| Address: 153 Kitchener Road, Milford |
| Agents: Gail and Ken Pianta – 021 686 516 and Barry Moodie 021 994 678 |
Omana Apartments is an exceptional new addition to Milford, with the contemporary building presenting size and scale never seen before in the area. The complex is an upmarket, premium development comprising 81 residences – a collaboration between Metro Property, responsible for The Sargeson in Takapuna, and award-winning Context Architects.
An entirely new concept, not related to the Milford Mall development, Omana has been designed to stay true to Milford’s beach village lifestyle and take advantage of the sensational views and local amenities. Spacious residences range from one, two and three-bedroom floorplans that all have their own balcony or courtyard.
Omana Apartments is fully immersed in the sought-after Milford lifestyle, with the beach, marina and reserve an easy five-minute stroll from home. The village is bursting with international cuisine, cafes, bars and boutiques, along with convenience of the mall and two supermarkets. Outdoor enthusiasts will also love the proximity to Lake Pupuke for kayaking and paddleboarding, local sports clubs and the numerous parks and reserves of the area. Takapuna is a pleasant flat walk away, offering a vast selection of dining, drinking, shopping and entertainment options, while excellent local schools include Milford School and Westlake Boys and Girls High Schools.
Unique and innovative building design sees a bold contemporary façade made up of solid concrete with aluminium joinery and timber accents. Eye-catching balcony forms are designed to maximise sunlight and ocean views, as well as privacy between units. Recognising the reality of Auckland’s transport requirements, the three levels of generous underground carparks are a huge additional bonus. One space is allocated for each one-bedroom apartment, two spaces for two and three spaces for the three-bedrooms. For those who prefer wheels, there’s bike parking on-site.
Interiors are light-filled, stylish and modern. Functional kitchens feature engineered stone bench tops, plenty of storage space, dishwasher, seven-function oven ceramic hobs, while contemporary tiled bathrooms have frameless glass shower screens and some have a bath.
The two and three-bedroom residences have a butler’s pantry, an ensuite, walk-in wardrobe and additional office space.
Another enticing design feature is the north-facing rooftop terrace, which was created to enhance the sense of community within the complex. It has a garden with allotments, bar, gym, secure play area, barbeques and private seating – very much enhancing the feeling of living a holiday lifestyle all-year-round.
Omana Apartments has been designed as the perfect family home, weekday retreat or safe and secure sanctuary for downsizers. It affords those who love the area a chance to stay, as well as enjoy the affordable, lock-up-and-leave, low-maintenance lifestyle. A 24/7 on-site manager and Assisted Living Station helps meet all resident’ needs.
With an estimated completion date of 2020, Omana Apartments make luxury Milford living a reality.
9 quick cleaning tips that will save you time this Christmas
This is definitely the list you need if the idea of spending Christmas Eve knee-deep in cleaning products makes you feel like the Grinch. Christmas – and summer – is always busy and social, with lots of entertaining and unexpected guests sure to drop by.
But instead of waiting until the last minute to get your home in tip-top shape, here are nine easy ways to get sorted before your friends and family turn up on your doorstep.
1. Set the timer when you are doing certain chores. Experts say if you know how long individual tasks take, they seem less difficult. We like that idea.
2. Put clean sheets on your spare bed NOW. Even if you aren’t expecting any sleepovers from visitors, it’s one thing less to deal with if someone does end up having to sleep it off.
3. Use the commercial breaks wisely. You have two-and-a-half minutes to get something done, and tackling small tasks seems like a better idea than mindlessly watching ads!
4. Sort out the fridge before you hit the shops. Chances are your fridge and kitchen cupboards aren’t as jam-packed as they are going to be in a few weeks. If you have a proper clean out now, not only will it save you time in December, but you’ll also know exactly what you already have in stock.
5. Don’t bother scrubbing your stove top burners. If they come off, pop them in a snaplock bag, with a little ammonia overnight. In the morning, wipe them clean and away you go.
6. Bedtime equals cleaning time. While the kids (or you) are in the bathroom getting ready for bed, use that time to quickly wipe down the vanity, bath, mirror and toilet. Easy.
7. Try listening to podcasts while you clean. Not only will they help time fly, but you’ll learn a few things along the way.
8. Put clutter (like toiletries) away in a cupboard. Just shove them in there – no one is going to be looking to see if they are organised by floral fragrance!
9. The smell of fresh flowers, however, does make everything instantly better. Set some out the morning your guests are due to arrive, and enjoy this special time together!
5 realistic ways to make the most of your money during a renovation
Want to renovate but not sure of the cost? Here’s how to work out what you can afford and whether it’s worth your while doing it.
1. Start how you plan to finish
Work out what you want from your home and write down what you’d need to make this a reality. If your goal is to rent it out or sell it on, you will have a very different set of aims and outcomes to work from.
Start with the stuff that’s not so much fun but will improve the health and longevity of your home, eg insulation, new gutters or roof, relining walls, upgrading plumbing/wiring or installing a whole-house heating system. Then think about big-ticket items such as a new kitchen, bathroom or outdoor living area. Finally look at lower-cost improvements such as setting up a study or exercise area or buying a plush new lounge suite.
You may wish to aim for a balance between high- and low-cost projects – a brand-new kitchen combined with a quick bathroom makeover; or a state-of-the-art heating system combined with a fresh interior paint job. Once you’ve written your ultimate wish list, look at the overall scale of the work and ask yourself: would it be easier to simply move house?
2. Break it down
If you decide that you definitely want to go ahead and renovate, itemise every improvement you’d need to make to fulfil your vision. Prioritise the list with a focus on improvements that will make your home healthier and more appealing to potential buyers, even if you plan to stay for the foreseeable future.
