at the map it is fairly develop and nice amount of tree up north area. Hopefully it is not a brushfire concern, hopefully looking at satellite image it is quite green so you won’t expect this to be a issue.

Big land size looking house, although grass cutting might be a problem for some tenant/occupant. This house seem to be the original house, the neighbour next door have been built in the recent decades or is fairly newer. If compare to the neighbour then it difficult to compliment the house, however considering the house value and the rent returning, if purchase as an investor this is what is important. And if to live in, seem to be a nice quiet area as well, there is a reverse park area in the surrounding, hospital 1 block away is a major advantage, and not too far away is a local Airport.

Now in relation to the contract.

General Information & Terms and Conditions

Special Conditions:
Fairly standard without much of a concern, however we recommend to remove the following prior to signing:
SC14.3 – You will get charge $220 for variation of the contract. Based on your situation with Purchaser name, you may need to update this after signing.

If possible prior to offer, to negotiate for “All appliance to be in working order”, as you may not have time to check all appliance, however considering it is an old property, the Vendor may refuse The current offer is subject to Finance, good.

Vendor’s Statement / Section 32

There is a lease on the property, tenanted which is good. Unfortunately it is expired in October so you might lose the rent. Which is quite normal, unfortunately we can’t comments on the rental market in Morwell. Rent wise it is $205 per week at the moment.
Services Availability: All except Telephone, usually there should still be Internet/NBN service in replacement of Telephone.
Looking at the plan, this property is probably around 30-35 years old.
There is an easement on the property at the back, So does all of your neighbour, so it unavoidable. This where water pipe is usually install.
Land size is approximately: 776m2, big land size. It will be very difficult to find this in St Albans.
There is an easement at the back of the property. It is unavoidable as all your neighbour have it too. Water Pipe goes through here.
This property is a Neighbourhood Residential Zone. This is good, in summary it mean the property in the area have style in their design. One bad point is it also subject to “Inundation Overlay”, look at map we don’t see any Water body nearby, basically it saying that this area can be flood. Perhaps it due to poor drainage, or the ground being lower, or heavy rain that cause cause flooding in the area but this why we have insurance.
This property is in Bushfire Prone Area. But it stop on the opposite side of the neighbours, our guess is within a few years as the city development grow more, then your property won’t be considered Bushfire Prone Area anymore.
Council rate is but estimate to be $1600, the high amount is due to: Garbage Charge, perhaps it is due to the distant or very good management that why $400 is being use for Garbage Charge. If this cost were similar with bigger suburb such as St Albans then the rate would be quite standard.
Water rate is estimate to be $680 yearly. Quite standard.
If you were to buy this property as Investment, it will be $0 if this is your only investment property. If you have multiple property, currently capital value is $275,000. If you can secure the property for less than this it, it certainly leaning on a good investment side.
The property is subject to Lease. Refer above.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE”.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Particular Page 3: Payment. 5% to 10% of the deposit on the day of signing, as this is an Auction via EFT or Bank Cheque. This is usually payable on Finance due date.

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however penalty may still apply.

Thank you. Yours faithfully,
Ocean

40 Commercial Road, Footscray VIC 3011

Summary: Will require lots of renovation if you planning to live in, alternatively it is more suitable for long time investor or development by building new house on it. These type of Shop out front and house in the back will become rarer and rarer, a pity as it was always fun visiting the ‘milk bar’ nearby. Contract wise the Landtax is highly recommend to remove, however this must be negotiate prior to auction.
UPDATE: Wow sold at auction for $1.2m by a knock out bid!

Contract Review: 40 Commercial Road, Footscray VIC 3011

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Mr Caleb Venneri: 0459 626 066
Mr Christy Liden: 0431 110 993
Auction: 2pm on the 5th of August 2023

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $1,000,000 to $1,110,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Commercial Rd but it not a commercial property, how misleading 😊! That is until I see the photo of the property, it indeed does look like a Commercial small shop many decades ago, there is only 3 photo so I can’t really comments much but it does look very old and is not in a livable conditions. You would only want to buy this for the Land to sell in the future or to build new house on it. Couple of door down, I see an interesting looking house, 5-6 car park spot, is that a commercial property?

Location wise it quite good, Victoria University, Footscray Shop, if you like the Melbourne Cup horse racing, not too far from Highpoints and a very big and nice size Footscray Park.

