Girraween Sold Property Case Study

I have cre­ated this case study to show you, not all agents are cre­ated equal and to dis­play the evid­ence to let you be the judge.

I have selec­ted 2 prop­er­ties that are very equal in many ways.

  1. They both have pro­fes­sional photography
  2. They both were advert­ised in and
  3. Both had paid to be at the top of the searches
  4. Both were brick, 4bed 2bath, and in a nice location.

58 Magowar Road, Gir­raween V.S. 38 Gilba Road, Girraween

Here are the photos;

58 Magowar Road, Girraween


38 Gilba Road, Girraween

Here is the descriptions;

58 Magowar Road, Girraween

Present­ing one of the finest four bed­room homes in Gir­raween. Sit­ting in an elev­ated North facing pos­i­tion on a 690m2 block of land this superb home offers space, light, lux­ury, an unbeat­able loc­a­tion as well as poten­tial for future duplex or granny flat development.

Situ­ated in a quiet res­id­en­tial neigh­bour­hood, it is con­veni­ently loc­ated within 8 minutes walk­ing dis­tance to both Gir­raween Pub­lic and Select­ive Schools, and within 14 minutes walk to Pendle Hill Train Station.

Upon enter­ing you will be instantly impressed by the grand sized liv­ing and din­ing room fin­ished with beau­ti­ful tim­ber floors and bathed in nat­ural light. Con­tinue through to the rear of the home and here you will dis­cover an enorm­ous open plan kit­chen, fam­ily and meals zone which cap­tures the very essence of mod­ern fam­ily liv­ing. This zone merges effort­lessly with the alfresco enter­tain­ing area com­plete with built in nat­ural gas barbe­que and sink over­look­ing the park­like backyard.

Four bed­room homes are rare, in this case you also have the bene­fit of an ensuite in the mas­ter bed­room, air con­di­tion­ing in all bed­rooms and built in ward­robes in two bedrooms.

Other lux­ur­ies include a solar panel sys­tem con­nec­ted to the grid, gas cook­ing and dish­washer in the kit­chen, gas hot water, tim­ber and tile floor­ing through­out, air con­di­tioned liv­ing areas, new blinds, qual­ity light fit­tings and a near new bath­room. The back­yard offers new fen­cing, estab­lished fruit trees, vast lawn areas and a large paved area mak­ing it the per­fect fam­ily friendly envir­on­ment. There is also side access to a gyprock lined double gar­age with built in laundry.

With dimen­sions of approx­im­ately 15m x 46m, this near level block of land slopes gently to the street and has no major trees or ease­ments mean­ing it would also lend itself one day to duplex devel­op­ment. Con­sider also the poten­tial to add value to the exist­ing house by build­ing a granny flat in the back­yard for invest­ment or addi­tional fam­ily accom­mod­a­tion (STCA).

No doubt this is one of the most excit­ing prop­er­ties to hit the mar­ket in Gir­raween for a long time. From the land, the loc­a­tion to the superb accom­mod­a­tion, this is a pres­ti­gi­ous home that you will be proud own, don’t hes­it­ate to inspect as it will be highly sought after.

Water Rates: $174 per quarter
Coun­cil Rates: $333 per quarter
Land Size: 690m2 approximately


38 Gilba Road, Girraween

Brim­ming with high qual­ity inclu­sions through­out, this invit­ing home flaw­lessly com­bines spa­cious con­tem­por­ary interi­ors with sub­stan­tial alfresco enter­tain­ing. Fall­ing within the Gir­raween Pub­lic catch­ment area, it is also close to rail, shops and parks.


58 Magowar Road, Girraween V.S. 38 Gilba Road, Girraween map


Sold Prices;

38 Gilba Road, Girraween

McGrath Vs Elders Real Estate 28 Gilba Rd Girraween, NSW


58 Magowar Road, Girraween

letter of offers from elders real estate Girraween



As you can see they are very sim­ilar prop­er­ties and the only real dif­fer­ence that I can see is that the McGrath agent chose to sell his house via auc­tion, as Nick chose the offers over strategy.

I believe not all agents are prop­erly trained in how to run auc­tion cam­paigns, as a little slip up can eas­ily cost the seller $100,000 dollars.

For example,  if an agent tells a buyer what they think the prop­erty is worth it can cap the pri­cing in the buy­ers head. The best rule of thumb is not to give the prop­erty a price as the auc­tion will determ­ine what the prop­erty is worth.

Some buy­ers will ham­mer an agent to get a price out of them, but a prop­erly trained agent will have well rehearsed scripts and dia­logs to handle it with out let­ting the cat out of the bag.

Nick Bardon has well rehearsed scripts and dia­logs to handle buy­ers using the offers over strategy. Your more than wel­come to test any of our agents and we will hap­pily demon­strate how we do it if you book an appoint­ment with us. This is what helped him to suc­cess­fully sell 58 Magowar Girraween.

It was an immacu­late and prime posi­tioned four bed­room home. With ample liv­ing space, 2 bath­rooms, massive kit­chen and a gen­er­ous sized back­yard it’s no won­der why there were 54 buyer groups at the first open home.

With so many inter­ested parties, the offers over strategy drove strong com­pet­i­tion and saw 27 offers put for­ward driv­ing the even­tual sale price up to an impress­ive $112,500 above the advert­ised price.

With the mar­ket in your area still going strong and many qual­i­fied buy­ers still look­ing for a prop­erty now is the time to con­tact Nick Bardon on 0409 900 237 to find out how we can help you achieve your prop­erty goals.






Jhai is an award win­ning Inter­net Mar­ket­ing Real Estate Agent for Eld­ers Toongab­bie and Kings Langley. After run­ning his own inter­net mar­ket­ing busi­ness he has now set his own sites for the real estate industry. He observed that 90% of real estate agents did not know how to mar­ket them­selves online. Jhai is now fixed on one goal. To teach real estate agents that they can mar­ket online so much bet­ter than they cur­rently are.

Since then he has been con­sist­ently quoted in the Sydney Morn­ing Her­ald and Real Estate Busi­ness online. He is a reg­u­lar guest blog­ger on, shar­ing his expert­ise of mar­ket­ing aspects for the Real Estate Industry. His biggest pas­sions are his wife, mar­tial arts, dogs and most of all property.

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