Our accomplished sales team benchmarks your property against the market. Then, we work to ensure you get the best price.
We've helped our clients achieve great results
"We needed a quick sale and a strong offer, and we got 3 in less than two weeks. Plus a better price than we asked for!" - Mia, Vendor
"A great feeling about the process right from the start. I cannot recommend them highly enough." - Paula & Anthony
"We thoroughly recommend Kunama to prospective buyers and sellers for a positive outcome. - John and Helen
High Performance Sales Agency So You Get Every Possible Dollar
Services > Sales Agency
4.5
26 Google Reviews
Finding the right agent is hard
There are so many agents to choose from, every one says you can trust them, and they all have great reviews to support their claim.
But who's the best?
The one with the best results.
Our Results
1/21 Olive Place, Kingston TAS 7050
Sold for 13% More than Comparable Properties
"Kunama was able to achieve a much better price than I was expecting. And they were great to deal with. How much better can it get?"
Cheryl Brierly
Sold for $815,000 when the average price for comparable properties was $718,900. So we achieved $96,100 more for our client after 33 days on the market.
11 Harmsworth Road, Oakdowns TAS 7109
Sold for 32% More than Comparable Properties
Sold for $710,000 when the average price for comparable properties was $533,368. So we achieved $176,632 more for our client after 13 days on the market.
"We needed a quick sale and a strong offer, and we got 3 in less than two weeks. Plus a better price than we asked for!"
Mia Johnson
21 Lonergan Road, Glenorchy TAS 7010
Sold for 12% More than Comparable Properties
"Kunama's approach truly sets them apart. If you're thinking of selling, Kunama delivers outstanding results, fast."
Property Owner
Sold for $770,000 when the average price for comparable properties was $685,699. So we achieved $84,301 more for our client after 6 days on the market.
Estimating the value of your home can be done through various methods:
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Comparative Market Analysis (CMA): Real estate agents often provide this service free of charge. They'll compare your home to similar properties in your area that were recently sold, are currently listed, or were listed but did not sell. They consider factors like location, property size, age, condition, improvements, and current market conditions.
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Hire a Professional Appraiser: Professional appraisers evaluate all aspects of the property - the interior, exterior, and even the neighbourhood. They also consider the sales data of comparable properties. This service comes with a fee, but it's a highly accurate way to determine your home's value.
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Online Valuation Tools: There are many online tools that estimate home values based on historical sales data and algorithms. They can be a good starting point but are often not as accurate as a CMA or a professional appraisal.
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Property Valuation Reports: In Australia, you can obtain a report from a property valuation service, which uses a combination of data like property records, recent sales, and market trends to estimate your home's value. This service usually comes at a cost.
Remember, estimating the value of your home provides a good starting point for setting a selling price. However, the actual selling price will ultimately be determined by what buyers are willing to pay, which can be influenced by factors such as market conditions, the selling strategy, and how well the property is marketed.
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There are several costs associated with selling a home in Australia. Here are some of the main ones you can expect:
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Real Estate Agent Commission: Typically, this is the largest cost associated with selling a home. The rate can vary depending on the location, the property, and the agent, but in Australia, it generally ranges between 1.5% and 4% of the sale price.
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Marketing Costs: The cost of advertising your property can vary widely depending on the marketing package you choose. This can include professional photography, videography, floor plans, property listings, printed materials, and signage.
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Conveyancing Fees: Whether you choose to hire a conveyancer or solicitor to handle the legal work, you will need to budget for this cost. Conveyancing fees can range anywhere from $500 to $2,000.
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Home Staging: Some people choose to hire a professional home stager to make their property more appealing to potential buyers. The cost of home staging can vary depending on the level of service you choose.
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Property Reports and Compliance Documents: Some sellers choose to obtain building reports or pest inspections before sale, to address any issues ahead of time. In some states, you are required to provide certain compliance documents, such as a pool compliance certificate if your property has a swimming pool.
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Capital Gains Tax (CGT): If the property you're selling is not your main residence (i.e., it's an investment property), you may need to pay Capital Gains Tax on any profit made from the sale. The amount of CGT can vary, and there are certain exemptions and discounts available, so it's best to seek advice from a tax professional.
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Mortgage Discharge Fees: If you have a mortgage on the property, your bank may charge a fee to release the property title.
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Repair Costs: If your home requires repairs before selling, these will be an additional cost to consider.
Remember, costs can vary widely based on your individual circumstances and the professionals you choose to engage. Always ensure you understand all potential costs upfront to avoid any surprises down the line.