Talk to friends and family about their renovations and find out what upgrades have made the biggest difference to them. Try to remove the emotion from your decision-making and be practical about this list, rather than fixating on the gorgeous new marble benchtop you’ve always dreamed of.
Malcolm Knight, a registered financial adviser at Threefold, says simple changes can often make a big impact, so if you’re going to spend up large it’s important to be sure the cost is worth it. “Cheap cosmetic improvements such as a fresh coat of paint can have a drastic impact on sales value on a tired or rundown property. Kitchens and bathrooms are the typical selling points in a home and can really drive price, but they can be expensive if you are making major changes such as moving plumbing.”
3. Work out your budget
Work out how much money you can access by tallying up any savings and talking to your bank about your borrowing potential. Make sure you understand the impact any loans will have on your lifestyle in both the short and long term.
Malcolm recommends speaking with a mortgage broker or trusted adviser at this point. “They will be able to quickly run the numbers for you and give an indication of the best finance options available to you. They can also get finance pre-approved for you (if required) before you start your project.”
Next, research what sum would be wise to spend on your home. Talk to a valuer or real-estate agent about the price similar homes in your area are selling for (and what your house would be likely to sell for post-renovation). Bear in mind what your house is for – if it’s your forever home, investing in its health and comfort is worthwhile. But if you’re likely to sell it, spending big on top-shelf improvements may not make financial sense.
Malcolm says getting this step right comes down to the value of your property and the neighbourhood it’s in. “If you’re starting from a ‘worst house in the best street’ position, your budget can be grand, but if you’re already in the best house in the worst street, you need to be cautious not to overcapitalise.
Calculate what you paid for your house, what it would be likely to sell for in the current market, and what it would sell for if you made the improvements. If you end up in the red at this step, that’s not necessarily a deal-breaker – you just need to weigh up the financial risk against the intangible benefits your renovation will create (the joy of using a dream benchtop cannot be quantified!).
4. Talk to experts
Get quotes from a builder, architect and/or project manager about the cost per square metre of building in your area. Then, depending on the scale of the work you want to have done, talk to a builder or architect to come up with an estimate, including a contingency fund (15-20 percent of the overall cost is standard), for your renovation. Then get a second and
Malcolm recommends spending time on this phase to ensure you understand your budget and keep costs under control. “Getting more than one quote can save you thousands,” he says. “With tradespeople currently very busy and not needing to compete for work, we are seeing some real profiteering, particularly on relatively minor jobs.”
Once you have a good idea of what your renovation is likely to cost, you can tally this figure against your home’s value and calculate if it would amount to an overcapitalisation you’re not comfortable with – bearing in mind that monetary value doesn’t reflect the improved health and happiness your renovation might bring.
5. Revise and finalise
Revisit your reno plan and make any required adjustments – most people underestimate the expense of home renovation so you may well have to prune down your plan or even slash it back to the essentials. You may also wish to plan your renovation in stages to spread the cost over a longer period.
Malcolm says the biggest mistake people make when renovating is underestimating the costs and failing to plan. “Costs can quickly escalate through the process if you’re making variations as you go,” he says. “More time spent upfront in the planning phase not only helps you understand your budget, but also makes it more likely that you’ll love your end product.”
Coming up with a good renovation plan is all about balance – balancing high-cost improvements with low, balancing the current value of your home against its worth in the future, and balancing your wants with your needs. Take time to find the best balance for you and your family.
Universal Homes Long Bay, 16 Bright Road, Long Bay
| Agents: Trish Leddy – 027 275 4090, Claire Grey – 021 827 341 and Tracy Guo – 021 043 5166 |
|Viewing: Sat/Sun 11am – 12 & 2pm – 3pm or by appointment |
Welcome to Long Bay – a true lifestyle destination where families can realise the dream of owning a brand-new home within walking distance from one of Auckland’s most popular regional parks. The collection of residences crafted by renowned Universal Homes is located in a picturesque, well-connected enclave off Ashley Avenue and present spacious, modern living environments.
The area is booming and flourishing in its development stages – with Long Bay Village expected to open mid 2019. Fortunate locals will have the architecturally-designed precinct within easy walking distance from home, created to cater to almost all daily needs. It’ll offer a large medical centre, chemist, 24-hour gym, retail and hospitality. Foodies will love the impressive array of dining options planned for the area, while the full service New World is a top-quality supermarket option.
Glenvar Ridge Road is near completion, which is set to drastically improve the convenience and connectivity of the community, and will eventually provide direct access down to the beach. Long Bay is coveted for its pristine reserves, stretch of golden beach and safe swimming water – a truly magical place to live in such close proximity to. A bus service now runs through the community, which stops at Massey University and Albany, plus the Park and Ride option is a stress-free one for CDB commuters.
Ideal for families, the recently completed homes available are within close walking distance to the Ashley Ave sports fields, Long Bay Primary and Long Bay College. They’ve been designed for easy, stylish and contemporary living, with high ceiling studs, keyless entry, LED lighting and internal access garaging. Inside, a neutral colour palette on the walls is complemented with soft carpeting and feature tiles throughout. The living and dining areas are light-filled and open plan, located at either end of the ground floor. The large kitchen features a breakfast bar, high-quality appliances and plenty of storage. Outside, easy-care gardens and small, private lawns require little maintenance, leaving weekends free to enjoy the beachside community.
Accommodation ranges from either three-bedroom two-bathroom homes, or four-bedroom two bathroom homes, so there’s something to suit numerous living requirements. All master suites have an ensuite and double wardrobes.
These surprisingly affordable homes offer the comfort, convenience and exceptional peace of mind of a brand-new build in an up-and-coming coastal location. As added assurance, they also come with the Universal Homes 10-year Master Builder’s Guarantee.