Working out where to buy a house (Little Auckland centric)

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mudguard

2118 posts

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#169662 22-Mar-2015 13:15

Ok, so my partner and I have decided to start the process to buy a house. However I want to know if there's any kind of method for determining where to buy (outside of the usual reasons like cost etc), mainly around commutes and lifestyle.

We currently rent in Royal Oak, which is lovely, but we are surrounded by million dollar homes so this is not realistic. Our budget is to purchase for $600k, we have a bit more than 30% deposit and I am loathe to borrow an enormous sum as I want it paid off quickly.
So with that in mind I'm trying to work out the locations we should start considering.
I work around the country Monday to Friday, and have a couple of office days in CBD per month, so my situation is a little unusual as I'm flexible, though being near the airport is convenient. However my partner has a 9-5 job in Penrose and currently only has a 10 minute drive (or 20 minute bike ride) to work.
So it's her job that is influencing things to an extent as she'll be the one with the daily commute. Central Auckland is not realistic, our options are South (so she can catch a train), West, or North. Either way she will be faced with a longer commute, so I guess my real question is, do you live where you play, or where it's convenient to get to work?
South Auckland (even out to Pukekohe) represents the best value for money (for Auckland of course), however I'll be further away from recreational spots (I play golf at 7.20 on a Saturday morning). She doesn't really have any recreational bias.
Personally I think west is the best compromise, and Waterview being completed ought to take some heat off that motorway in the coming years, but it will be quite a crap commute to Penrose.

Edit. No kids, and aren't a consideration.
So where to start?!?

Wade

2225 posts

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#1264970 22-Mar-2015 13:27

Mangere Bridge, would be a squeeze but most likely get in on south side of mountain for $600k

Jase2985

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#1264971 22-Mar-2015 13:28

Mangere bridge, Mangere. all very close to the bus and a short bus or walk to onehunga train station.

also a 20-30min bike ride to penrose.

you might find a 2 bedroom or possibly a 3 bedroom that requires work for that price

mudguard

2118 posts

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#1264972 22-Mar-2015 13:43

We've looked at Mangere Bridge. I agree that location wise it's perfect. However properties are very difficult to find. And I should mention my final caveat. I don't want to buy at auction. Which rules a tremendous number of properties out.

Jase2985

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#1264989 22-Mar-2015 13:51

mudguard: We've looked at Mangere Bridge. I agree that location wise it's perfect. However properties are very difficult to find. And I should mention my final caveat. I don't want to buy at auction. Which rules a tremendous number of properties out.

unfortunately in this market alot of people are selling at auction

just keep looking you might find something pop up

our house (in mangere bridge) went up for sale on a Thursday, we looked at it on the Saturday, and had an offer in on the Monday, and were told we had it Monday night.

mudguard

2118 posts

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#1265007 22-Mar-2015 14:15

I agree that seeing a property (at auction) as soon as it's listed, making an offer to force the auction date up, is the best way to buy. However with me being away from Auckland 7/8 weeks it would put a lot of pressure on my partner.
My colleague who does the same role as me, has spent the past six months at auctions and open homes. They were focused on Central Auckland, but he has said that has been the most frustrating process he's ever been through. Mainly because homes that they were interested in were going for $100k-$200k more than expected, so it was a very time consuming exercise. I'd rather not go through that process.
I guess the other question is, would you accept a longer commute, to live in a place that you really enjoyed (Muriwai etc) Or do you wind up resenting the commute?

Jase2985

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#1265097 22-Mar-2015 16:00

I work on the north shore and commute there from mangere bridge every day. We brought here as my wife worked in east tamaki, the airport and takanini, so its easier for her to get to work from here along with me going against traffic. I dont mind the drive that much. and id rather the lifestyle we have here than other areas

lucky015

743 posts

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#1265124 22-Mar-2015 16:11

I've always lived on the shore and love it here but after going to a job interview in penrose last week and taking an hour and a half to get there I intend to withdraw my application.

I recently worked in the city but I would not go any further than for work if I still lived on the shore and I have known a number of people who have started quitting positions on the shore due driving the opposite way.