Now in relation to the contract.

General Information & Terms and Conditions

Noted: If purchase at Auction, you may lose your Cooling Off right, Deposit need to be ready on the day, Term and Conditions may not be negotiable.

Special Conditions:

Quite standard, however there is a $330 for reschedule of settlement date, $880 if we are in default.

However SC11 is dangerous if the owner own many property, especially if he own many in area that have similar value like Footscray. You should change to this a “Single Holding” instead of Proportional.

SC12.3 is rather funny, I’m not sure if they will actually enforce it. You will get charge if you make any changes after completing Duties Statement, for example let say you change your phone number, or residential address, you will get charge $88. Rarely do we come across this.

As there is no photo of the back property (house), we not quite sure of the conditions, however we still recommend to have a thorough look at the property, take lots of photo to avoid dispute of what was or was not damage. If in doubt, a Building Report can be arrange prior to Auction.

Vendor’s Statement / Section 32

There is no Gas supply, that is rather odd considering it is Footscray. So if you want Gas you will need to connect to the property, which can be costly. However with climate change issue at the moment, the government don’t like install Gas and want everyone to use Electricity.
There is no easement on the property at the back. No Easement at the back, lucky you. Usually the water pipe is there, look like your neighbour have it… considering this, the council may force you to have one.
Land size is approximately: 597m2, good size, may be able to build 3-4 Townhouse here if you are an developer.
This property is a General Residential Zone, lucky, so you can build house on it. But if you want to do it like Commercial+House like the original property it will be more difficult now.
This property is NOT in Bushfire Prone Area. There is a water area not too far away. I often see boat and fishman using this river.
Council rate is estimate to be $3500 yearly, – wow it is high! But it quite standard for property in Footscray. The council valuing it at $1,200,000 already, my personal prediction this probably will probably go for $1.5m as a minimum. The opening bid will determine the final price. The owner have quite a high Council Arrears, considering their age perhaps they just overlook it. But this is not of your concern, they will have sufficient money at settlement.
Water rate is estimate to be $680 yearly. Quite standard.
If you were to buy this property as Investment, it currently Landtax is $6279 at the moment! Wow, you need to try to get Special Condition 11 to be Single Holding and it will save $1-2000 at settlement, we be adjusting it at $4175 instead.
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.
Clear Title, also look like the owner passed away, condolences to the family. The property is being sold by their Executor.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE”.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however this does not applies if this is purchase at Auction.

Thank you. Yours faithfully,
Ocean

Spotted an error? Please let us know. Have a interesting story of the suburb/area or your experience? Feel free to share.
This review may freely be share on the conditions that no edit is done on the original text.

29 Thackeray Quadrant, Avondale Heights VIC 3034

Summary: A very classical looking house in a very established location. Location wise you have the neighbour of Highpoints and DFO. It is also close to Freeway and the Airport. There is quite style look inside as well, with a ‘display case’ and the lovely wooden ceiling. Contract wise there is not much concern, but perhaps strong bidder that make you lose out. Traffic may be difficult during peak hours.

Contract Review: 29 Thackeray Quadrant, Avondale Heights VIC 3034

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Mr Paul Filippone: 0400 155 110
Mr Jordan Mahch: 0404 662 234

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $1,050,000 to $1,150,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Avondale Heights? Which is DFO and Highpoints neighbours. Look like you manage to find a classical looking house. From the photo, most likely it is original build, but there is a few concern, in the Kitchen/Dining, what is that wall? It look like an un-finished wall? But now converted into a case display, which is rather stylish and make it like it was intentionally designed. In the kitchen, there is a big ventilation fan over the stove, this look like the Owner install later, remind me of Pizza Fire Stove. Beautiful wooden ceiling, most house don’t do this nowadays anymore due to cost, the Clothes hanger is rather odd location, either it got move to here, or they added concrete later.

Kitchenette behind the garage seem be added afterward, it hard to tell since there is no photo and only floor plan.

Personal experience, the traffic during peak hours here is not to my liking, but this is normal for this area, it show that it is populated, and there is also local shop and nightlife.

Now in relation to the contract.

General Information & Terms and Conditions

Noted: If purchase at Auction, you may lose your Cooling Off right, Deposit need to be ready on the day, Term and Conditions may not be negotiable.

