Wednesday 24 February 2016

East Cost FM: Is South Wicklow Looking More Attractive to Commuters?

Gorey (in County Weford) to Dundrum (Dublin) in less than an hour off-peak?

Last week on East Coast FM, The Morning Show presenter, Declan Meehan, was joined by Carol Tallon, Author of the Irish Property Buyers Handbook annuals to discuss the shortage of homes to buy and rent in County Wicklow.

And while it is true, there is a shortage in North Wicklow, 30 to 40 minutes south offers starter homes below €100,000, and detached four-bed homes from €140,000. Given that little new development is in the pipeline for 2016/2017 (based on commencement notices served with Wicklow local authority).  Two of our newly listed properties in Carnew and Coolattin were given as examples of the better value to be had a little further south.  (See all of our listings here:  http://www.kinsellaestates.ie/residential/ireland/property-for-sale)

The issue of commuting time came up on-air and whether, in fact, it was possible to make it from Gorey (in County Weford) to Dundrum (Dublin) in less than an hour off-peak?  The answer is 'definitely'!  With the expansion of the M11, we are finding more and more first-time buyers  coming as far south as Gorey in search of the space and value they need in their new home.

If you are thinking of extending your house-hunting area but are unsure of the locality and various town/villages that might be worth exploring, talk to us about our house-hunting service in Wicklow and Wexford: http://www.kinsellaestates.ie/ResidentialServices

Listen back to the show here:- http://www.eastcoast.fm/on-air/morningshow/listenback

 

 

Auctions: It's Not all About Land and Buildings




 Most people, when they hear the word 'auction', they automatically think of land or property but licensed auctioneers are actually involved in selling a host of other stock - including livestock - for a range of private and commercial sellers.

Here at Kinsella Estates, we have been involved in the auction business for almost 50 years from our base in the South East. While we now have offices in Carnew, County Wicklow and Gorey, County Wexford,  we acquired a yard in Carnew back in 2010 especially for our furniture, plant and machinery auctions. When we use the term 'Plant', we are referring mainly to heavy duty building or construction equipment, while 'Machinery' is generally made up of farm equipment.

During the recession and throughout this stage of recovery, we got repeated requests from businesses who needed to we sell off machinery, plant and trade tools in order to raise or recoup money.   On the basis that Kinsella Estates had its origins as part of a livestock mart going back many decades, we have extensive experience holding auctions.  Perhaps more importantly, our contacts and relationships within the local farming community mean that we can attract the right bidders on the day! 

Typically where a group of farmers get together in an area and request us to sell machinery on their behalf, we would invite outside lots with the permission of the relevant parties.  At previous auctions, we have offered a number of lots for sale on behalf of seller clients but other sellers also brought along their own lots that they wished to sell on the day.

Another example of the type of non-land auction activity we are involved in might be for farm contents (separate to selling the farm holding itself).  Over the years we have sold many farms and the vendors or beneficiaries often request that we sell the farm contents.

A successful auction has, at its heart, the right bidders in attendance.  This is where our experience and network of contacts add value.  We target our advertising to reach the relevant audience.  This involved a mix of newspaper advertising, signage, an email/text campaign and the all-important word of mouth. We attract a large volume of crowds from all around the country. We are proud to have significant repeat business from both buyers and sellers.

Our auction team consists of licensed auctioneers,  clerks, office/accounts administration and yard men.





How it works on the day:

1.  Purchasers will have the option to view the equipment and machinery the day before the auction up and until such time as it goes under the hammer.

2.  The auction itself might start at 11am but there is no pre-determined end time.  Any auctioneer worth his (or her) salt will stay selling as long as the goods are there to sell bidders remain! Certainly, there are peak auction times in the mid-afternoon but serious bidders will hang around.

3.  Once the equipment is sold the clerk sends his/her information to the office administrator.   The purchaser can then go to the office to pay.

4.  The purchaser will receive a 'passout' (proof of purchase) which is given to the yard men to verify that the equipment has been paid for and can be removed from the yard. 

5.  After sales:  We will always have an aftersales team member available on site in case there is equipment which did not meet the reserve price, which we may sell after the auction.


We know the importance of attracting the right bidders so when we are planning a date for an auction we always ensure that there is no other auction on that same day within a 50 kilometer radius. While that might seem excessive, our experience tells us that potential buyers do travel from all over to attend same. Of course, we also take into consideration the peak calendar months for a typical farmer. For example in Spring lambing season and sowing season, the same follows through for harvest.  