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thestokes

39 posts

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#1265141 22-Mar-2015 16:26

I work in town and live way out west (Laingholm) for the last 5 years. Personally I wouldn't live any where else in Auckland. Coming home feels like I am on holiday, I can leave the stress in the office, awesome community, fantastic neighbours and really affordable.

The drive in to the CBD can take over an hour but if I leave early it is usually between 25 to 30 minutes and I can work from home a couple of days a month to catch up on paperwork. Before we bought we decided to rent out here for 6 months to see if we could live with the commute which I would recommend no matter where you end up looking at. In short one of the best decisions we ever made.

surfisup1000

5288 posts

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#1265155 22-Mar-2015 16:50

Ha ha royal oak expensive? Back in the 90's it was a dive and el-cheapo houses abounded.

Have you considered moving out of auckland? Lifestyle is far better, if you can get a job.

mudguard

2118 posts

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#1265256 22-Mar-2015 18:48

surfisup1000: Ha ha royal oak expensive? Back in the 90's it was a dive and el-cheapo houses abounded.

Have you considered moving out of auckland? Lifestyle is far better, if you can get a job.

Oh absolutely. My job means as long as I live near a reasonable airport and my expenses don't increase, then I could somewhere like Cambridge. It's my partner's job that is less flexible.

Handle9

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#1265269 22-Mar-2015 19:14

I work pretty long hours and travel a bit so for me minimising my commute is high on my list of priorities. We live in Blockhouse Bay and I work in Penrose. There is no way I would go further west than we are now as the commute is already crap.

If you buy somewhere your partner can get the train then you can make travel much more predictable and therefore afford to be further out. Going west means changing trains at Britomart or Newmarket so it's not a great process to get to Penrose. Buses are just the same as driving really.

Honestly though you are going to struggle to buy for your budget without going through the auction process. It's a big investment so the time and effort you invest is and should be proportionate to the value of the property. To get an accurate reflection of values in an area, find out what sales have been in the area for the last month. This will give you a true representation of values of houses in that are not just the ones you want to buy. Agents generally tell lies about the value or refuse to answer so stats are your friend. A good agent will give you stats for the area - just tell them you don't want any filters otherwise they can skew the stats with the filters they choose.

Wade

2225 posts

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#1265337 22-Mar-2015 20:30

The only properties i see for sale not by auction appear to be priced higher than they managed to reach at auction ie unrealistic vendors, false economy, be the highest bidder but under reserve so you can have first pop at negotiation post auction

Your process seems flawed :P

Mark

1653 posts

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#1265346 22-Mar-2015 20:42

I moved me and family out of Auckland entirely (well 800m away from the house is the Auckland boundary) and travel in to the city ... well worth it, got two houses for the same price as a single Auckland house and 50,000sqm of land rather than the 600sqm that most Auckland houses sit on. The commute is well worth it for the awesome community and great school for the offspring.

But that's just me, I like driving my car and riding my bike :-)

driller2000

935 posts

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#1265351 22-Mar-2015 20:52

beachlands?

have lived here for 6 years - lovely rural coastal settlement - access to beaches eg maraetai + local beaches - regional parks etc - nice small community vibe - with botany town centre 15 mins away

35 - 40 ish mins to CBD off peak - 1hr ish at peak - sometimes longer if mway is buggered (however the ferry is a reliable 35mins)

so est 25 mins to penrose off peak and 35-40 at peak? - airport is similar

doh - just checked trademe - $600k not really doabale - but this at $695k - 5bdrm/2bthrm on 999m2 don't look so bad?

http://www.trademe.co.nz/property/residential/for-sale/auction-833647727.htm

at any rate - good luck with your search! :)

ben28

190 posts

Master Geek

#1265356 22-Mar-2015 21:08

What about the across the motorway from Penrose - Ellerslie or Mt Wellington. Ive lost track what the prices are like around there.
Commutes will only get worse, but how likely is your partner going to continue to work in Penrose? So near a train line will future proof commuting .
I would suggest waiting for winter as while prices may not drop people wont be so keen to look at houses unless they are really keen. And the houses wont look their best. So the rush to beat others may be less intense.
Whatever you do , dont buy without appropriate checks. Buyer beware.