REF: J Temp/SSFD06j
26 March, 2007
Mr P Kendall
Professional Contractors Ltd
33 Homewood Place
Birkenhead
AUCKLAND 1310
Dear Sir
RE: SILVERSTREAM FALLS – STAGE III DEVELOPMENT
We inspected the land described below for the purpose of providing a valuation and a brief description of each block. The effective date of the valuation is December 2006, being the date of inspection.
Important:
The below values are subject to Certificates of Title being issued in the normal manner.
Silverstream Falls Subdivision – Schedule of Values (Inclusive of GST)
1 15.82 ha $650,000
2 11.67 ha $510,000
3 14.25 ha $540,000
4 14.05 ha $470,000
5 4.71 ha $455,000
6 22.82 ha Not assessed
7 & 50 15.82 ha & 18.66 ha Not assessed
8 4.05 ha $390,000
9 4.87 ha $470,000
10 2.54 ha $490,000
11 4.99 ha $470,000
12 3.18 ha $395,000
13 4.92 ha $440,000
14 4.87 ha $460,000
15 3.98 ha $425,000
16 2.46 ha $425,000
17 16.38 ha $475,000
18 18.56 ha $500,000
19 9.40 ha $425,000
20 12.71ha $450,000
21 5.14 ha $395,000
22 9.71 ha $425,000
30 16.62 ha $430,00
31 10.26 ha $450,000
32 3.19 ha $460,000
34 10.89 ha $550,000
35 14.80 ha $475,000
Locality:
The Silverstream Falls subdivision is located approximately 10 minutes drive north of Tairua and is within an easy drive of several east coast beaches.
Description of Lots:
The house sites in the development have been selected to take advantage not only of natural features such as views and contours but also to ensure privacy one from another. The Lots are made up of a variety of native bush, pasture and horticultural land.
All lots have access to a historic Kauri Dam site, an adjacent swimming hole and bush walks along a picturesque stream. Most of the indigenous bush will be covenanted to protect the native flora and fauna of the area which provides appeal.
Enclosed is a plan of the total subdivision including areas and location of the various Lots.
Site 1: 15.82 ha
This block contains two areas of cleared horticulture land situated adjacent to the entrance, which can be readily developed.
The more elevated house site is situated adjacent to the central road overlooking the block and down the Whenuakite Valley.
An alternative house site is available at a slightly lower level, which also offers views over the Whenuakite Valley below. Both sites enjoy a warm northerly aspect and pleasant rural views that incorporate areas of pasture and bush.
Approximately 5-6 ha have already been cleared and prepared for horticultural purposes. The good water supply found adjacent to the road frontage, with approvals, could be accessed for horticultural type uses.
Site 2: 11.67 ha
A desirable section located beside the stream and in a private environment. An attractive swimming hole which is completely private.
The actual building platform is sited on a relatively flat area situated handy to the stream.
The balance of the land provides some easy plateaus with the residue being steeper and bush covered.
An area of land on the eastern side of the stream is to be incorporated to ensure complete privacy.
Site 3: 14.25 ha
An irregular shaped parcel as shown on the enclosed concept plan providing a total area of 16 hectares. The block offers several alternative house sites with the preferred site being elevated, overlooking the block and across to part of the neighbouring 1000 acres of protected bush.
Approximately 8 hectares which may be developed as horticultural land.
The land provides a spacious easy building site handy to the main access road with warm northerly aspect, good valley views and close proximity to the horticultural land.
Site 4: 14.05 ha
A block with many interesting features including elevated house site with extensive rural views and a warm northerly aspect. Private access road through wetland areas to a swimming hole on the eastern boundary.
Some good land suitable for gardening purposes
Site 5: 4.71 ha
A driveway leads into the block on the southern side of the ridge to create privacy and opens out on to a spacious house site that would suit a variety of house styles.
The access road is constructed so that it is sited below the ridge level to retain privacy.
This desirable site offers panoramic views, which incorporate extensive views over the bush, a rock face, an attractive waterfall, the Punga flats to the west and also across the valley towards to the north.
Site 6: 22.82 ha
Not valued.