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Here are some strategies you can use to increase the value of your home before selling:
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Improve Curb Appeal: First impressions matter. A fresh coat of paint on the exterior, a well-manicured lawn, and a clean, inviting entrance can make a huge difference.
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Upgrade Kitchen and Bathrooms: These are areas that buyers pay a lot of attention to. Consider updating outdated features, fixtures, and appliances. Even small changes like new faucets or a modern backsplash can make a big impact.
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Keep It Clean and Decluttered: A clean, clutter-free home will appear more spacious and inviting. Consider hiring a professional cleaning service and removing unnecessary items from your home.
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Fresh Paint and Flooring: A fresh coat of paint in a neutral color can make a home feel new again. Also, consider refreshing worn-out flooring, or getting carpets professionally cleaned.
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Fix Any Necessary Repairs: Take care of any outstanding repairs, big or small. This includes everything from fixing leaky taps to ensuring all electrical outlets work properly.
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Update Lighting: Good lighting can make a room look larger and more welcoming. Update any outdated light fixtures, and consider adding more lighting if any rooms are dim.
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Outdoor Living Spaces: Outdoor living spaces are increasingly popular. Consider adding a deck, patio, or even just some simple outdoor furniture to create a welcoming outdoor space.
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Energy Efficiency: Energy-efficient features like solar panels, quality insulation, or double-glazed windows can increase a home’s appeal.
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Professional Staging: A professional home stager can arrange furniture and decor to highlight the home's strengths and downplay its weaknesses.
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Pre-Sale Inspection: A pre-sale inspection can find any unseen issues that might cause a potential buyer to lower their offer or back out of a sale entirely.
Remember, not all improvements will necessarily lead to a higher selling price. Consider the cost of each improvement and whether it's likely to add value in the eyes of a potential buyer. Always consider your local market conditions and what features are in high demand in your area. Consulting with a real estate professional can also provide valuable insight.
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Deciding whether to sell your home via auction or private sale often depends on several factors including the nature of the property, the state of the real estate market, and your personal circumstances. Both methods have their pros and cons:
Auction
Pros:
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Auctions create a sense of urgency and competition among buyers, which can lead to a higher sale price.
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The sale is immediate and final. Once the hammer goes down, the property is sold.
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You set a reserve price, which is the minimum you're willing to accept.
Cons:
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The process can be stressful as it involves a public bidding process.
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If the property doesn't meet the reserve price, it will be passed in and you'll need to negotiate with interested buyers privately.
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Upfront marketing costs can be higher because you need to create awareness for a specific event.
Private Sale
Pros:
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You have more control over the process and can negotiate terms with the buyer.
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It's generally less stressful and provides more privacy than an auction.
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You can take your time considering offers.
Cons:
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Without the sense of urgency of an auction, the property might take longer to sell.
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You may receive less competitive offers, as buyers aren't pressured by the immediate competition of other buyers.
In a hot market, auctions can be an excellent way to sell as they can drive the price up. However, in a cooler market, a private sale might be a better option as it allows for more negotiation.
Your real estate agent can provide you with advice based on their knowledge of the local market and your specific property. It's also a good idea to consider your own comfort with the selling process and choose a method that aligns with your personal preferences.
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Choosing the best time to sell your house can depend on a variety of factors including local market conditions, the specific qualities of your property, and even the weather. However, some general trends do exist:
Spring: Traditionally, spring is considered the best time to sell a house. The weather is pleasant, gardens are in bloom, and natural light is abundant, making homes look their best. Also, families often prefer to move during this season to avoid disrupting the school year.
Autumn: The second most popular time to sell is autumn. Similar to spring, the weather is generally mild and properties present well. Families are still keen to move before winter and the next school year.
Winter: This season tends to be the least popular time to sell, particularly in colder regions. The weather can make house hunting less appealing, and homes might not present as well. However, with fewer properties on the market, competition might be less intense.
Summer: While the holiday season can be a quiet period, selling in early or late summer can be successful, especially in regions where the weather remains pleasant.
That said, the best timing can really depend on the local property market and broader economic conditions. For instance, if there's a shortage of properties on the market (a "seller's market"), it might be a good time to sell regardless of the season. Similarly, changes in interest rates or the broader economy can impact buyer demand.
Speaking with a local real estate agent who understands the dynamics of your specific market can provide more tailored advice. They can give insight into how the market is performing and when buyers might be most active.
Choosing the right real estate agent is a crucial step in selling your home. Here are some factors to consider when making your decision:
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Experience: Look for an agent who has a track record of successful sales, especially in your local area and for properties similar to yours.
