12 Hill Street Toorak – James Buyer Advocates
12 Hill Street, Toorak – Big View, Big Build, Big Question
From the top viewing deck at 12 Hill Street you really do feel like you’re on the bow of a ship – an incredible, elevated outlook over Toorak on 879sqm. The home is a brand-new, four-level build with a lift, cinema, multiple living zones and all the expected bells and whistles. No argument on the quality of the construction or the strength of the address.
On our James Home Rating sheet this comes down to two questions: why this price – circa $22m – and how does the slope and level change work for you? The top view is magnificent and there’s great basement space for gatherings, but the internal level changes and the way the yard disconnects a little from the main living spaces mean the flow isn’t perfect. Architecture doesn’t offend, but it doesn’t fully carry the premium either. In a market where similar land and spec have struggled at lower asks, price is the live issue.
The learning here is simple: at this level you’re not just buying features, you’re buying feel plus value. If you love the view and the volume, you still need to be comfortable that the flow, stairs/lift and yard connection – and the price tag – work for you today and in the next cycle.
👉 For the full James Rating on 12 Hill Street and how it stacks up against other top-end Toorak options, call Mal James on 0408 107 988 or email mal@james.net.au.
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James Home Ratings is a 25 year old, patented, 1500 buy/sells plus 1,000-point scoring system based on the 3 critical drivers of long-term property value:
Three Pillar Value Drivers
- POSITION — “Where money is attracted to”
Street appeal, precinct, orientation, land size, walkability, school zones - PROPERTY — “Where money is spent”
Flow, floorplan, architecture, renovation quality, future potential - PRICE — “What the market rewards”
Relative value vs price paid, cycle timing, agent positioning
Why It Works – Patterns
Because real estate, at its core, is about human behaviour—and history repeats itself.
Each home is scored independently and consistently, based on how it aligns with long-term demand and supply fundamentals for it’s specific area property type—that way you can compare a block of land with an apartment in different areas with different budgets..
A, B, C-Grade – Know the Difference
- A-Grade: Always in demand. Rare, proven, and resilient through market shifts.
- B-Grade: Good, but situational. Can work well when bought or sold smartly.
- C-Grade: Riskier. More emotion-driven, often overhyped, and harder to recover value.
What Others Do | What We Do |
Gut feel and emotion | Science and structure |
Agent spin and hype | Independent, consistent scoring |
Short-term trends | Long-term fundamentals |
Comparing apples to oranges | Same property type, different budgets, objectively assessed |
What the Scores Mean
- 500 – Maybe ok but it has serious issues to consider
- 600 – Average: Typical for many Inner Melbourne homes
- 700 – Above Average: Strong fundamentals, few weaknesses
- 800+ – Exceptional: A-Grade, no obvious dealbreakers, rare and highly sought-after
Know the difference, know your grade before you pay the price buying or selling.