Site 7 & 50: 15.82 ha & 18.66 ha
Not valued.
Site 8: 4.05 ha
Situated adjacent the stream with pleasant bush views on the opposite side of the stream and also an open aspect looking up and down the valley created by the stream.
Ample space for a house site adjacent to the stream which could form part of the garden development and incorporate a small swimming pool.
Attractive natural private setting with pungas and rock formations.
Site 9: 4.87 ha
In general overlooks the plateau with pungas and being at the head of the valley enjoys pleasant views in a northerly direction. Also good views to the south to the 1000 acres of protected bush.
The access way into the block winds gently up to the house site and will be screened by a earth works.
Site 10: 2.54 ha
A desirable elevated private site situated adjacent the rear boundary.
Extensive views in a northerly direction down the valley with areas of pasture, bush and distant sea views. Sea views through to the Alderman Islands in the east. Further views to the south overlooking the neighbouring 1000 acres of protected bush.
An area of Punga flats immediately below the house site also adds appeal.
An area of easy contoured land handy to the site for gardening/horticulture use.
Site 11: 4.99 ha
An elevated house site which is to be lowered by approximately 2 metres so as to create a “mound” on the south side which will enhance the privacy.
A desirable site with extensive views looking back up to the 1000 acres of protected bush including the rock face and being handy to the stream and adjacent to a waterfall which provides an attractive additional feature.
The wet lands which include Fern birds and other species are overlooked from the house site.
Also enjoys views looking down the valley to the farm lands.
Site 12: 3.18 ha
The block has easy access and attractive views to the rear which incorporate the neighbouring 1000 acres of protected native bush and cliff faces.
This site overlooks a rock face above the Kauri dam and is also handy to a swimming pool.
Site 13: 4.92 ha
The ‘waterfall block’. A driveway leads to the desirable elevated house site, which enjoys extensive views overlooking the waterfall and protected indigenous bush on the neighbouring land to the south.
Overlooks a large rock outcrop above the Kauri dam and has pleasant bush walks.
Site 14: 4.87 ha
This block has an elevated, private house site, which offers extensive views to the north, including distant views of Mercury Bay and the Mercury Islands, as well as sea views to the east. The site also enjoys views of the valley to the rear creating a private, pleasant environment.
Alternative site available. A private elevated location.
Site 15: 3.98 ha
This block is situated adjacent to the rear boundary and opens out into an elevated spacious building platform with ample area for parking, turnaround and sundry buildings. The site enjoys extensive views extending down through the valley to the north and incorporating distant harbour views and also the Mercury Islands.
A small ridge separates it from adjoining Lot 16, a desirable private section.
Site 16: 2.46 ha
This elevated site situated adjacent to the southern boundary. Good well formed access to the site which also services the adjoining Lot 15.
There are three parking areas adjacent to the access road with the actual building site being spacious and slightly below road level to ensure privacy.
Easy contour with valley views which extend through to the inner reaches of Mercury Bay and Mercury Islands with further sea views to the east.
Attractive views over the protected native bush area and rock face to the south/east.
Site 17: 16.38 ha
A large block with several potential house sites enjoying good views and a warm northerly aspect. The views include a glimpse of Mercury Bay to compliment the bush environment.
The land has some potential for horticultural and gardening purposes and would no doubt suit avocados. An attractive stream situated on the eastern boundary adds further appeal.
Site 18: 18.56 ha
A large block of relatively easy contour. Streams flow on two sides, which give privacy.
Several alternative house sites with the preferred house site being adjacent to the stream on the north western boundary which overlooks the stream.
The stream provides swimming and helps create a pleasant living environment.
Part of the land could be suitable for horticultural purposes. May suit avocado trees and the dark green foliage would blend with the indigenous bush environment.
Site 19: 9.40 ha
Provides two desirable house sites the first is situated towards the rear with a long driveway which leads through the bush to the elevated house site.
The site enjoys views to the north with a glimpse of the Whitianga Harbour and some of the off shore islands.
There is also an attractive view to the rear of the cliff face and more or less 360 degree views. There are also distant views of the grassed area to the north. Good open site with warm aspect.
