Archive | Flat Bush

Sale on Devonport waterfront

A grand Edwardian unit on the Devonport waterfront (pictured) was sold under the hammer at Bayleys’ North Shore residential auction last week.

It was one 6 apartment & townhouse sales at suburban branches around the region. Another 2 sold at the city office’s auction.

Isthmus east

Newmarket

73A Carlton Gore Rd, unit 7:
Features: 3-bedroom terrace in enclave of 9 townhouses, 2 bathrooms, parking space
Outcome: passed in, back on market at $935,000
Agent: Jenny Kek

Parnell

9 St Georges Bay Rd, unit 2D:
Features: 2-bedroom apartment, 2 bathrooms, study, loggia, 2 basement parking spaces, 2 storage units
Outgoings: rates $3833/year including gst
Outcome: sold for $2.05 million
Agent: Blair Haddow

Remuera

11 Victoria Avenue, unit 2:
Features: 143m², 2-bedroom ground-floor apartment, 2 bathrooms, lift to garage & storeroom
Outcome: sold for $1.552 million
Agents: Robert Ashton & Carmel McLaughlin

North-east

Devonport

5A King Edward Parade:
Features: 220m², 2-bedroom single-level apartment in the former Elizabeth House on waterfront, 3 living rooms, private rear courtyard, double garage, French doors to front terrace, seismically strengthened; initially conceived as a luxury hotel, it has ornate plaster moulded ceilings, 4m stud, central heating, gas fire, underfloor heating
Outcome: sold for $3 million
Agent: Victoria Bidwell

132 Victoria Rd, unit 1C:
Features: 2-bedroom apartment, 2 bathrooms, 2 parking spaces
Outcome: sold for $875,000
Agent: Prue de Bie

South

Flat Bush

96A Michael Jones Drive:
Features: 89m², 2-bedroom ground-floor apartment, 2 courtyards, parking space
Income assessment: $450-500/week
Outcome: passed in, back on market at $499,000
Agent: Clare Nicholson

Howick

6 Baird St:
Features: 3-bedroom townhouse, 2 bathrooms, private garden, parking space
Outcome: sold for $898,000
Agent: Doug McLean

Somerville

40B Simmental Crescent:
Features: 3-bedroom townhouse, internal-access garage with workshop
Outcome: sold prior for $920,000
Agent: Berwyn Moore

Sunnyhills

42 Stanniland St, unit 1:
Features: 2-bedroom unit, internal-access garage
Outcome: sold prior for $670,000
Agent: Angela Rudling

Earlier story:
25 November 2016: Multi-tenant Oneroa building & 2 apartments sell at auction

Attribution: Auction roundup.

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First Ormiston homes built & sold

3 months after the first major building in the Ormiston town centre, the Pak ‘n Save supermarket, opened, 7 of the first tranche of 63 homes have been completed.

Resource consents have been lodged for another 70 terraced houses, a medical centre and an office building.

The 19ha Ormiston development at Flat Bush, a joint venture between the Todd Property Group Ltd & Auckland Council, will see the creation of a new community in south-east Auckland with a mix of retail, commercial & residential buildings & community infrastructure.

Ormiston is expected to have a population the size of Dunedin (about 125,000) in less than the 15 years Dunedin is expected to grow by about 5500. The entire Ormiston development is expected to be completed around 2023.

It will include a mix of housing options, from high quality terraces to spacious apartments, all clustered around green & shared spaces near the 94ha Barry Curtis Park.

3 of the 3-bedroom homes in the first tranche, on Haddington Drive, have been sold & tenanted.

Mayor Len Brown said on Friday: “With all the talk about how we cater for the unprecedented growth Auckland is experiencing at present, largescale developments like we’ve seen at Hobsonville Point are the key to retaining existing and accommodating future Aucklanders. Ormiston is another great example, with a carefully created masterplan that makes the most of its surrounding environment to create a true community and, if the first homes are anything to go by, it’s going to be a great place to call home.”

Council property arm Panuku Development Auckland’s development director, Allan Young, said design & community outcomes had been fundamental to the masterplanning process from the outset: “When delivering at scale, it needs to be as much about quality as quantity, and this is nicely demonstrated in these early builds by Todd Property & its building partner, Fletcher Living.”

Image above: The first houses at Ormiston (Cactus Photography).

Attribution: Council release.

