Dear Louise & Susan
Thank you for welcoming Kieran and me into your home today and for talking openly with us about the next step for 85 Payten Street. We understand this is an important decision, and that it needs to be made carefully and in your own time.
You told us three things matter: achieving the right price, getting the timing right, and choosing an agent you can trust from start to finish. This proposal is built around those three things. Your property appeals to two very different buyers: families who want to live in Kogarah Bay, and builders who value the land as a duplex site. Our plan puts both groups in competition for the same property, because that competition is what sets the price.
We recommend starting quietly off market until Christmas, at a cost of just $710. If the right offer arrives, you can accept it. If not, we launch a full auction campaign when the market returns in February, with every interested buyer already identified. Picture the weeks ahead: Kieran and I at every inspection, a message from us each day, and every offer in your hands in writing. Everything is set out here, including our fee and exactly what we commit to, so you can feel confident that you're making the right choice for 85 Payten Street.
Michael Kalinovski & Kieran Rees Century 21 Bayview
What makes it sell
A family home on a land holding in an R2 Low Density pocket of Kogarah Bay, with value to both owner-occupiers and builders.
Land in the R2 Low Density zone, where duplexes can be approved under the Housing SEPP or the Georges River LEP
New duplex homes nearby resell for $2.0–2.8 million each, which drives builder demand
Close to Blakehurst Public and Blakehurst High, Carlton shops and Westfield Hurstville
Duplex sites of 650–714 m² in Kogarah Bay sold for $2.48–2.65 million in 2026
Moments from Carss Bush Park, Beverley Park Golf Club and Ramsgate Beach
Two buyer markets, families and builders, competing for one property
WHO WILL BUY IT
OUR TARGET BUYERS
OWNER-OCCUPIER FAMILIES
Upgrading local families and buyers from the Kogarah and Rockdale apartment market who want land, schools and the bay.
DUPLEX BUILDERS
Small builders and owner-builders pricing the site against new duplex resales of $2.0–2.8 million per dwelling in the area.
BUYERS' AGENTS
Professional buyers' agents acting for clients who want land in this pocket, reached directly through our buyers' agent network before any public campaign.
Our price opinion
ESTIMATED SELLING RANGE$2,400,000 – $2,600,000
Having inspected the home with you, we consider the most likely selling price to be in the range above in the current market. This range is supported by the sales evidence in the accompanying market analysis.
Duplex-capable sites sold in Kogarah Bay this year: 28 Bruce St $2,590,000 (650 m²), 18 Ramsgate Rd $2,480,000 (676 m²), 94 Park Rd $2,650,000 (714 m²).
Two buyer markets — owner-occupier families and duplex builders — competing for the same property.
New duplex resales of $2.0–2.8 million per dwelling nearby, which set what builders can pay for the land.
Condition and presentation of the home as inspected; styling recommended before the auction campaign.
RECOMMENDED METHOD
OFF MARKET, THEN AUCTION · AUCTION FEB / MAR 2027
We recommend a two-stage campaign for 85 Payten Street. First, a quiet off-market phase to our buyer database and builder network, at minimal cost and without public exposure. If an offer arrives that meets your expectations, you can accept it. If not, we launch a full auction campaign when the market returns after the summer break, with every buyer identified in the off-market phase already qualified and ready to bid. You stay in control at both stages.
Off market until Christmas: test the market quietly, with no public price history and almost no cost.
Auction mid-February to early March: launch when buyer activity returns after the summer break, with a buyer list already qualified.
Buyers' agents briefed first: our buyers' agent network sees 85 Payten Street off market, alongside our database and builders.
Both buyer markets at once: a planning summary and site plan let builders bid with confidence against owner-occupiers.
This appraisal is an opinion of the likely selling price in the current market, based on the comparable evidence in this booklet and our inspection on 29 October 2026. It is not a sworn valuation and should not be relied upon for finance, legal or taxation purposes. Market conditions can change and the final price will be determined by the market.
A two-stage campaign
BEFORE LAUNCH
Your solicitor prepares the contract for sale.
Professional photography, drone and floor plan for the off-market presentation.