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Market Knowledge: The agent should have a deep understanding of your local market, including price trends, buyer demand, and the competitive landscape.
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Communication: Good communication is key. Your agent should be responsive, transparent, and able to explain complex concepts clearly.
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Marketing Strategy: Ask prospective agents about their marketing strategy for your property. They should be able to explain how they will attract prospective buyers and achieve the best possible price.
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References and Reviews: Look at online reviews and ask for references from previous clients.
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Fees and Commissions: Make sure you understand their fees and commissions. While it might be tempting to choose the agent with the lowest fee, remember that you often get what you pay for.
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Personal Rapport: Finally, it's important to choose an agent who you feel comfortable with on a personal level. Selling a home can be a stressful process, so working with someone you trust and feel at ease with can make the experience more pleasant.
Interviewing multiple agents before making a decision is generally a good idea. Prepare a list of questions to ask them to understand their approach, experience, and how they would handle your sale. In the end, the goal is to find an agent who understands your goals, can provide solid advice, and who has a strategy to sell your home for the best possible price.
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The sales contract for a property, also known as a Contract of Sale or Purchase Agreement, is a legal document that outlines the terms and conditions agreed upon by the buyer and seller. While the specific details can vary based on location, type of property, and individual circumstances, some common elements that should be included are:
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Names of Parties: The full legal names of both the buyer(s) and seller(s).
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Property Details: A full description of the property, including the address, legal description, and any fixtures or fittings included in the sale.
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Purchase Price: The agreed-upon price for the property.
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Deposit Amount: The amount of money the buyer will pay upfront as a deposit.
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Settlement Date: The date when the property will officially change hands and the balance of the purchase price will be paid.
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Conditions of Sale: Any conditions that must be met before the sale can be finalized, such as the buyer securing financing, or the completion of a building and pest inspection.
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Special Conditions: Any special terms agreed upon by the buyer and seller. For example, the seller may need extra time to move out, or the buyer may want the right to rent the property prior to settlement.
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Chattels: A list of items that are included in the sale, such as appliances, light fixtures, or window coverings.
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Cooling-off Period: Some jurisdictions provide a cooling-off period, during which the buyer can back out of the contract.
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Legal Requirements: Depending on your location, there may be specific legal clauses or requirements that need to be included.
It's important to note that a real estate sales contract is a legally binding document. Both parties should thoroughly review all of the terms and conditions before signing. If you have any questions or uncertainties, it's always a good idea to consult with a legal professional. Also, in many places, the preparation of the sales contract is typically done by a solicitor or conveyancer.
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Marketing strategies for selling a home have evolved with technology and consumer behavior, and now a mix of traditional and digital methods tend to work best. Here are some strategies to consider:
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High-Quality Professional Photography: High-resolution images are critical, as they're typically the first impression a potential buyer will have of your home. Some realtors also use drone photography for unique exterior shots.
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Virtual Tours: With the advancement of technology, 3D virtual tours have become more popular. They allow potential buyers to explore the property online before deciding whether to see it in person.
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Staging: Professionally staging your home can make it more appealing to buyers. The aim is to highlight the home's strengths, downplay its weaknesses, and make it appealing to the broadest possible audience.
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Social Media Advertising: Social media platforms like Facebook, Instagram, and LinkedIn can target ads to people in specific locations, age groups, or with particular interests.
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Real Estate Websites: Listing your property on popular real estate websites will give it good exposure. These websites allow potential buyers to search for properties by location, price, property type, number of bedrooms, and other factors.
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Print Advertising: While the world is moving digital, don't underestimate the power of print advertising. This includes things like brochures and flyers.
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Open Houses and Private Viewings: Open houses can attract potential buyers who may be casually looking in the area, while private viewings can be arranged for serious buyers who want a closer look.
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Signage: An attractive sign outside the property can draw attention to the sale.
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Email Marketing: If your real estate agent has a mailing list, they can send out a newsletter announcing your listing to potential buyers.
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Neighbourhood Outreach: Sometimes potential buyers could be living in the same neighbourhood. They might be looking for a bigger house, or have family or friends they want to live closer to.
Remember, the strategies that will work best for selling your home can depend on a variety of factors, including the specifics of the local market, the type of property you're selling, and who the likely buyers are. Your real estate agent can provide guidance on the most effective strategies for your situation.
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The settlement period, also known as the closing period, is the time between when the purchase contract is signed and when the legal title of the property is transferred from the seller to the buyer. It's a critical phase in any real estate transaction, and involves several key steps:
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Cooling Off Period (if applicable): Depending on the state or territory in Australia, a buyer might have a cooling-off period after signing the contract, during which they can cancel the sale.