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Variation 8 for Flat Bush special housing area approved

The plan change to rezone 195ha at Flat Bush became operative on Friday 19 February. It will facilitate the development of 2500 sites under the special housing areas legislation.

Under plan variation 8, the land will be rezoned from future urban & countryside living to mixed housing urban, mixed housing suburban & neighbourhood centre.

There were 3 applicants for resource consent for qualifying developments at 64 & 84 Thomas Rd, 125 & 125A Murphy’s Rd and 187 Flat Bush Rd – Hugh Green Ltd (now with the late Mr Green’s daughter, Maryanne Green, in charge), Murphys Development Ltd (Brian Hong Biao Chen, Andrew Guest & Dan Xiao) & Eastfield NZ Ltd (Lin Zi).

Link: Auckland Council, variation 8 decision

Attribution: Decision.

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Housing catchup starts as rapid population growth continues

Auckland grew at 119 people/day in the last year, according to the latest research from Statistics NZ. That’s equal to demand for about 44 new homes/day at an occupancy rate of 2.7/household. About 43,400 people/year, 16,000 homes/year.

Construction is cyclical but has generally fallen short of demand since the immigration spike in 2003, and a Regional Growth Forum paper 5 years before that acknowledged a shortfall in land available for housing.

Nationally, consents for new homes have been above 2000/month for the last 7 months (and most likely 8 months when Statistics NZ releases the October figures on 30 November).

In the year to September, Auckland had 9251 consents for new homes, including apartments, flats, townhouses & retirement village units. The year before that, 7366.

When the elderly move into a retirement village, they generally make a larger home available; other apartment dwellers will be a mix of empty-nesters, young couples, groups of flatmates, only some of them vacating larger homes.

Demolitions aren’t counted, and Statistics NZ’s quarterly report on building work put in place records total values but not completion numbers. Completions are also cyclical – many homes consented at the top of a building cycle won’t be built, or not immediately, and a rash of apartment developments proposed in a short timeframe will usually see a few fall by the wayside.

Factors influencing both demand & supply are predictable, and are also numerous. On the demand side, emigration has slumped while immigration has spiked upward; Australia’s economy will perk up in a year or 2, though the lift from mineral exports is likely to take longer, so the turnaround in trans-Tasman migration will have a slow start, picking up over several years; low interest rates encourage borrowing and therefore home purchase, but also contribute to the rise in capital cost; Auckland’s continuing economic growth will encourage new arrivals both domestically and from overseas; the shift toward greater acceptance of public transport and the resulting growth spots will focus both residential & business growth in hotspots around the region.

On the supply side, construction will pick up in special housing areas when infrastructure is in place, and that is being co-ordinated better now than ever before – co-ordinated to a high degree for the first time in 4 decades, probably longer; the number of proposed apartment developments has lifted sharply and might not taper off the way it has in the last few upcycles because of a change to greater acceptance of intensive living; more intensive suburban growth is starting to spread and will make greater provision for families through lowrise & midrise developments.

Economic factors will contribute to changes in employment opportunities, and therefore the population makeup, income brackets and therefore housing expectations. The private sector doesn’t have a great need to look at overall employment types, but Auckland Council has started the process toward encouraging sector development, which should lead to some significant geographic & income factors changing.

The super-city council began in 2010 with aspirations to lift poorer, and very Polynesian, South Auckland suburbs economically through the Southern Initiative. That programme has faltered but needs to be prioritised to meet higher educational demands, which will also lead to changes in housing demands.

Many see that as taking the council outside its core domain and into the central government realms of education & encouragement of business.

A feature of the super-city through the Auckland Plan, endorsed in 2012, is that it encompasses these wider issues because they affect the makeup of the city. A swathe of poor suburbs, staying poor while others prosper, guarantees future turmoil. A proactive council will lift aspirations & performance.

Meanwhile the common complaint is that the council isn’t providing the services its predecessors used to, to the same standard the predecessors used to. On my scoresheet, many issues get recognised & resolved, numerous issues don’t get resolved because of structural changes within the council or the budget has been taken away. Overall, the big issues are starting to be dealt with, at huge cost which predecessors preferred to defer or meet only partially because inadequacies in infrastructure such as sewers didn’t attract determined attention as they couldn’t be seen. And some niggly little local issues still fester.

