Barb Gregory is a legend within Brighton for her ability to get strong prices on good homes for her vendors. There doesn’t seem to be anybody she doesn’t know and, when combined with Hocking Stuart’s Peter Kennett at auction, they form a pair similar to “caught Marsh bowled Lillee” of  1970s cricket fame. Barb is a very strong negotiator and can talk any property up, good and bad. We have a lot of respect for how she represents her vendors.

Get through the first part of this interview and read some of Barb’s comments on things such as busy roads – you know she is right; in this market (down) for certain people, and at the right price, a busy road does warrant some thought. That comment made all of us at James Buyer Advocates rethink our negativity towards main roads in certain markets at certain times in the cycle for certain clients with specific needs.

Mal: Family Status and where do you live?
Barb: I have lived in Brighton all my life.

Mal: How long have you been in real estate and what is the company you work for
Barb: Have worked in Real Estate for 16 years, the last 10 with Hocking Stuart Brighton Office.

Where do you mainly work (area) and what types of homes do you specialise in
My emphasis is Brighton and East Brighton. I sell a broad range of property from Beach Boxes right through to the Top End. I still hold the record for a Beach Box - $204,000 - and a solid result of $9.18 million for a standout family home at 55 New St Brighton.

What makes a good investment?
Location, potential, orientation and desirability. Always comforting to know that, if you have to sell, the broader market will want it.

What makes a good family home?
The right floor plan to suit specific requirements, adaptable spaces, just the right amount of outdoor space and, most importantly, close proximity to facilities. If transport, shops and schools are a reasonable stroll away, don’t let it get away from you if you are buying, especially in this suburb!

What makes a good buying decision?
Knowing your market place, comparable sales and having your finances organised. Keep your eye on the big picture – don’t worry about investing a little bit more if you can afford it and it is the right fit.

Best investment decision you made?
Extending myself to buy the best I could afford in a desirable location.  I would always invest in property; it gives you a level of control.

Worst investment decision you made?
Too slow to exit the sharemarket – weren’t we all!!!!!!!!

What are the top 3 precincts in your area, how big is an average block, what type/style of home, what is the dirt price and how much for a renovated home today?
Anything around
1. Church St
2. Bay St , and
3. Were St offers the best of everything.
Average block size for these areas is about 680m2. with a very broad range of Architecture. Land price can vary from @ $160 persqft  to $300 plus, depending on proximity to the foreshore. A well renovated family home ranges from@ $1.5 to $5 million plus.
4. The Landcox Park precinct is a ripper for young families. Once again, a broad range of styles, land starts at @ $120 persq ft and you would need to be thinking @ $1 million for a well renovated home. Then of course there is our
5. Beautiful foreshore precinct where $3 million plus will buy you some land and $4 million plus may start a conversation between buyer and seller.

3 underrated streets in your area for family home buying (where, price, type and style, would they have to renovate)?
The pros and cons of buying on a main road is always an interesting discussion. When the market is strong, these properties get snapped up along with everything else, but, when tougher market conditions prevail, they can sometimes languish as buyers carefully scrutinise every aspect of everything on offer. Don’t underestimate these locations – they often boast substantial  solid properties on good size blocks and often with excellent potential.

In Brighton, Marriage Rd, Dendy St, South Rd, New St, Hampton St and St Kilda St  all offer opportunity. Hawthorn Rd East Brighton fits this profile beautifully – and, yes, there is a tram route that connects all over Melbourne right down the middle!

What would you say to a young couple with $800,000 looking for a family home specifically in your area – eg (where, type and style, would they have to renovate)?East Brighton, either side of Nepean Highway, is where to start. Doesn’t matter about the style. The older clinker bricks, cream bricks and timbers renovate well or make great potential new home sites. I always say to young couples invest as much as you can in acquiring the asset; the new bathrooms and state-of-the-art kitchen can wait a couple of  years. While the kids are young, don’t make the house too precious – live in it a while, consolidate, then make the improvements. All too often, young couples factor in too many improvements into their initial budget and constantly miss out.