For specific queries or to speak with a local property expert about your buying and selling needs in Wexford, Wicklow and surrounding areas, contact Michael, Alan or Eileen Kinsella at www.KinsellaEstates.ie

Email me directly on michael@kinsellaestates.ie or telephone : +353 53 94 21718                  





Wednesday 3 February 2016

Why Knowing the Value of Your Home is Important

It has never been more important to know the value ofyour home or investment property in Ireland. But this is quite difficult to do when every quarter brings with it different - and often times conflicting - reports from media surveys, the Central Statistics Office (CSO) and property portals like Daft.ie and MyHome.ie. An accurate idea of value is necessary for the following reasons 

(1) Financial Planning 


The first step to personal financial planning is to list all current assets andliabilities. Properties owned are assets but any mortgage or charges secured against them are liabilities.In order to analyse and understand your current financial position, you must know the up-to-date value of the property minus the total outstanding loans and changes secured against it.

(2) When selling 


This is the main time and reason for people enquiring about the value of their home or investment property. Having an accurate market valuation and likely achievable sale price early on will help you make the right decision about whether or not to bring your property to market and, if so, what is the most strategic price to come to market at. Understanding local property market supply and demand from buyers will play a huge role in determining the asking price.

(3) Insurance 


This can be a tricky area of valuation for homeowners as despite what most people think, the market value of the property is not, in fact, the correct valuation for insurance purposes. Insurance works on the reinstatement value, that is, the cost of rebuilding the property, in the event of fire or other insurable event.While this might not vary much from one year to the next, there can be a big variation over the course of a few years, depending upon construction rates and cost of materials.

(4) Property Tax


Our Local Property Tax, or LPT, was introduced in 2013 and values submitted at that time remain in place for the remainder of this year. However, new valuations will be required in order for 2017 self-assessment. Home-owners are reminded that the next LPT valuation date is the 1st November 2016. 

(5)Succession Planning 

Similar to personal financial planning, for property owners who are thinking about how to provide for family and loved ones after their passing, it is necessary to know the value of their property holdings to understand their financial worth. This will help owners to make decisions about the best time and method of passing or disposing of their property


Factors that determine the value of your home 

(1) General Factors 

Recent achieved sales price of comparable properties.This information comes from the National Property Price Register. In order to be relevant, it must be recent. Comparable properties currently on the market. This is of lesser importance than Price Register data as it relies on asking prices only, which might be strategically high or low. Current local market tends, supply and demand. Remember, your home will be competing against similar homes for the attentions of the same buyers locally.

(2) Property-specific Factors


  • The age and overall condition of your property might make it above or below the average market value for your area. 
  •  Similarly, presentation of the property can affect market values by up to 10 per cent. A well presented home has neutral decor and has been de-cluttered, with well-maintained gardens. More importantly, well-presented homes tend to spend shorter time on the market. 
  • Extra features like a converted garage or attic space or a kitchen extension will add to the value of your home.For example, according to a report by Daft.ie last year "every additional bathroom is associated with a 10 per cent higher price" 
  • Landscaped gardens or outdoor rooms will always enhance the market value of your home. It is worth noting here that some so-called improvements can actually reduce the value of your home, for example, turning spare bedrooms into walk-in wardrobe in a small house or an ill-designed extension that takes over the garden.



Consequences of getting it wrong 

(1) Insurance 

Undervaluing your home, or the reinstatement value of your home, may result in your taking out inadequate insurance cover. In such instances, where a claim arises, you may be penalised under your policy by having to pay the proportion of the reinstatement costs that is undervalued. For this reason, it is crucial to have the property sufficiently insured.

(2) Over or under paying Local Property Tax (LPT)

 LPT returns are self-assessed but if you knowingly or recklessly undervalue your home in order to keep your tax bill low, you could be hit with a penalty of up to €3,000. The penalty is set at the amount of the property tax bill of the corrected valuation. In addition to this penalty, you will have to pay back the tax underpaid together with 8 per cent interest per year on the amount of underpaid tax. It is important to understand that reliance on the Revenue Commissioners' own online guide to value your home is no defence as this is intended to be a guide only. Valuations submitted back in 2013 are valid (only if correct) until 2016 but a new valuation will be necessary in time for 2017 LPT return.


 If you have any queries or concerns about the valuation of your home or investment property in Wexford, Wicklow and surrounding areas, speak with local property experts Michael, Alan or Eileen Kinsella at www.KinsellaEstates.ie www.KinsellaEstates.ie or email me directly on valuations@kinsellaestates.ievaluations@kinsellaestates.ie or telephone : +353 53 94 21718