The council has brought in many new executives with the skills to lead these changes; the next challenge is to introduce political skills to match the requirement for better decision-making. That’s not easy. Politicians need to keep an ear to the ground and can’t shift too far from their political base, while also leading rather being led by the nose.

Special housing areas

The council issued notice today of its approval of variation 11 to the proposed unitary plan for a special housing area at Whenuapai & accompanying resource consent, rezoning 16.8ha from future urban to the mixed housing suburban & local centre zones.

The qualifying development will provide for 51 residential sections (50 new, one around an existing house) & 10 superlots, along with establishing onsite infrastructure.

Last week, commissioners heard the application for private plan variation 8 to rezone 200ha at Flat Bush under the housing accord provisions.

It has 3 applicants for resource consent for qualifying developments – Hugh Green Ltd (now with the late Mr Green’s daughter, Maryanne Green, in charge), Murphys Development Ltd (Brian Hong Biao Chen, Andrew Guest & Dan Xiao) & Eastfield NZ Ltd (Lin Zi).

And today, the hearing begins for another group of plan variations & resource consents, this time covering about 240ha on the Hingaia Peninsula.

The applicants for proposed unitary plan variations 1, 5 & 7 are Karaka Brookview Ltd (Mark O’Brien and Frank, Juliet & Richard Reynolds), Hayfield SHA Ltd (Nigel Hosken & Juliet Reynolds) & Gar-Gar Ltd (Jamshed & Nilaofer Behram Meher-Homji), and KARLA (Karaka Area 1B Residents & Landowners Association) & Karaka Harbourside Estate Ltd (Ian & Jim Ross).

The Rosses have been trying unsuccessfully to get development consent for 10 years. Although some parts of their proposal and those of the Reynolds interests are disputed by council planners & engineers, early approval is conceivable.

The Rosses said that if they got consent before February they could have earthworks underway at the end of next year.

The special housing process is speeding up the ability to build, but considerations such as earthworks seasons will vary the development timeframe. Nevertheless, special housing areas are coming onstream and will add thousands of sections for development in the next couple of years.

That will be followed by changed rules for development throughout Auckland once the unitary plan is approved next year (appeals may hold up parts of it), enabling more intensive brownfields development and also setting parameters for adding more land zoned & ready for development.

Thus the bleak picture of supply failing to meet demand for most of 2 decades will be improved in large lumps, though still with a shortfall to overcome.

Attribution: Council consent documents, Statistics NZ.

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4.1ha special housing area site passed in

A 4.1ha site in the Flat Bush special housing area in South Auckland was passed in at $13.1 million when it went to auction through Ray White Pakuranga on Wednesday.

Sales agents Yasmin Kapadia & Ian King said there was considerable interest and negotiations were continuing. Retirement village operators have been among prospective buyers.

The property at 397 Ormiston Rd is on the northern edge of the land designated as the Flat Bush strategic area, designated in May 2014 as special housing area 61 in the third tranche under the Government-Auckland Council housing accord.

A plan variation was lodged in December 2014 to rezone this area to mixed housing urban, mixed housing suburban & neighbourhood centre zones for a potential of 1700 sections.

This site will have 1.3ha zoned for apartments & terrace housing and the balance mixed housing urban under the proposed Auckland unitary plan. The site has a 126m road frontage for the higher-density zoning, and a stream & native bush at the rear.

Its owner for 33 years, Tom Kroon, closed his MusicWorks shop in Howick at the end of March after 38 years in business there.

It’s near the new Ormiston town centre, where Foodstuffs North Island Ltd opened the first commercial building, a Pak ‘n Save supermarket, last week. Options for developers include apartment blocks, terraced housing & standalone homes, as well as a retirement village.

Flat Bush’s population is projected to grow to 40,000 in the next 10 years.

Auckland Council’s Flat Bush strategic area map (full detail on council website, link below).

Auckland Council’s Flat Bush strategic area map (full detail on council website, link below).

Link: Auckland Council map, Flat Bush SHA

Attribution: Auction documents, discussions.

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9 sales & 4 leases in the south-east

Bayleys agents have reported 9 sales & 4 leases in south-east Auckland, including a unit at 85 Springs Rd, East Tamaki (pictured).