Special Conditions:
The Vendor kept the conditions fairly standard without too much concern.

Based on the photo and the floor plan of the property, it also does not seem to have any concerning issue, however we still recommend to have a thorough look at the property, take lots of photo to avoid dispute of what was or was not damage. If in doubt, a Building Report can be arrange prior to Auction.

If possible prior to bidding, to negotiate for “All appliance to be in working order” as you may not have time to check all appliance.

Vendor’s Statement / Section 32

Property seem to be approximately 40 years old. Look like the property is owner occupied, in most case Owner take care of property better than non-owner-occupied.
Services Availability: All except Telephone, usually there should still be Internet/NBN service in replace of Telephone.
The property was plan was in 2006. The current owner, aside from owning the bank Home Loan, also own a personal loan with one party in 2019, furthermore this property is recently is being taken for sale under a Warrant/Sheriff. This mean that this property must be sold otherwise further legal action will take place. The Vendor will most likely do not have much of a choice of “Reserve Price”, and the property is “On the Market” with any bid the public can offer.
There is an easement on the property at the back. Corner block property, there is a very small easement on the property, lucky you. Your neighbour got the full easement, unlucky for them. There is a reverse opposite side of the house, what is that? Look like a bike trail, it pretty good to have as other street side neighbour! This where water pipe is usually install.
Land size is approximately: 650m2, good size, may be able to build 3-4 Townhouse here if you are an developer.
This property is a Neighbourhood Residential Zone. Although Neighbourhood give less freedom compare to General Residential, it however is much more stylish.
It also contain the Aboriginal Cultural Heritage and a few other Plan restriction, as the property is already build this won’t be too much of concern not unless you plan to extend or build.
This property is NOT in Bushfire Prone Area. There is a water area nearby; a river/creek. What nice about Cairnlea is there is many park and reserve area, personally I have not walk very much of the trail but do see quite a few residents using the trail.
Council rate is estimate to be $2600 yearly, which is high but considering the landsize and the value of this property it is quite standard.
Water rate is estimate to be $680 yearly. Quite standard.
If you were to buy this property as Investment, it currently Landtax is unknown, this documents is not included in the Statement. We advise to request for a Certificate. Based on estimation it could be: $1500
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.
The power is being sold by the owner son under the Power of Attorney, this is not much of your concern, perhaps it is due to the Owner age or time schedule.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE”.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however this does not applies if this is purchase at Auction.

Thank you. Yours faithfully,
Ocean

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351 Main Road West, Albanvale VIC 3021

Summary: The other side of St Albans, when you see the word Main Road West, but surprisingly it is Albanvale instead, location wise you have Brimbank shopping Centre, Watergarden, a creek nearby if you like to do walking or bike riding. It is on the main road though, so traffic and noise might be an issue during peak hours. Very close to primary school if you have kids, double option for this area. Triple if you willing to travel an extra 1 minutes by car. Overall a very good location, with a warming feeling cozy looking home. Unique feature wall style with condition kept fairly good. Not much of grass to maintain, no front fence with your neighbours so perhaps you might get a free lawn cut from them! A front lawn chair and a small garden out of your neighbour’s front lawn certain bring charm and many greeting if they sit out there. Contract and Section 32 wise it is not too much of a concern, however a missing Council Rate is require as we do not know the current outgoing.

Contract Review: 351 Main Road West, Albanvale VIC 3021

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Mr Matt Christakakis: 0425 719 487
Mr Tony Parissis: 0418 325 610

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $597,000 to $600,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Nice and cozy looking house, it have that warm inviting feeling. There is an odd panel on the wall next to the roof, perhaps it is a Solar Panel unit? These brick ‘wallpaper’ wall look is certainly rare, you won’t often see this style. It give the property a bit of charm and uniqueness along with the ceiling fan. Nice hardwood flooring, it seem to be recent renovated or being kept in a well maintain conditions. Kitchen also got renovated as well so that also nice. Rarely do you see feature wall like this, it also in the Bedroom as well, no work has been done in the bathroom? It seem to be the original tile of many years ago. One personal dislike is the odd shape of bedroom 2, but perhaps because of this that Master Bedroom is truly a Master (bigger size).

Now in relation to the contract.

