AMAZING!!!! GJ GARDNER $75K $80K 15% BELOW C.V ACT FAST

Listing Number:  950
Posting Date:  25 April 2008






 
Price:$415,000
Listing:AMAZING!!!! GJ GARDNER $75K $80K 15% BELOW C.V ACT FAST
Type:Off The Plans
Category:Purchase Option
Bedrooms:4
Bathrooms:2
Region:Northland
Site Area:175 x 1 220 x 1 m2
Address: Login
Building Area:740 650 m2
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Description:

BELOW PACKAGE DEVELOPMENT HAS PREAPPROVAL FOR FUNDING BY WESTPAC AT 90% LAND & BUILDING!! To approved purchasers.

Have you heard about the Marsden Point area? This area is about to explode, for your own knowledge I urge you to please read the below article.

THREE House and Land packages are on offer (two are listed here) all showing a minimum of $75,000 below the current valuations that have very recently been completed, so they reflect the valuation in the current climate.

Why Marsden Point?
Marsden Port is THE ONLY deep water port in NZ capable of docking the new generation container ships that the shipping companies want to send to NZ. Auckland and Tauranga Ports own large shareholdings in Marsden Port, maybe they know what is about to happen....If you understand what happens when massive infrastructure changes occur to an area, then you will understand the opportunity here.

The Government, Regional Council, Marsden Port, Carter Holt Harvey, Marsden Refinery, Ontrack etc are all investing millions and millions of dollars into the area, the growth in this region is about to explode.

Read my article below to find out more I have invested in different types of investments within this area and am happy to have a conversation with you and share my knowledge.

Also click on some of the Bayleys links to find out what their researchers say about the region.
............................................................................................................
Below is information that has been provided to me from a variety of credible and accurate sources.
The conclusion of this information is that I am sure you will agree that Marsden Point Ruakaka is confirmed as currently one of New Zealands property hot spots.

The information has been divided into two main areas, Macro Factors on the general Marsden Point and Ruakaka developments and Micro Factors on what is happening in and around the Rivergarden East Development.

The total area where commercial and industrial parks are
being built, zoned or currently sold is 444 hectares 1096 acres !


MARSDEN POINT PORT
One of the key reasons the whole Marsden Point Ruakaka area is under going such massive development and improvement is that strategically the Port is the only natural deep water port in NZ.
The global shipping industry is opting for larger scale container ships that Marsden Port could handle in the coming years.
The move towards new container ships 3 – 4 times the size of the current ones, means Marsden Point is the only port in New Zealand capable of docking these ships. These ships cost $1m per day to run and need fast turnaround times.
As an aside this is why Ports of Auckland and Ports of Tauranga are major shareholders in Ports of Northland.
A third berth has been planned for the port.

NORTHGATE
This commercial and industrial development has started its earth works now,opposite the current Ruakaka town centre, titles to the sites are due Mid 2009.
The land was originally sold between $150 $170 psm, it is now reported to be worth $200 $215 psm.
The total area of this development is 92ha.
A $10m rail link to from Marsden Point through Northgate and the proposed new Town Centre to the main line has just been approved. This is to move bulk containers off the wharf as fast as possible, therefore enabling a fast turnaround for container ships
and freight companies, whilst being able to be time efficient in transporting the containers to Auckland.

MARDEN POINT PORT INDUSTRIAL AND COMMERCIAL
60 McEwan Rd 55ha of Land adjacent to the Marsden Port is also up for sale and is zoned for heavy industrial and commercial activities. Marketed by Bayleys.
A second site of 177ha is for sale or lease by the Northland Port Corporation and is being sold via Colliers, the offer to businesses is a design and build solution for their needs.
Colliers have a large part of the Port Land up for Sale and Lease also.

NEW TOWN CENTRE
The developer of Northgate has also bought 120ha for the building of a new town centre opposite the current one . The new town centre will compromise of ; a transport centre, business district, retail district, shopping centre, a Tertiary education centre,
high density residential area and a sports and aquatics centre.

Quote from Oliver Scott the developer – “Marsden Point and Ruakaka are at a stage where Tauranga was at 20 years Ago!”



THE NORTHLAND TIMBER INDUSTRY
Carter Holt Harvey has increased its timber harvesting in Northland
From 1 million cubic metres per annum, to 3 million cubic metres per annum and will peak At 4 million cubic metres per annum between 2008 and 2035.
All this timber will be shipped from Marsden Point and a new “Bigfoot” sawmill on Port Land is planned
A major upswing in timber industry activity in Northland is expected to last for 25 years.


LAND COST
This is another key reason of the expansion in the area, with commercial and industrial land in Auckland going for $250psm and upwards for secondary sites and up to more than $500psm for prime sites in Auckland.
In Tauranga the range is $255 $350psm.
Compared to Industrial land in the Marsden area ranging from $150 $215psm, you can see why businesses are looking there.
Land in Whangarei for commercial activities is predicted to be sold out within three years.

REFINERY UPGRADE
A $180m upgrade of the Marsden Refinery is underway.