South

Sales

East Tamaki

15 Accent Drive, unit 25:
Features: 149m2 ground-floor office, 4 parking spaces
Outcome: sold vacant for $560,000
Agents: Roy Rudolph, John Bolton & Geoff Wyatt

30C Allens Rd:
Features: 1252m2 industrial unit – 961.5m2 warehouse, 280m2 office, 10 parking spaces; 3-year lease from April 2015, with one 3-year right of renewal
Rent: $142,500/year net + gst
Outcome: sold for $1.8 million at a 7.9% yield
Agents: John Bolton & Roy Rudolph

417-421 East Tamaki Rd:
Features: 12,526m2 business 5-zoned bare land development site
Outcome: sold for $5,010,400 at $400/m2 for development of various warehouse options, ranging from storage & tradesmen’s units to a large roadfront warehouse/office unit with showroom
Agents: Mike Marinkovich & Marty Roestenburg

85 Springs Rd, unit A (pictured):
Features: 1867m2 showroom, warehouse & office building on prime roadfront site occupied by Mico Bathroom, Plumbing & Hardware for 6 years from 2012 with 4 3-year rights of renewal
Rent: $215,000/year net + gst
Outcome: sold for $3,205,000 at a 6.7% yield
Agents: John Bolton & Roy Rudolph

325 Ti Rakau Drive, unit 11:
Features: 180m2 industrial building – 90m2 warehouse, 90m2 office, 4 parking spaces Outcome: sold vacant for $415,000
Agent: Katie Wu

Flat Bush

164 Chapel Road, unit A18:
Features: 100m2 vacant retail outlet
Outcome: sold for $480,000
Agents: Janak Darji, Amy Weng & Tony Chaudhary

Highland Park

5 Aviemore Drive, unit A:
Features: 250m2 retail outlet half leased on monthly tenancy
Rent: $50,000/year net + gst from partial tenancy
Outcome: sold for $1,038,000
Agents: Tony Chaudhary, Janak Darji, Amy Weng

20-22 Dunrobin Place, unit 7:
Features: 180m2 retail outlet in redeveloped former cinema complex, leased for 8 years from June 2014 to Flowing In Motion with 2 8-year rights of renewal
Rent: $54,000/year net + gst
Outcome: sold for $700,000 at a 7.7% yield
Agents: Sunil Bhana & Quinn Ngo

Howick

180 Moore St, Howick.

180 Moore St, Howick.

180 Moore St:
Features: 568m2 5-unit auto service complex on 1040mbusiness 5-zoned site, 2 tenants on 2- & 5-year leases and 2 vacant units totalling 142m2
Outcome: sold for $1.74 million
Agents: Tony Chaudhary, Shane Snijder & Janak Darji

Leases

Botany South

1 Bishop Dunn Place, unit 1A:
Features: 222moffice leased for 3 years to a construction company at $250/m2, 6 parking spaces at $15 each/week; annual rent reviews to CPI & 2 3-year rights of renewal
Rent: $55,525/year net + gst (including parking spaces @ $15 each/week)
Agent: Geoff Wyatt

East Tamaki

333 East Tamaki Road, unit C:
Features: 558mindustrial building – 325m2 factory, 109m2 mezzanine, 99m2 office, 8 parking spaces, leased for 6 years with rights of renewal & 2-yearly rent reviews
Rent: $82,000/year net + gst
Agents: Janak Darji & Tony Chaudhary

166 Harris Rd, unit C:
Features: 454m2 retail space rented at $200/m2 & 145m2 warehouse at $100/m2 plus 13 parking spaces, leased for 10 years with one 10-year right of renewal, demolition clause after 5 years with 12 months’ notice
Rent: $105,000/year net + gst
Agent: Geoff Wyatt

19 Nandino Avenue, unit A:
Features: 252mwarehouse leased for 3 years at $297/m2 with 3-yearly rent reviews & 2 6-year rights of renewal
Rent: $75,000/year net + gst
Agents: Katie Wu & John Bolton

Attribution: Agency release.

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One sub-5% yield at Colliers auction

A North Shore childcare centre sold at a 5.54% yield, followed by a 4-unit building in a Wairau Valley industrial area at a 4.95% yield at Colliers’ auction today.

The third property up for auction, a Flat Bush liquor outlet on a unit title, was sold on a 7.6% yield.