Professional styling arranged before the auction campaign (quoted separately).
STAGE 1
OFF MARKET
From signing until Christmas. Photography, drone and floor plan; private presentation to our buyer database and duplex builder network; every offer to you in writing.
JANUARY
PREPARE
Review results with you. Styling and presentation ready for the auction campaign; auction date confirmed.
STAGE 2
AUCTION CAMPAIGN
Four weeks on the major portals, signboard and social media; open homes and private inspections; off-market buyers re-engaged.
FEB / MAR
AUCTION
Auction mid-February to early March. Reserve set with you; if not sold under the hammer, we negotiate immediately with the qualified bidders.
HOW WE KEEP YOU INFORMED
Daily updates on enquiry and buyer activity throughout the campaign.
A dedicated WhatsApp group with Michael and Kieran, so you can reach us any time.
A written report every week: enquiries, inspections, contracts issued and buyer feedback.
Every offer presented to you in writing.
Why the summer timing works
Buyers keep browsing over the Christmas break, while few new homes are listed. The result is a jump in buyer demand per listing in January. Our two-stage plan uses this: we quietly secure the early buyers before Christmas, then launch the auction campaign into the strongest demand of the new year.
BUYER DEMAND PER LISTING · REALESTATE.COM.AU
December 2021 100
January 2022 148 (+48.2%)
Views per listing on realestate.com.au rose 48.2% from December 2021 to a new high in January 2022, according to PropTrack.
Stage 1 runs through the quiet pre-Christmas weeks, when serious buyers stay active and competition from other listings is low.
Stage 2 launches into the January–February lift in demand, with auction day in mid-February to early March.
Source: PropTrack (REA Group) buyer demand data for January 2022, reported by Smart Property Investment. Index: December 2021 = 100. The portals don't publish daily search figures for Boxing Day or New Year's Day.
Marketing plan & investment
Stage 1 costs just $710. The full auction package is $6,593 including GST, which includes the Stage 1 items. Nothing is payable upfront: the marketing is paid at settlement.
| ITEM | DETAIL | INVESTMENT |
|---|---|---|
| Photography | Stage 1 · professional photography | $345 |
| Drone photography | Stage 1 · aerial images showing the land and its position | $195 |
| Floor plan | Stage 1 · measured floor plan | $170 |
| Off-market presentation | Stage 1 · buyer database, builder network, private inspections | Included |
| Auction campaign | Stage 2 · portal listings, signboard, social media and print; itemised schedule before launch | $5,883 |
TOTAL VENDOR-PAID MARKETING (INCL. GST)$6,593
All costs include GST. Marketing is paid at settlement. If the property sells in Stage 1, only the Stage 1 costs ($710) apply. The final terms are those in the Sales Agency Agreement.
Fees & our commitment
1.1%
COMMISSION INCL. GST
ON THE SALE PRICE
$27,500
FEE AT $2,500,000
INCL. GST
$6,593
MARKETING
VENDOR-PAID
Our commission is 1.1% including GST on the sale price, payable only when the property sells, at settlement. At $2,500,000 that is $27,500 including GST.
OUR COMMITMENT TO YOU
You'll have Michael and Kieran at every open home and private inspection.
You'll hear from us every day, through a dedicated WhatsApp group, with a written report every week.
You'll pay nothing upfront: marketing is paid at settlement.
You'll start with Stage 1 off market for $710 only, with no obligation to go to auction until you're ready.
You'll receive every offer in writing, with our honest recommendation.
All fees include GST. Commission is payable only on a successful sale, at settlement. The final terms are those in the Sales Agency Agreement, which includes the estimated selling price shown in this proposal.
How we win you a higher price
The price is set in the negotiation, not the advertisement. These are the skills Michael and Kieran bring to every campaign.
NEGOTIATION CRAFT
We never reveal your price position. Every offer is written, conditional terms are stripped back, and buyers are taken to their best figure one step at a time.
COMPETITIVE TENSION
Families and builders are kept aware of each other's interest so that each sets a floor for the other, before and on auction day.
