for Real People
• Sunshine Coast, Queensland •
9 Corlis Avenue
Welcome to Palmwoods Real Estate where offers their family. This appreciation makes Byron
Palmwoods local Byron Miller and his team a dedicated seller’s agent who effortlessly identifies
absolutely love what they do. Together with his with a buyer’s motivation.
wife Kath, they have established a superb agency
that continues to exceed clients’ expectations. Byron is sought-after for his renowned flair to
negotiate and his pursuit to get sellers peace
Byron has an impressive track record of selling of mind and the best price for their property.
properties where others have failed. He gained
years of marketing and business acumen through Kath has been an intrical part of several successful
building up, and selling of, numerous businesses businesses Byron & Kath have started from scratch
from IT, franchising and finance brokerage. over the last 20 years.
His skill set is a hit with clients who capitalise
on his knowledge and knack to seal the deal. Kath has a solid understanding of all aspects
of the real estate industry. She manages all the
Byron has combined what he knows best to trust funds of the agency, pays all the bills and
design Palmwoods Real Estate’s robust marketing oversees settlements. Her bubbly personality
campaign. This smart, cost-effective plan offers makes her a breeze to deal with, so buyers and
maximum exposure to a targeted audience sellers always enjoy engaging with her.
that attracts qualified buyers every time.
If you can’t get hold of Byron, try Kath next.
Established in 1988, Palmwoods Real Estate She always knows where he is, can set his
is situated in the heart of our beautiful town. appointments, but she might be the one you
Byron and Kath live in Palmwoods on 12 acres need to talk to anyway. Kath can pretty much
with their two young daughters who attend answer any questions real estate related and
Suncoast Christian College. They relish in the certainly any questions about Palmwoods.
opportunities and future this special place
Byron Miller Kath Miller
Real Estate Agent Sales Associate
M 0435 493 661 F 07 3041M00347161 201 731 P 07 5445M90649395 493 662 F 07 3041 0376
E [email protected]@[email protected]
• address •
9 Corlis Avenue
3 Bedrooms, 2 Living Zones,
2 Bathrooms, 2 Car Port
FLOOR PLAN 9 Corlis Avenue
INTERNAL AREA: 106 SQM
CARPORT AREA: 34 SQM
EXTERNAL AREA: 6 SQM
TOTAL AREA: 146 SQM
3 Bedrooms, 2 Living Zones
2 Bathrooms, 2 Car Port
This floor plan is conceptual only. It is provided for illustrative purposes only and should not be relied
upon. We make no guarantee as to the accuracy of this plan. All interested parties should make and rely
on their own enquiries in determining the accuracy of the information contained in this floor plan.
Marvellous cottage on large, level block in heart of Eudlo
This lovely cottage with plenty of personality rests The three bedrooms are well-proportioned. The main
in the heart of Eudlo and laps up a wonderful green bedroom situated at the rear of the home opens di-
outlook across Olsen Mill Park as its rear neighbour. rectly onto the large backyard with northerly aspect.
The home has recently undergone a delightful inte- Its new ensuite features contemporary tiles, shower
rior makeover that includes fresh paint throughout, and vanity. The remaining two bedrooms are over-
new family bathroom and oversized ensuite, attrac- sized and share the new family bathroom with new
tive bamboo benchtops and modern appliances in shower bath.
the new kitchen as well as professionally polished
timber floors. The brand new, eye-catching kitchen with bamboo
benchtops is the heart of the home and features a
Fully fenced with a lovely entry gate, the home preparation island, ample cabinetry, wall pantry and
has a pleasant and welcoming ambience. From new appliances including a gas cooktop.
the moment you walk inside, its neutral interiors
with timber floors, delightful casement windows The home also features a double carport, water tank
and white Venetian blinds create a marvelous and the insulated, colorbond roof is approximately
energy for a house filled with natural light. From three years old. Double gates open to the carport and
the front veranda entry, the home reveals spacious there is abundant space on the level block to secure-
living zones with a separate lounge and open-plan, ly store a caravan or boat.
air-conditioned dining zone with attractive kitchen.