North-east

Sunnyvale

74 Seymour Rd:
Features: 827m² site, Kidicorp First Steps childcare centre licensed for 40 children
Rent: $97,000/year + gst + opex, 2-yearly rent reviews
Outcome: sold for $1.75 million at a 5.54% yield
Agents: Peter Kermode, Shoneet Chand & Sean Finnigan

Wairau Valley

53 Porana Rd:
Features: 812m² site, 360m² building, 4 units, 3 tenants, fronted by Café Porana
Rent: $67,380/year net + gst
Outcome: sold for $1.36 million at a 4.95% yield
Agents: Euan Stratton & Matt Prentice

South

Flat Bush

186 Te Irirangi Drive:
Features: 586m² Liquor Legends outlet on unit title in small shopping strip next to the Chapel Downs shopping centre
Rent: $122,340/year net + gst + outgoings on lease to 2020 + 8-year right of renewal
Outcome: sold for $1.62 million at a 7.6% yield
Agents: Charlie Oscroft & Gareth Fraser

South of the Bombays

Hamilton

Bridgewater Building, 130 Grantham St, level 3:
Features: 1078m² office floor, 3 tenants
Rent: $208,418/year + gst
Outcome: withdrawn from auction
Agents: Alan Pracy & Justin Oliver

Attribution: Auction.

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Construction of Ormiston town centre starts

Deputy Prime Minister Bill English & Auckland mayor Len Brown marked the start of construction of a new town centre & residential community at Flat Bush yesterday.

Auckland Council Property Ltd is working with the developer, Todd Property Group Ltd, to design & develop the first stage of the Ormiston town centre on Auckland Council-owned land.

Construction of the first homes in Ormiston, 63 terraced houses, is about to start and work on a Pak ‘n Save supermarket is well advanced.

A library & aquatic centre are also included in the plans for the area.

The first stage is due to be finished in December and the entire Ormiston development is expected to be completed in about 8 years.

Attribution: Council release.

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Murphys Rd site sells for $17 million

A Murphys Rd development site in Flat Bush was sold for $17 million on Wednesday at $556/m².

NAI Harcourts agent Jon Whisker took the property to tender in February for owner East Park Ltd and it was picked up by another Chinese buyer. Settlement is scheduled for October.

About one-third of the land has resource consent for 2 4-level buildings containing 181 apartments, 2538m2 of retail space, 999m2 of commercial space & 508 parking spaces.

South

Flat Bush

285 Murphys Rd, on the corner of Ormiston Rd:
Features: 3.0586ha
Outcome: sold unconditionally on Wednesday for $17 million
Agent: Jon Whisker

Attribution: Agency release.

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14 sales & 4 leases in East Tamaki

Bayleys agents have notched up 14 sales & 4 leases in East Tamaki (including one lease in Flat Bush).

The sales included 2 industrial sites at 357 East Tamaki Rd, on top of 3 there sold at auction on 4 March, and 5 live/work units in the new Stonedon Terraces development at 50 Stonedon Drive (pictured).

The property at 357 East Tamaki Rd had been leased to Downer EDI Ltd and was held by a Cambridge Funds Management Ltd syndicate from 2002 until it was sold to Gaze Holdings Ltd (David Gaze) for $7 million + gst, with settlement scheduled for 15 April.

3 lots in the subdivision were sold in Bayleys’ Greater Auckland auction on 4 March by East Tamaki LP (David Gaze). Lot 1 (1982m²) was sold for $865,000 at $436.43/m², lot 2 (1298m²) for $700,000 at $539.29/m², and lot 9 (2929m²) for $900,000 at $307.27/m². Lots 4 & 5 were withdrawn from the auction.

The other 2 lots in the subdivision, sold earlier, were lot 6 (5477m²) sold for $1.815 million at $331.39/m²,  and lot 8 (4800m²) sold for $2.18 million at $454.17/m². Both these lots have buildings on them.