BUYER QUALIFICATION
We confirm finance, deposit and timing before an offer reaches you, so you only weigh offers that can complete.
DEVELOPER LITERACY
We speak the builders' language — LEP and Housing SEPP controls, resale values, build costs — so their offer is based on the site's real potential.
AUCTION STRATEGY
Registered bidders, pre-auction offer handling, a reserve set with you from the evidence, and an immediate post-auction negotiation if needed.
PRICING DISCIPLINE
A price guide grounded in evidence that attracts competition, without overpricing that leaves a property sitting on the market.
Michael Kalinovski
LICENSED REAL ESTATE AGENT · 0411 81 81 71 ·
Michael Kalinovski has sold property across St George and Bayside for 26 years, working across Brighton-Le-Sands, Rockdale, Kogarah, Sans Souci, Kyeemagh, Banksia, Ramsgate and Monterey.
Clients describe him as thorough, realistic and skilled in negotiation. He sets honest expectations from the first meeting, explores every avenue to bring buyers to the table, and keeps sellers informed at every step of the campaign.
IN CLIENTS' WORDS
“Michael was very thorough, exploring all avenues to result in a great turnout on the day”
VERIFIED SELLER · 34 TERALBA ROAD, BRIGHTON-LE-SANDS
“His negotiation skills landed us an excellent price.”
VIC & JADE ASTMANA
“Michael has displayed and communicated a real expectation of the status of the market”
VERIFIED SELLER · 150 BAY STREET, ROCKDALE
“Michael was very professional and went above and beyond to sell our property for us.”
VERIFIED SELLER · 4/16 BURLINGTON STREET, MONTEREY
“Michael Kalinovski knows the market, and knows what buyers and sellers are looking for.”
VERIFIED SELLER · 1/39 BANKS STREET, MONTEREY
“The professional acumen of Michael & his team was like a breath of fresh air.”
DOUG MCCARTNEY
Testimonials: excerpts reproduced verbatim from RateMyAgent and Homely public reviews, October 2026.
Kieran Rees
LICENSED REAL ESTATE AGENT · 0402 364 050 · kieran.rees@century21.com.au
Kieran Rees has 12 years of experience in real estate and specialises in the bay precinct of Bayside, where he has built an extensive database of active buyers. He is recognised as one of Bayside's leading agents and quickly builds rapport and trust with both buyers and sellers.
His results have earned him a place among the CENTURY 21 Top 2% of salespeople worldwide, along with the Golden Gavel award for outstanding auction results.
ACCOLADES
CENTURY 21 Top 2% Salesman Worldwide
CENTURION Award Winner
CENTURY 21 Master Club Award
C21 Platinum Awards
C21 Gold Awards
C21 Silver Awards
C21 Bronze Awards
Golden Gavel Recipient — outstanding results in sales “under the hammer” at auction
IN CLIENTS' WORDS
“We found Kieran to be extremely professional and committed.”
VERIFIED SELLER · 14/176-178 RUSSELL AVENUE, DOLLS POINT
“His integrity is unquestionable in my mind.”
KEVIN NIETZKE, SELLER · 2/10-14 BRUCE STREET, BRIGHTON-LE-SANDS
“Kieran was a pleasure to deal with, his communication was excellent.”
VERIFIED SELLER · 7/1-3 GANNON AVENUE, DOLLS POINT
“Kieran knew the market, kept us informed and answered all my queries throughout the process.”
VERIFIED SELLER · 11/143-144 THE GRAND PARADE, MONTEREY
“He is simply one of the best.”
VERIFIED SELLER · 5/18 PINDARI ROAD, PEAKHURST HEIGHTS
“His professionalism is second to none.”
VERIFIED SELLER · 16 ADOR AVENUE, ROCKDALE
Testimonials: excerpts reproduced verbatim from RateMyAgent public reviews, October 2026. Awards per Century 21 Bayview agent profile.
Two Licensed Agents. No hand-offs.
Michael and Kieran are both Licensed Real Estate Agents, and we personally run every campaign we take on. You are not signing with a principal who is busy running the day-to-day business, only to have your home handed to a junior agent with little negotiating experience.