The secondary and also desirable house site enjoys an easy drive from the main roadway which passes through easy contoured land to a spacious warm house site. Extensive areas which could be developed for gardening purposes.
Enjoys a warm northerly aspect with good distant views extending down the valley.
Site 20: 12.71 ha
The chosen house site is spacious and enjoys valley views. Situated above a known Kiwi area. The land leads down to an attractive stream which creates an additional feature.
A good long road frontage with some small areas available for gardens and/or horticulture purposes.
The block has a relatively easy contour with alternative house sites available which enjoy a warm northerly aspect.
Site 21: 5.14 ha
Located adjacent to the main road with relatively easy access from the roadway to a house site near the stream. The site is situated on a plateau area with some northerly but generally a north westerly aspect. Additional space available.
The block will enjoy pedestrian access to the stream and also contains an area of wetlands which adds appeal.
Site 22: 9.71 ha
A driveway will extend through the land to an area of easy contour adjacent to the stream. Ample room for building and gardening purposes and a gentle walk to the stream.
Good northerly aspect with views of 1000 acre reserve, cliff face, looking up the Kauri Valley and all from a private location. Several streams rise within the land which is also an additional feature.
Site 30: 16.62 ha
This large block has several alternative house sites, all offering good bush settings. The property owns a large section of an attractive stream, which extends along the western boundary.
Kiwi presence recorded in this area.
Driveway extends down to the house site with space for dwelling and sundry buildings. Private from the nearby highway with views of the cliff face, protected 1000 acres and grassed areas on the hills to the north west. Also some views down the valley.
Site 31: 10.26 ha
An attractive entranceway feeds up from opposite Lynchs Stream Reserve to an elevated house site, situated adjacent to and above the highway.
The site enjoys extensive views back to the Alderman Islands and also in a northerly direction, which incorporates bush, pasture and distant hill and mountain views. Good views to the rear of the rock face.
Land extends down in westerly direction towards a stream.
Kiwi presence recorded in this area.
Site 32: 3.19 ha
The driveway leads up opposite Lynchs Stream reserve extending through the property via an area of attractive bush up to a spacious elevated house site adjacent to and above the highway.
The block offers a spacious house site that would suit a variety of alternative styles. The site enjoys good views with the Alderman Islands to the east and pleasant views overlooking the Kauri reserve on the opposite side of the State Highway.
The site, with appropriate approvals, would also lend itself to alternative uses, e.g. a café or B&B accommodation.
Site 34: 10.89 ha
An attractive entrance past “Stonehenge” feeds into a spacious elevated house site. The site enjoys views looking back to The Alderman Islands and north to glimpses of Mercury Bay and the Mercury Islands.
The site also offers attractive views that overlook the property’s own indigenous bush and extend down the valley to incorporate pasture and the distant ranges.
Land contours provide privacy from the main road. With appropriate approvals, this site may be well suited to other uses, e.g. a restaurant or B&B accommodation.
A secondary site is available, which enjoys a northerly aspect, and is located some distance back from the main road on an easy ridge overlooking the surrounding native bush and pasture.
Site 35: 14.80 ha
The block has an attractive entrance leading from the main road and feeds down to a sheltered valley with two alternative house sites.
The more elevated site has distant views of Mercury Bay and enjoys a warm northerly aspect with views looking down the Whenuakite Valley. The site offers good distant views to the ranges and is sheltered by the hills that rise to the rear. The house site overlooks land which comes with many interesting features.
The alternative site is at a slightly lower level and still enjoys distant views of Mercury Bay. Although the views are not as extensive as from the site above, the lower location tends to be more nestled into the surrounding area and is adjacent to land that could be developed as wetland gardens.
This title will also have legal right of way access to a neighbouring waterfall, which is an appealing feature.
Conclusion:
Having inspected the subject property and being familiar with the sales evidence we have provided what we believe to be realistic assessments of the various Lots.
Should you require any additional information or wish to discuss any aspects of this report please do not hesitate to contact us.
Yours faithfully
M J Jordan (Registered Valuer SNZIV MREINZ)