General Information & Terms and Conditions

Special Conditions:
Fairly standard without much of a concern, 5% interest for default, and $220 for a reschedule. We recommend to remove:
SC 10(f) and 14 if you planning to do an early settlement.
SC 12 if you need to move in early 1-2 weeks time for example.
SC 15 as there is no Solar Panel confirmation, this might be a danger to you, double check if there is Solar Panel that is still owning money.

If possible prior to offer, to negotiate for “All appliance to be in working order” as you may not have time to check all appliance. And to ask for 14 to 21 days finance.

Vendor’s Statement / Section 32

Services Availability: All except Telephone, usually there should still be Internet/NBN service in replacement of Telephone.
Look like the Vendor does not own the bank any money and that this is an Investment Property. Looking at the plan, the house possibly: 17 years old.
There is an No easement on the property at the back, unlike your neighbour across the street which have them. This where water pipe is usually install.
Land size is approximately: 295m2, same as the unit next door.
There is an easement at the back of the property. It is unavoidable as all your neighbour have it too. Water Pipe goes through here.
This property is a Neighbourhood Residential Zone. Which pretty explain the unique looks of the property.
It also contain (slight) the Aboriginal Cultural Heritage and a few other Plan restriction, as the property is already build this won’t be too much of concern not unless you plan to extend or build. Eventually this zone will most likely cover the whole land.
This property is NOT in Bushfire Prone Area.
Council rate is unknown but estimate to be $1600, the vendor forgot to include this documents.
Water rate is estimate to be $680 yearly. Quite standard.
If you were to buy this property as Investment, it will be $0 if this is your only investment property.
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE”.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Particular Page 3: Payment. 5% to 10% of the deposit on the day of signing, as this is an Auction via EFT or Bank Cheque. This is usually payable on Finance due date.

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however penalty may still apply.

Thank you. Yours faithfully,
Ocean

22 Goldstone Grove, Aintree VIC 3336

UPDATE: WOW! Sold for $741,000

Summary: Newly develop house, in a new estate. With the modern open space design and facility that you can only find in newer property such as ducted heating. Age wise the property is most likely 6th years old, same is true of your neighbours. Buying here have it advantage and disadvantage, one example would be it is new, location from the Melbourne CBD might be an issue for some home owner. With the currently price, First Home Buyer might not benefit from First Home discount. The Council property value is quite high at the moment, which is good, but it also mean higher bill. If you win the auction, perhaps you can have dinner at the house as Auction is at 5pm.

Contract Review: 22 Goldstone Grove, Aintree VIC 3336

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Mr Leigh Grixti: 0414 098 557
Ms Sarah Azzopardi: 0403 475 002
Auction: 1st of August 2023 at 5:00pm.

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $670,000 to $730,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Nice hardwood flooring texture, most flooring is quite plain style looking, it is rather odd that the kitchen have hardwood flooring instead of your typical tile however. Kitchen bench top have a small area of dining which is rather convenient. Lovely style of kitchen splash back as well. Nice pergola out at the back, pit that only gravel is on the ground instead of decking or more sitting down friendly of some kind. Unfortunately there is no floorplan so I can’t comments on the 2nd living room or “Master?”. Look like the current tenant isn’t using all room and using some for their home-office and study.

Now in relation to the contract.

General Information & Terms and Conditions

Noted: If purchase at Auction, you may lose your Cooling Off right, Deposit need to be ready on the day, Term and Conditions may not be negotiable.

Special Conditions:
There is a few payable fee that should be remove if possible, such as SC.5(v) which you will be charge $120.00 for any change in the Contract, whether it is minor change like a letter in your name or missing a middle name as per bank requirement. There is also fee for rescheduling of settlement as well.

If possible prior to bidding, to negotiate for “All appliance to be in working order” as you may not have time to check all appliance.