Sales

South

East Tamaki

81 Cryers Rd, unit D:
Features: 316m² industrial unit – 232m² warehouse, 42m² office plus amenities
Outcome: sold with vacant possession for $650,000
Agent: John Bolton & Katie Wu

357 East Tamaki Rd, lot 6:
Features: 5477m² business 5-zoned site with existing building in 9-lot subdivision by Gaze of Downer EDI Works site
Outcome: sold for $1.815 million to an owner occupier
Agent: Roy Rudolph

357 East Tamaki Rd, lot 8:
Features: 4800m² business 5-zoned site with existing building in 9-lot subdivision by Gaze of Downer EDI Works site
Outcome: sold for $2.18 million to an investor who will refurbish the building
Agent: Roy Rudolph

14 Greenmount Drive, unit G:
Features: 84m² mid-1980s warehouse, 4.5m stud, 2 parking spaces
Outcome: sold with vacant possession for $230,000 at $2738/m²
Agents: Mike Marinkovich, Janak Darji & Tony Chaudhary

18 Greenmount Drive:
Features: 4047m² site, 2130m² industrial building – 1204m² warehousing & factory space, 256m² factory offices & mezzanines, 368m² first-floor offices & canteen, 302m² of storerooms
Outcome: sold with vacant possession for $2,407,000
Agents: Roy Rudolph, John Bolton & Katie Wu

24 Harris Rd, unit 3A:
Features: 310m² industrial unit – 175m² warehouse, 30m² office, 3 parking spaces
Outcome: sold with vacant possession for $232,000
Agents: Nick Bayley, Ben Bayley & Dave Stanley

24 Harris Rd, unit 3C:
Features: 440m² warehouse
Outcome: sold with vacant possession for $612,500
Agents: Tony Chaudhary & Mike Marinkovich

Stonedon Terraces, 50 Stonedon Drive, unit 1A:
Features: new 211m² live/work unit – 103m² warehouse, 108m² apartment, 3 parking spaces
Outcome: sold with vacant possession for $580,000
Agents: Mike Marinkovich & Jeff Clayton

50 Stonedon Drive, unit 3C:
Features: new 211m² live/work unit – 103m² warehouse, 108m² apartment, 3 parking spaces
Outcome: sold with vacant possession for $570,000
Agent: Mike Marinkovich

50 Stonedon Drive, unit 7G:
Features: new 211m² live/work unit – 103m² warehouse, 108m² apartment, 3 parking spaces
Outcome: sold with vacant possession for $580,000
Agents: Mike Marinkovich

50 Stonedon Drive, unit 8H:
Features: new 211m² live/work unit – 103m² warehouse, 108m² apartment, 3 parking spaces, 9 months remaining on the initial lease term
Rent: $41,600/year + gst
Outcome:  sold for $580,000 at a 7.17% yield
Agent: Mike Marinkovich

50 Stonedon Drive, unit 10J:
Features: new 211m² live/work unit – 103m² warehouse, 108m² apartment, 3 parking spaces
Outcome: sold for $565,000
Agent: Mike Marinkovich

52 Stonedon Drive:
Features: 310m² industrial unit – 206m² warehouse, 48 m² office, 56m² mezzanine, 8 parking spaces
Outcome: sold with vacant possession for $652,000
Agents: Mike Marinkovich, John Bolton & Anthony Barnao

41 Sir William Avenue, unit B:
Features: 180m² warehouse, 4 parking spaces
Outcome: sold with vacant possession for $365,000 at $2027/m²
Agents: Tony Chaudhary, Janak Darj & Nick Bayley

Leases

South

East Tamaki

59 Allens Rd, unit 1:
Features: 1131mindustrial unit in prime roadfront position – 839mwarehouse, 29m2 office, 19 parking spaces, both landlord & tenant contributing to upgrading, leased for 6 years with 2-yearly rent reviews to market and 3 4-year rights of renewal
Rent: $115,000 + gst at $102/m2
Agents: Katie Wu & Anthony Barnao

22 Ormiston Rd, unit H:
Features: 1085mwarehouse, 4 parking spaces, leased for 3 years 9 months with 2-yearly rent reviews to market and one 4-year right of renewal
Rent: $93,957/year + gst at $87/m2
Agents: Katie Wu & Anthony Barnao

21 Stonedon Drive:
Features: 2 warehouse units totalling 1041mon 1921m2 site, leased for 6 years with 3-yearly rent reviews and one 6-year right of renewal
Rent: $120,000/year + gst at $115/m2
Agent: Mark Pittaway

Flat Bush

302 Te Irirangi Drive, unit 1:
Features: 430mrestaurant, leased for 8 years with 5 4-year rights of renewal
Rent: stepped rental starting at $80,000/year + gst but averaging $95,000/year + gst over the first term of lease
Agents: Roy Rudolph, John Bolton & Katie Wu

Attribution: Agency release.

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