Ideally, the front sunroom has been opened to ex- Resting on a generous, flat 809sqm block, it is in
pand into the dining and kitchen area, adding flexi- walking distance to the village, station, coffee shop
bility and space to the family zones. With seamless and local primary school.
in-outdoor transitions, residents enjoy picturesque
glimpses of the large backyard and bordering park. palmwoodsrealestate.com.au
SUNROOM • Laundry basin with storage
• 1 x Ceiling light cupboard underneath
• 3 x Aluminium windows • Dual flush toilet
• Wood-look flooring • Storage cupboard with shelves
• Sheer curtains
Lounge Room • Timber look flooring
• 1 x Ceiling light • Aluminium window with
• 2 x Casement windows with white venetian blinds
white venetian blinds • Glass sliding door with white curtains
• Polished timber floors leading to backyard
• TV point • 1 x Double power point
• 2 x Double power point • Light fitting with 3 spot style lights
• 1 x Ceiling light • French doors
• Panasonic Reverse Cycle Airconditioner • 1 x Casement window with
• 1 x Casement window with white venetian white venetian blinds
blinds • Large grey tiles
• 1 x Double power point • New shower
• Polished Timber Floors • Fluoro mirror light
• 1 x Double power point
KITCHEN • Single sink vanity with storage
• Brand new kitchen
• Island Bench 2nd BEDROOM
• Bellini gas stove top • 1 x Casement window with
• Bellini electric oven white venetian blinds
• Bellini rangehood • 1 x Double power point
• 1 x Ceiling light • 1 x Ceiling light
• Polished Timber Floors • Polished Timber Floors
• 3 x Double powerpoints
• 1 x Casement window with 3rd BEDROOM
white venetian blinds • 1 x Casement window with
white venetian blinds
Laundry with Toilet • 1 x Double power point
• 2 x Double powerpoint • 1 x Ceiling light
• 1 x Ceiling light • Polished Timber Floors
• 1 x Casement window
• Large grey tiles
• 1 x Ceiling light
• New shower bath
• Slatted window
• 1 x Double power point
• Single sink vanity with storage
• Exhaust fan
• Roof insulation
• 2.3 high water tank
• Pump out septic
• Fully fenced flat block
• Double carport
• Colourbond roof
Fresh interiors and plenty
of potential on superb 809sqm
THE AUCTION GUIDE
Why Bid at Auction?
At first glance, the prospect of bidding at auction can Best advice we can give buyers: The sales agent is here
seem daunting. For many buyers, it immediately brings to to help you buy the property. Speak openly with them prior
mind the prospect of a fast paced, high-pressure scenario to the Auction date and get their help to ensure you are in
where the auctioneer quickly pushes the price sky high. a position to own the property.
The reality is quite different. Far from being an uncon- You’ll need your finance pre approved: To be able to buy
trolled environment where you may end up paying in ex- a property at an Auction you will need to have your finance
cess of your original budget, auction is a fair and transpar- pre approved and obtain an approval letter from your
ent forum of exchange for both buyer and seller. While the bank.
atmosphere can sometimes be charged with excitement,
there is no obligation for a prospective buyer to make a You’ll need a deposit: If successful on the Auction day
bid at any time unless they choose to do so. you’ll need to be able to pay your deposit. This can be as
much as 10% of the purchase price but often less can be
The benefits for both parties are derived from the contract accepted if agreed prior. Ask your sales agent to clarify.
of sale being immediately unconditional at the success-
ful conclusion of the auction. The successful purchaser Register to Bid Early: Registering to bid does not mean
accepts they have waived the cooling off provision and you must bid. Register a few days prior to the Auction
the purchase is not subject to further terms i.e. finance date because on the day it can be hectic and it will be one
approval or buyer inspection clauses. It effectively makes less thing you need to worry about.
any bid on the property an unconditional offer.
FREQUENTLY ASKED QUESTIONS
The key benefit for the seller in this arrangement is that
there is virtually no chance of the contract not proceed- Can we make an offer on a property prior
ing– it’s a guaranteed sale. Just like the old adage of to auction?
preferring a bird in the hand rather than one in the bush,
many sellers would prefer to accept a fair price on auction Yes. In practice many sellers, not all, consider offers prior
day than delay the sale waiting for a conditional offer later to auction however, the acceptance of offers prior to
that may or may not be more. auction is a decision made entirely by the seller. For the
best chance to have your offer accepted prior to auction,
For prospective purchasers, not every buyer is in ensure you have undertaken all research to enable you
a position to make an offer that is unconditional, to make an offer with the same conditions offered at the
meaning there may be less competition on auction auction.