Vendor’s Statement / Section 32

Services Availability: All except Telephone, usually there should still be Internet/NBN service in replacement of Telephone.
Look like the Vendor is currently living in the property, in most case Vendor tend to look after their property best. They own the property for possibly 2 years now.
There is an No easement on the property at the back, unlike your neighbour across the street which have them. This where water pipe is usually install.
Land size is approximately: 448m2, average compare to most of the neighbours in the street.
There is an occupancy permit for this property, which was complete end of 2017, so age wise it is approximately almost 6 years old. They also build with Sherridon Homes, which is quite a reputable builders. Build cost was $260,000, consider the same building in this current market you probably be looking at $330 to $350,000 to build the same property.
This property is a Urban Growth Zone. Which pretty much mean, expect lots of house development in the area.
It also contain (slight) the Aboriginal Cultural Heritage and a few other Plan restriction, as the property is already build this won’t be too much of concern not unless you plan to extend or build. Eventually this zone will most likely cover the whole land.
This property is NOT in Bushfire Prone Area. There is a water area nearby; a river/creek. What nice about Cairnlea is there is many park and reserve area, personally I have not walk very much of the trail but do see quite a few residents using the trail.
Council rate is estimate to be $2200 yearly, which is quite standard considering the landsize and the value of this property. Personally I felt that this is high, but then you look at the current council value, it is $670,000. Usually Council value is much lower than the market value, so if you are able to buy this below the $700,000 range it is quite good deal. Keep in mind that if you are buying this as First Home then after $600,000 you will only get discount instead of the Full Stamp Duties (Tax) saving.
Water rate is estimate to be $750 yearly. Quite standard. Keep in mind that City West Water and Greater Western Water have merge, so you might be one of those lucky one and save ~$70 for yearly rate.
If you were to buy this property as Investment, it currently Landtax is unknown, this documents is not included in the Statement. We advise to request for a Certificate. Based on estimation it could be: $1400.
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE”.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however this does not applies if this is purchase at Auction.

Thank you. Yours faithfully,
Ocean

35 Gurnung Drive, Cairnlea VIC 3023

Summary: A true double-storey house, it is not a townhouse! Not all double storey is build equal, this is the above your average type, the photo does not seem to do the property justice, an in person inspection is highly recommended. The owner kept the property in quite a good conditions, however it might look less appealing until you replace the TV Bracket with your own TV. The Contract is not too bad in term of conditions and potential hazard, however the Caveat and Sheriff documents can be a worrying issue, fortunately the documents is now approved by the Courts.

Contract Review: 35 Gurnung Drive, Cairnlea VIC 3023

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Mr Chad Fowler: 0433 373 726
Ms Minh Bui: 0410 409 277

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $970,000 to $1,067,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Big looking house, to be expected for double storey, however not all double storey is build equal, it can get lonely if you living by yourself or have a small family. Nice pergola for outside entertainment, be good if there is also a ‘wind breaker’ or curtain of some kind but that can be install afterward. Across the road you won’t be seeing your neighbours, but a creek and walking trail, one bad point would be it is right next to the roundabout so traffic may be good or bad, considering the location you won’t expect any traffic except local. Another good or bad points is the property is quite higher, higher than above ground compare to the neighbour, it certainly give better view but it mean that your driveway can be steep for low car or weaker driver.

Now in relation to the contract.

General Information & Terms and Conditions

Noted: If purchase at Auction, you may lose your Cooling Off right, Deposit need to be ready on the day, Term and Conditions may not be negotiable.

Special Conditions:
SC9 – You will be charge $220 for reschedule of settlement, make sure to choose the right settlement date that you want, otherwise you will get charge additional fee. We recommend to remove this conditions if possible.
SC8 – 18% as default interest, this is rather high however is quite standard, in most case the Conveyancer will not agree to get this change. Standard is 12% to 14%.

If possible prior to bidding, to negotiate for “All appliance to be in working order” as you may not have time to check all appliance.

Vendor’s Statement / Section 32

Services Availability: All except Telephone, usually there should still be Internet/NBN service in replace of Telephone.
The property was plan was in 2006. The current owner, aside from owning the bank Home Loan, also own a personal loan with one party in 2019, furthermore this property is recently is being taken for sale under a Warrant/Sheriff. This mean that this property must be sold otherwise further legal action will take place. The Vendor will most likely do not have much of a choice of “Reserve Price”, and the property is “On the Market” with any bid the public can offer.
There is an easement on the property at the back, however all your neighbour have it too, so it is unavoidable. This where water pipe is usually install.
Land size is approximately: 593m2, slightly below average most of the neighbours in the street.
This property is a Neighbourhood Residential Zone. Although Neighbourhood give less freedom compare to General Residential, it however is much more stylish.
It also contain the Aboriginal Cultural Heritage and a few other Plan restriction, as the property is already build this won’t be too much of concern not unless you plan to extend or build.
This property is NOT in Bushfire Prone Area. There is a water area nearby; a river/creek. What nice about Cairnlea is there is many park and reserve area, personally I have not walk very much of the trail but do see quite a few residents using the trail.
Council rate is estimate to be $2600 yearly, which is quite standard considering the landsize and the value of this property. The Owner also own quite a lot of money to the Council too, but it not so much of your concern.
Water rate is estimate to be $680 yearly. Quite standard. With an arrear of over $6000 at the moment. The Vendor is currently struggling with their finance, one factor could be the Bank Interest rate and living expense cost.
If you were to buy this property as Investment, it currently Landtax is unknown, this documents is not included in the Statement. We advise to request for a Certificate. Based on estimation it could be: $2000
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE”.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however this does not applies if this is purchase at Auction.