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Conveyancing: Both the buyer's and seller's conveyancers or solicitors will work on the legal aspects of transferring the property. This includes confirming the details of the contract, making necessary inquiries (like a title search), and preparing the documents needed for settlement.
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Financing: If the buyer is taking out a mortgage, their lender will typically conduct a valuation of the property. If the valuation is satisfactory and all other lending criteria are met, the lender will prepare to disburse the loan funds on the settlement date.
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Inspections: Depending on the terms of the contract, the buyer may conduct various inspections of the property during the settlement period, such as building and pest inspections.
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Insurance: The buyer should arrange for home insurance to start from the settlement date (or even earlier in some cases). If they're taking out a mortgage, their lender will likely require this.
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Final Walk-through: Shortly before settlement, the buyer typically conducts a final walk-through of the property to ensure it's in the same condition as when they agreed to purchase it, and that all fixtures and fittings included in the sale are present.
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Settlement: On the settlement date, the buyer (or their lender) pays the balance of the purchase price. The seller's conveyancer or solicitor will then arrange for the title to be transferred to the buyer. Once this is done, the buyer officially takes ownership of the property, and the keys are handed over.
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Post-Settlement: After settlement, both the buyer and seller need to notify the relevant authorities (like the local council and utility providers) about the change in ownership.
It's important to note that the length of the settlement period can vary. In Australia, it's typically 30 to 90 days, but it can be longer or shorter depending on what the buyer and seller agree to in the contract. During this time, it's crucial to stay in close communication with your conveyancer or solicitor and real estate agent to ensure all tasks are completed on schedule.
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Negotiations with potential buyers are a crucial part of the home selling process. They are typically handled by your real estate agent, who will use their knowledge, experience, and negotiation skills to get you the best price and terms for your home. Here's a general outline of how negotiations are usually handled:
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Setting the Asking Price: The negotiation process begins even before you list your home, when you set the asking price. Your agent will conduct a comparative market analysis to help you determine a competitive price that aligns with your home's value and the current market conditions.
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Listing the Property: Once the property is listed, potential buyers will view the home. If they're interested, they'll submit an offer to your real estate agent.
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Reviewing Offers: Your agent will present all offers to you and help you evaluate them. An offer includes not just the proposed purchase price, but also the buyer's financing details, proposed closing date, any contingencies (such as a home inspection or the sale of their current home), and any requested concessions (like help with closing costs).
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Counteroffers: If you're not satisfied with an offer, you can make a counteroffer through your agent. This could involve negotiating a higher sale price, different terms, or both. The buyer can then accept, reject, or make a counter-counteroffer.
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Accepting an Offer: Once you and the buyer agree on the price and terms, both parties will sign the purchase agreement, making the offer official and legally binding.
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Post-Contract Negotiations: Even after the contract is signed, there may be further negotiations. For instance, if the buyer's home inspection reveals problems, they may request repairs or a price reduction.
Throughout the negotiation process, your real estate agent will serve as an intermediary between you and the buyer, handling all communications and providing advice based on their expertise. Remember, negotiation is often a back-and-forth process, and it's not just about price. The terms of the sale can be just as important, and an experienced agent can help you navigate this complex process to reach a satisfying outcome.
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If your property doesn't sell straight away, don't be disheartened. The real estate market can be unpredictable, and a variety of factors can impact how quickly a property sells. Here are a few steps you might consider if your property doesn't sell right away:
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Review your marketing strategy: Perhaps your home isn't reaching the right audience or your listing photos aren't as enticing as they could be. You might also want to consider hosting an open house or ramping up online marketing.
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Adjust the price: If your home is priced too high, it can deter potential buyers. You may need to adjust the asking price to be more in line with market values and buyer expectations.
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Consider staging: If you haven't already, consider staging your home to make it more appealing. This could involve hiring a professional home stager or making a few simple changes, like decluttering and deep cleaning.
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Address feedback: If buyers or their agents have provided feedback about why they're not interested in your home, consider whether you can address these issues. This might involve making repairs or updates.
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Patience: Sometimes, the market might just be slow, and it could take a little longer to find the right buyer. Be patient and continue working with your real estate agent.
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Switch agents: If you're not happy with your current agent's efforts, you might consider switching to a different agent. A fresh approach might be what's needed to sell your home.
Remember, selling a home often takes time and involves some trial and error. It's important to remain patient, flexible, and open to feedback. Keep in regular contact with your real estate agent and stay informed about changes in the market. With the right strategy and a bit of persistence, you'll increase your chances of finding the right buyer for your property.