Our promise is simple: every client receives our full, personal attention. You are never just a listing to us. We take the time to understand what matters to you, guide you at your pace, and never use high-pressure tactics to get a sale over the line.
WITH MICHAEL & KIERAN
Two Licensed Real Estate Agents with a combined 38 years' experience run your campaign from start to finish
The agents you met today negotiate every offer on your behalf
Your home is our priority, with personal attention from both of us at every stage
Advice at your pace, and the decision always stays with you
Daily updates, a dedicated WhatsApp group and both of us at every inspection
THE HIGH-VOLUME MODEL
The principal wins the listing, then a junior agent runs the campaign
Negotiation is left to whoever is available
Your home is one of many in a busy listing book
Pressure to accept the first workable offer and move on
Updates when time allows
Looking after people properly is how we've built our reputation, and it's exactly how we'll look after you.
Why Michael & Kieran
Two Licensed Real Estate Agents with a combined 38 years' experience: Michael and Kieran personally handle every inspection, call and negotiation.
Every client gets our full, personal attention: we take the time to get it right, never rush you and never use pressure.
Direct access to local buyers, duplex builders and a buyers' agent network before the property is advertised.
Part of the Century 21 network, with offices across Australia and around the world.
THE CENTURY 21 FAMILY
LOCAL REACH, GLOBAL NETWORK
LOCAL
Century 21 Bayview has served St George and Bayside since the early 1980s, with offices in Brighton-Le-Sands and Dolls Point and a large local buyer and landlord database.
NATIONAL
Century 21 offices across Australia and New Zealand refer buyers relocating to Sydney's south.
INTERNATIONAL
Around 11,000 Century 21 offices and more than 126,000 agents in 79 countries and territories, reaching overseas and expatriate buyers.
Network figures: century21.com company profile, October 2026.
Frequently asked questions
01 If a buyer offers before Christmas but below the range, do we have to accept it?
No. We bring you every offer in writing, with our honest recommendation, and the decision is always yours. We use early offers to gauge demand and push buyers higher. If the right figure isn't reached, we launch Stage 2 in February with that buyer already qualified and ready to compete.
02 Wouldn't it be simpler to just sell to a builder?
Simpler, yes, but rarely better. A builder negotiating alone sets his own price. When he is competing against families, other builders and buyers' agents, he has to pay what the market will bear, and our plan is built to create exactly that competition.
03 What will it cost us, and when do we pay?
Our commission is 1.1% including GST, and you pay it only when the property sells, at settlement. Marketing is $710 for Stage 1, or $6,593 in total if we go to auction, also paid at settlement. Every cost is set out in the Sales Agency Agreement before you sign.
04 Who sets the reserve on auction day?
You do. We recommend a figure based on the evidence and on what we've seen from buyers during the campaign, and we agree it with you before auction day. It is never disclosed to buyers.
05 What happens if it doesn't sell under the hammer?
We go straight into negotiation with the registered bidders while their interest is at its peak. They are already qualified on finance, so any offer we bring you is one that can complete. You decide whether to accept it.
06 How will we know what's happening during the campaign?
You'll hear from us every day. We'll set up a WhatsApp group with both of us so you can ask anything at any time, call you after every open home, and send a written report every week covering enquiries, inspections, contracts issued and buyer feedback.
07 Why are you the right agents for us?
Because you deal directly with two Licensed Real Estate Agents, not a principal who hands you to a junior. Michael has 26 years and Kieran 12, a combined 38 years selling in St George and Bayside. You'll have our full personal attention from day one, we know both buyer markets for your home, and we'll both be at every inspection and every negotiation.
Let’s get started
YOUR TEAM
MICHAEL KALINOVSKI
Licensed Real Estate Agent m 0411 81 81 71 · w (02) 9599 4666 michael.kalinovski@century21.com.au
KIERAN REES
Licensed Real Estate Agent m 0402 364 050 · w (02) 9599 4666 kieran.rees@century21.com.au
Local offices
343 Bay Street, Brighton-Le-Sands
26 Clareville Avenue, Dolls Point