day. The danger of failing to bid at the auction is that the
playing field is no longer level after the auction. If we make an offer prior to auction and it is
Post auction negotiations can become challenging – not accepted, should we still register to bid?
if multiple offers are presented post auction you cant see
your competitions offer and may you miss the opportunity Definitely. There can be many reasons why an offer is
to negotiate based on your price and the terms of your not accepted prior to auction. It may be that the seller’s/
offer. agent’s price expectation sits above the offers presented
or perhaps the offers are under-estimating the value of the
The best way to bid at auction is to come property. Regardless, after the seller has had the opportu-
armed with as much information as you nity to experience the full marketing campaign and under-
can and have a clear bidding strategy. stand the interest in the property on auction day,
both parties will often come to a mutual agreement.
Do I have to attend the auction to bid?
No, you can organise for someone to bid on your
behalf. Any person bidding on behalf of another person
THE AUCTION GUIDE
Glossary of Auction Terms
must provide the auctioneer with a copy of their written ‘As Is’ – Selling the property without warranties to the
authority before the auction, otherwise the bidder will be condition and/or the neatness of the property. Buyers
taken to be acting in their own right. Acceptable written are solely responsible for examining and assessing the
authorities are: property for their own protection. Otherwise known as ‘as
is, where is’ and ‘in its present condition.’
• Power of Attorney – Outlining their authority with the
supporting documentation Auction – A public sale of property in which prospective
• Bidding Authority – Letter of Authority to bid for and on purchasers bid until the highest price is reached. Market-
behalf of another person ing without a price, the auction is supported by marketing
• Telephone Bidding Authority - Letter of Authority from directing buyers to the auction where they bid against
prospective buyer to convey telephone bids at auction each other to successfully purchase the property with an
What is a Reserve Price?
Auctioneer – A person holding an auctioneer’s license and
The reserve price is the minimum sale price the seller conducting the auction.
will accept. The seller sets the reserve price in writing
with their agent/auctioneer before the auction. Bank valuation – A bank’s written estimation of a proper-
Once the reserve price is reached, the property is an-
nounced ‘on the market’. Once a property is announced Bid – A verbal offer presented at the auction.
‘on the market’, it means the auction must result in a sale.
The winning bidder must purchase the property, and the CMA – Current or Comparative Market Analysis (CMA), is
seller must sell. a written price comparison of a property with others that
are for sale or were recently sold.
What is a vendor bid?
Conditional Contract – Any contract that includes con-
Auctioneers can accept or place ‘vendor’ (seller) bid/s only ditions that must be satisfied before the parties become
up to the reserve price. Before the bidding reaches the bound by the terms of the agreement.
reserve price, the auctioneer can:
• Bid on behalf of the seller Cooling Off Period – A short statutory period after the
• Accept bids from the seller (or their representative) contract is made, during which the purchaser may cancel
The auctioneer must announce if a bid is a vendor bid. the contract. Does not apply with auctions.
How many times can an auctioneer place ‘On the Market’– When the bidding has reached the sell-
a vendor bid? ers reserve price the auctioneer may announce the proper-
ty as ‘on the market’ to indicate that it is going to be sold.
In Queensland, auctioneers can place / accept unlimited
vendor bids only up to the reserve price. In New South Passed In – If a property is not sold at auction, it is
Wales only one vendor bid is permitted. passed in.
If the property is passed in at auction Reserve Price – The reserve price is the minimum price
and I am the highest bidder, do I have the the seller will accept for their property at the auction. This
first right to negotiate with the owner? is kept confidential between the seller, listing agent and
In Queensland the highest bidder does not have the first
right to negotiate with the owner. When a property passes Settlement date – The date on which a property sale is
in at auction all interested parties including conditional finalised. The purchaser pays the seller and gains posses-
buyers have an equal opportunity to submit offers. sion of the property at this time.
In New South Wales, the highest bidder gets the first
right to negotiate with the seller. palmwoodsrealestate.com.au
Sun-filled living zones, brand
new kitchen and bathrooms
Fully fenced and easy walk to
station, shops and school
Selling your home? Speak to Byron and Kath
today at Palmwoods Real Estate for an appraisal.
If you would like to view properties still on sale,
please visit palmwoodsrealestate.com.au
Byron Miller M 0435 493 661 F 07 3041 0376
E [email protected]
Real Estate Agent W palmwoodsrealestate.com.au