POPULATION GROWTH
There is plenty of positive population statistics, below are a selection
“There is currently 70,000 in the Greater Whangarei Region
Whangarei 50,000 , with an expected further 80,000 within the next 13 years”
“Whangarei is expected to top 100,000 by 2036”
“17,000 expected in Whangarei in the next 9 years.”
“Whangarei is the sixth fastest growth area in NZ.”
“The top area that will lead the population growth in Northland between 2006 2016 is Marsden Point Ruakaka.”

COUNCIL INFRASTRUCTURE
The Whangarei District Council has put a moratorium hold on any further resource consent being issued in the area from Marsden Point to Ruakaka, including One tree Point, until the sewage and storm water systems have been upgraded.
This is scheduled to take place in 4 years or more minimum .
What this means is that unless a developer has been approved for Resource Consent now, there will be no more new residential developments coming into the Ruakaka Market for quite some time.
For land values this is good news as the supply of new sites has been strangled and therefore limited demand usually means increases in land values.
With the New Commercial and Industrial centres under construction now, the demand for property in Ruakaka is only going to increase over the next few years.

I have contacted a few letting agents in the area and they are short of stock, especially executive rentals.

The Whangarei DC has increased the reserve contribution charges to developers at by a minimum of $20,000 per lot, this came in place on 1 July 2006.
This means the raw cost to developers per section has increased $20k per site, this cost is then passed onto the end purchaser and drives the valuations on the land upwards.

OREWA BYPASS MOTORWAY EXTENSION
When the Orewa bypass motorway opens next year the drive time from Central Auckland to Ruakaka is estimated to be approximately 75mins in a straight run. Currently it is 90mins from Greenlane, Auckland.
For Holiday home owners this means the whole Bream Bay area is a very comfortable distance away, you cannot reach an Eastern Coromandel Holiday spot in that time.
This time factor will have a positive influence on demand in the area and therefore on property values, in the residential and commercial markets.

MICRO FACTORS WITHIN THE IMMEDIATE AREA OF
TAMURE PL

OTHER RESIDENTIAL DEVELOPERS
The Whitesands Peninsula There are plans for sections of similar size to ours being built at the far end down
Tamure Pl down the single track road the valuation price 30 January 2008 by DTZ Valuers for the river front sites are between
$400,000 and $520,000 for 700 – 750m2 sites. Internal Sites start from $270,000 and Prime Sites at $600,000 $720,000.
The developer here has decided to put up for sale the whole development by way of tender, there are buyers ready to buy this, with an unconfirmed intention to land bank for several years.
The Seabreeze Development is SOLD OUT, I am unsure as to what the plans are for the owners of the house and land
Packages are when completed. A property at the far end of this development was selling the property for $550,000 through
Coastal Land Sales, there is also a two storey house that has a finished valuation over $600,000.

RUAKAKA – RIVERGARDEN EAST
Titles for the whole development have now been issued.
RIVERFRONT SITES
The finished site heights of sections in Stage 2 are a minmum of 1 metre higher than the current riverbank. This will ensure a good view of the river when the houses have been built.
The reserve at the front of every riverfront section is approx 500m square an excellent play area for our potential buyers children.
The landscaping in the development and on the riverbank will be of native trees and the finished specification for the road islands etc is of a very high standard. The land developer is aiming to have Ruakakas best value for money subdivision.
The covenants that form part of the Sale and Purchase agreement allow for Home and Income properties to be built on the riverfront sections and a selection of internal sections. This is an excellent selling point. The Developer is currently applying for the council consent to build Home and Income Properties. This will allow a precedent to follow for the council.
The covenants are for quality buildings only and no caravans are allowed to keep the quality feel.

RIVERFRONT VALUATIONS
The riverfront sections were valued between $270 $330k in March 2008.
There is a small selection of these riverfront sections available for sale.


INTERNAL SITES
Various House and Land packages and Builders Terms are available on a fewof the remaining
Internal sections, for information on these please call Alden on 021 222 9239.
House and Land Packages have excellent margins $75k $85k and will be build by GJ Gardner.

OTHER BUILDING COMPANIES IN THE RIVERGARDEN DEVELOPMENT
The building companies in the subdivisions are David Reid Homes, Stonewood Homes and Legacy Developments all companies build quality homes and will be a mix of single and double storey properties with some Home and Income properties.
This ensures no cheap housing and will maintain high quality and the preservation of valuations in the subdivision.
Their finished House and Land packages will be $480,000 $600,000 price range from these companies.

I hope the above information is easy to understand, my personal thoughts are that all of the points enable a very positive picture to be portrayed to my clients who wish to hold for the long term.

The valuation supplied has been completed using the same house plan on a site beside the ones being offered an actual valuation of all the sites is currently being sourced. All properties on offer do show a minimum of $75,000 below valuation!

BAYLEYS LINKS
http: www.bayleys.co.nz Research Regional%20Focus ANNUAL_2007_NORTHLAND_REGIONAL_FOCUS.htm?s=2

http: www.bayleys.co.nz Research Industrial MARSDEN_POINT_INDUSTRIAL_SPRING_2006.htm

In fact I myself am moving to the Ruakaka, I am that positive and all my research points to one thing OPPORTUNITY!!!