Thank you. Yours faithfully,
Ocean

65 Furlong Road, Cairnlea

UPDATE 22/07/2023: Sold for $1,410,000. WOW. Amazing crowd turn out. 4 strong bidder.

Summary

Very unique house style house, the owner took great care of the property, you have to wonder if they are just creative or have a professional decorator involved. Being on main road does mean more traffic; perhaps it is a good or bad point depending on your perspective.

The contract is quite standard without too much concern. House size is quite large, but larger size come with larger bill.

Contract Review: 65 Furlong Road, Cairnlea

Disclaimer

Please find below is Ocean’s Contract Review from the Section 32 and Contract of Sale for this property based on documents we have received, please note that this is our opinion only and further question can be inquire with us or your Conveyancer. If you have any question outside of the Contract, you should contact the real estate agent:
Mr Chad: 0433 373 726
Mr Leigh: 0414 098 557

Please call us, message, visit or email us if you have any further inquiry regarding Contract or Property Laws.

Currently the agent valuing this property between: $1,000,000 to $1,100,000, please take that into consideration during research, negotiation, bidding or property valuation and finance with your banker or broker.

Personal Thoughts

Very unique looking house, beautiful decoration, Cairnlea property up for sale is quite low in comparison to other Suburb. Nice pergola for outside entertainment, I wonder if the buyer get the trampoline too. Very rare to see 3 space garage, and a private toilet nearby. Interesting that the garage lead to the study.

Now in relation to the contract.

General Information & Terms and Conditions

Noted: If purchase at Auction, you may lose your Cooling Off right, Deposit need to be ready on the day, Term and Conditions may not be negotiable.

Special Conditions; the Vendor kept the contract fairly standard without any conditions that is too concerning.

If possible prior to bidding, to negotiate for “All appliance to be in working order” as you may not have time to check all appliance.

Vendor’s Statement / Section 32

Services Availability: All
Look like the property only have 1-2 owners, considered that it was purchased in 2007.
There is an easement on the property at the back, however all your neighbour have it too, so it is unavoidable. This where water pipe is usually install.
Land size is approximately: 807m2, above average and larger than most of the neighbours.
This property is a Neighbourhood Residential Zone. This would explain the unique look of it. Although Neighbourhood give less freedom compare to General Residential, it however is much more stylish.
This property is NOT in Bushfire Prone Area. There is a water area nearby; a small Ponds. What nice about Cairnlea is there is many park and reserve area, personally I have visit approximately 6 ponds in Cairnlea.
Council rate is estimate to be $2500 yearly, which is quite standard considering the landsize and the value of this property.
Water rate is estimate to be $680 yearly. Quite standard.
If you were to buy this property as Investment, it currently Landtax is unknown, this documents is not included in the Statement. We advise to request for a Certificate. Based on estimation it could be: $1975
The property is not subject to Lease, purchase will be vacant possession. If you are buying this for investment, we can refer you to a property manager to assist you.

In relation to signing the contract:

Particular Page 1: Your full name should be the same as your Passport name, also to include the phrase or wording, “AND/OR NOMINEE” at the end. For example: “Ocean Nguyen AND/OR NOMINEE”.

Particular Page 2: If you choose to take on our services, please include the following details under the “Purchaser’s Legal Practitioner or Conveyancer” section.

Oceantralian of Suite 10A, 100 Furlong Road, Cairnlea VIC 3021
Tel: 0479 126 326
Email: admin@oceantralian.com

Please note you usually have 3 business days cooling off, in which you can cancel the contract, however this does not applies if this is purchase at Auction.

Thank you. Yours faithfully,
Ocean