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In Australia, if you sell your home, you typically won't have to pay capital gains tax (CGT) thanks to the main residence exemption. This exemption applies if the following conditions are met:
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The property was your main residence for the entire period you owned it.
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It was not used to produce assessable income - that is, you didn't run a business from it, rent it out, or flip it for profit.
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The land on which the home is located is 2 hectares or less.
However, if you rented out your home, used part of it to run a business, or it's on more than 2 hectares of land, you might have to pay some CGT. The amount will depend on the extent and duration of such use.
If you sell an investment property, land, or a holiday home, CGT usually applies. In general, CGT is calculated based on the difference between what it cost you to acquire and maintain the property and the proceeds you receive when you sell it. There are also various concessions and exceptions, like the CGT discount for assets held for more than 12 months.
Please note that tax laws are complex and change over time, and this is a general summary. It's always a good idea to consult with a tax advisor or accountant to understand the tax implications of selling your home, as they can provide advice tailored to your specific situation.
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The length of the home selling process can vary greatly and is influenced by a multitude of factors such as the state of the real estate market, the location and condition of the property, the asking price, and your chosen method of sale. That being said, there are general timelines that you can expect for each phase of the selling process:
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Preparation (1-4 weeks): This phase includes cleaning, decluttering, possibly staging the home, making necessary repairs, and taking professional photos. Your real estate agent will also prepare the listing and marketing materials during this time.
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Listing and Marketing (1-3 months): Once your home is listed for sale, the length of time it takes to sell largely depends on the current market conditions. In a seller's market (where demand is high and supply is low), homes can sell within a few days or weeks. In a buyer's market (where supply exceeds demand), it may take several months to find a buyer.
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Offer and Negotiation (1-2 weeks): When a buyer makes an offer, you can accept it, reject it, or make a counteroffer. The negotiation process continues until both parties agree on the price and terms.
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Contract and Closing (30-90 days): Once you accept an offer, the buyer typically has a due diligence period during which they arrange for inspections, finalize their mortgage application, and conduct a title search. The closing process, which includes signing all necessary paperwork and transferring the funds, generally takes 30 to 90 days.
In general, you might expect the entire home selling process to take anywhere from two to six months, but it can be quicker or slower depending on the factors mentioned above and the specifics of your situation. Your real estate agent can provide more guidance based on your particular home and the local market conditions.
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Conveyancing is the legal process involved in transferring the ownership of a property from one person to another. It includes preparing, executing, and lodging the necessary legal documents, conducting searches on the property to ensure no issues will interfere with the transfer, and organizing the payment and settlement process. Conveyancing can be handled by either a licensed conveyancer or a solicitor. Here's a little bit about each:
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Licensed Conveyancers: They are specialized professionals who only handle conveyancing matters. They are knowledgeable about property law and are usually a more cost-effective choice for straightforward property transactions.
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Solicitors: These are qualified lawyers who can provide a full range of legal services. In addition to conveyancing, they can also assist with more complex legal matters, such as disputes or irregularities that might arise during the property transfer. Solicitors are usually more expensive than conveyancers, but they offer a wider breadth of legal expertise.
Whether you choose a licensed conveyancer or a solicitor will depend on your specific needs. If your property transaction is relatively straightforward, a conveyancer might suffice. If there are more complex legal issues involved, or if you want the peace of mind that comes with having a lawyer handle your property transfer, you might prefer to engage a solicitor.
It's essential to note that while some people choose to handle conveyancing themselves, this is generally not recommended unless you have a strong understanding of property law. Errors or omissions in the conveyancing process can lead to significant legal issues down the track. Therefore, it's usually best to hire a professional to handle this important task.
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The cooling-off period in a property sale refers to a set number of days after a contract has been signed during which the buyer has the right to cancel (or 'rescind') the contract. This gives buyers some protection if they change their mind after signing the contract.
The length of the cooling-off period and the specific rules surrounding it can vary greatly between different states and territories in Australia.
In Tasmania, for example, the cooling-off period is two business days. If the buyer decides to withdraw from the contract during this period, they may be required to pay a penalty, typically amounting to a small percentage of the purchase price.
It's important to note that the cooling-off period typically does not apply to properties purchased at auction. There are also other circumstances where the cooling-off period might not apply, or can be waived, shortened or extended.
Always consult with a legal professional or a real estate agent to understand your rights and obligations in relation to the cooling-off period, as this can be a complex area of law with many nuances.
