Derek Tyler - Bayleys Wellington

22/06/2026

Recognised by Bayleys for the way I deliver results, communication, and client service — 2026 Residential Salesperson Award

Most awards in real estate are based on volume. This one isn’t.

The Wellington Bayleys Way Residential Salesperson Award recognises how you work — communication, process, and results for clients.

That’s exactly how I approach every campaign.

If you want a clear, structured plan for your property, feel free to get in touch.

01/06/2026

How to read a residential market report without confusion

A market report really comes down to three things—how many properties are for sale, how many are selling, and how long they’re taking.
The median price gets the headlines, but it can be misleading because it reflects what sold, not necessarily the value of your home.
What matters more is the trend—if demand is holding, how quickly buyers are acting, and how much competition you’ll face. That’s what we use to shape the strategy.

The Wellington Residential Market

The market is active, but buyers are more considered than they were in stronger cycles.
The right properties are still achieving good results — the difference is in how they are positioned and presented.
The strategy we choose will be tailored specifically to your property and the competition around it.

21/05/2026

Sold at auction - $615,000 - Good Team Effort

19/05/2026

12/05/2026

300B Paremata Road - Great Team Effort

28/04/2026

Here are 10 of the most common reasons properties fail to sell, with concise explanations:

Overpricing
The #1 issue. Buyers compare everything online—if it’s priced above perceived value, they simply don’t engage.
Poor presentation
Clutter, outdated styling, or lack of staging makes it hard for buyers to emotionally connect with the home.
Lack of buyer urgency
If there’s no deadline, competition, or perceived demand, buyers delay or wait for price reductions.
Ineffective marketing
Weak photos, limited online exposure, or poor copywriting fail to generate enough qualified interest.
Wrong target market
Marketing the property to the wrong buyer demographic leads to low engagement and mismatched expectations.
Limited access for viewings
Restricted open home times or difficult private viewing access reduces buyer opportunities.
Negative first impressions
Street appeal matters—if the exterior disappoints, many buyers never make it inside.
Market conditions
High interest rates, economic uncertainty, or seasonal slowdowns reduce buyer confidence and activity.
Unresolved property issues
Things like building defects, LIM issues, or unclear titles can scare buyers off or stall negotiations.
Agent strategy or communication gaps
Poor follow-up, weak negotiation, or lack of clear feedback loops can lose momentum and buyers.

27/04/2026

17 Tio Tio Road, Miramar

A home full of character – Restoration Opportunity

Circa-1920s home, held for over 50 years

• Requires renovation and upgrading
• 4 bedrooms, approx. 240sqm floor area
• 525sqm freehold site in Miramar
• Flexible two-level layout
• Opportunity to restore and add value
• Character features including leadlight windows, beamed ceilings, & polished wooden floors
• Double garage and off-street parking for multiple vehicles

After five decades in the same family, the vendors are determined to downsize.

Auction

11am Thursday 21st May 2026
Level 14, 36 Brandon Street,
Wellington, New Zealand

24/04/2026

“I help Wellington homeowners move forward by solving the problems that stand between them and a successful sale—whether that means unlocking value, navigating complexity, or simply making the process feel clear and controlled.”

23/04/2026

• Hidden costs buyers forget to budget for

Most buyers budget for the obvious—deposit, mortgage, maybe legal fees—but the real surprises tend to come from the “in-between” costs that stack up fast. Here are the ones people most often overlook in residential transactions:

1. Due diligence costs
Before you even go unconditional, you’ll likely spend money that’s non-refundable:

Building inspection reports

LIM (Land Information Memorandum) reports

Specialist checks (e.g. asbestos, drainage, structural engineer)

These can easily add up to thousands—and you still might not get the house.

2. Legal fees beyond the basics
A conveyancing quote often covers a standard transaction, but extras creep in:

Reviewing multiple agreements (if you miss out on properties)

KiwiSaver or trust-related work

Urgent settlements or complex titles

3. Loan and financing costs
Banks don’t always make these obvious upfront:

Loan establishment or application fees

Valuation reports (sometimes required by the lender)

Mortgage broker fees (in some cases)

Higher interest rates if you have a low deposit

4. Insurance (before you even move in)
You usually need insurance in place from settlement day:

Home insurance (required by lenders)

Contents insurance

Sometimes higher premiums depending on risk (e.g. flood zones)

5. Moving and setup costs
This is where people underestimate badly:

Professional movers or truck hire

Cleaning services

Curtains, appliances, or furniture that don’t come with the house

Utility connection fees (power, internet, gas)

6. Immediate repairs and maintenance
Even “move-in ready” homes need work:

Fixing issues flagged in inspections

Servicing heat pumps, plumbing, or roofing

Garden or exterior maintenance

7. Rates and body corporate adjustments
On settlement, you may need to reimburse the seller:

Council rates (property taxes) apportioned to settlement date

Body corporate fees (for apartments/townhouses)

Upcoming levies that were already approved

8. Ongoing ownership costs people underestimate
After purchase, the financial picture changes:

Maintenance (rule of thumb: ~1% of property value annually)

Insurance increases over time

Rate hikes from local councils

9. Opportunity cost of your cash
Your deposit is tied up:

You lose liquidity

Missed investment opportunities

Less buffer for emergencies

10. Emotional decision costs
Not a line item, but very real:

Overbidding in competitive markets

Skipping due diligence to “win” a property

Rushing decisions under pressure