What would you say to a downsizing couple with $1.5m specifically in your area (where, type and style, would they have to renovate)?
There are good options for this section of the market at the moment. There are a number of developments under construction or just about to commence. Buying off-the-plan if it is a project with a fine pedigree saves considerable stamp duty, and to be able to walk to the best of everything in this great suburb should not be taken lightly. There are also some interesting smaller homes on just enough land that offer great townhouse/apartment alternatives. The downsizers want to be able to lock up and leave,entertain,be able to accomodate family birthdays and Xmas and entertain the grandkids. They are a particularly fussy buyer group and won’t budge until they’re absolutely satisfied. If the budget is @ $1.5 million, they won’t even have to renovate - just add those very important personal touches.

Buyer Agents yes or no?
Absolutely, for the right profile. There is a significant number of buyers who have never purchased before and are time poor. They are also part of a generation who believe in outsourcing and are happy to pay a fee to get what they want. This group want information brought to them so they can make informed decisions quickly and effectively. On the other hand, there are potential buyers who have not been in the market for a significant number of years and are grateful for genuine independent advice on buying and selling. The list goes on: executors of deceased estates, international buyers, investors … a good buyer’s agent can prove invaluable.

Apartments or Houses?
Houses will always have the stronger capital growth but the right apartment in a great location will always be sought after.

Auction or Private Sale?
This decision is dependent on many factors. The individual needs of the seller must be carefully assessed, as well as the style, location and real market value of the home. If these factors mean the market will compete, perhaps auction is a consideration. These days, I always suggest a two-stage process and the Internet supports this process very effectively. If there is no pressing  time frame, this is the most effective way to get the ball rolling and assess the sales strategy after some relevant feedback.  I  always remind potential vendors that both the auction and private sale process can run parallel. If they want to get moving quickly, set an auction date and make it clear to the buyers that prior offers will be seriously considered.

How can a seller maximise their value at sale?
If a seller is realistic about the value of their  home, the agent will position it so it becomes competitive with what else is comparable and available at the same time. This strategy will ensure that possible buyers will give it serious consideration. I can’t stress enough the importance of presentation. Buying property is an emotive decision and, if the buyer feels comfortable with the environment, he will give it serious consideration. Likewise choosing the right agent is just as important – how many times have we all been put off purchasing something because the customer service attached to the product created a negative experience!

What are the do’s and don’ts for buyers when dealing with selling agents? 
In my 16 yrs of selling, the best business has always been done with people who approach me in the same manner they wish to be approached. After all, a property transaction could be one of the biggest they ever undertake and professional standards for both buyer and selling agent should be maintained at all times.

What do you think are the opportunities now with us?
Buyer’s agents should be considered another string to the agent’s bow; if the service is required, the agent should embrace it and recommend it. At the end of the day, if the partnership results in both seller and buyer completely satisfied, it’s a job well done!

Where is the market going in 2009 in your area?
Difficult these days to predict but I will continue to hold a positive view. Brighton/East Brighton ARE and will continue to be sought-after suburbs in which to own real estate. This suburb boasts an infrastructure that is hard to match – let’s list a few:  LIFESTYLE; a huge choice of SCHOOLS; four RAILWAY STATIONS; three amazing SHOPPING strips; numerous PARKLANDS and PLAYINGFIELDS; RESTAURANTS; two CINEMAS and, of course, one of THE WORLD”S MOST PHOTOGRAPHED FORESHORES………..absolute BLUECHIP.

Who will win this year’s premiership and why?
I like to think outside the square – with the World Cup just around the corner, I love the emotion and passion of the round ball -GO AUSTRALIA!

If a potential seller would like an appraisal or wishes to sell their home, how is it best to contact you and what are your details!
Barb Gregory   0419 568 370  Hocking Stuart Brighton Office.