oc | Wednesday 26th February

Boroondara



Hot in Broadway – the rest quieter at 54%

Patchy and quiet in Boroondara today, with a clearance rate for Million Dollar plus at 54%.

One exception was 35 Broadway Camberwell. Campaign agent Steve Burke (Jellis Craig)  had a great property here and he knew it from the start, but just because a property is good doesn’t necessarily mean that it will generate strong interest come auction day. Expectations of buyers and sellers need to be managed and managed well, and that is what Steve did here. The property was quoted at mid $2m’s at the start then moved pretty quickly towards high $2m’s – and come auction day this is where the reserve was declared (but really, I am sure most people thought this was a $3m-ish property).  I really enjoyed this auction – Alastair Craig was in fine form and the spirit of the bidders was fierce – one person in front of me tried several times to put his hand up but was simply brushed off by stronger and more prominent bidders. Well done to the successful purchaser – they have bought a good period home which could turn out to be great modern one. Bad luck to the under bidder – you handled yourself well and I liked your oxblood pants! After 40 minutes standing on the damp front lawn, a late afternoon coffee was definitely needed, and luckily my favourite haunt Porgie + Mr. Jones was still open as I drove back towards Brighton. That ¾ latte really hit the spot.

Of the nine auctions we attended, five sold on the day.

One auction of interest was 1 Mangarra Road Canterbury. This went to auction on September 1st last year and while it had three bidders at the time, it passed in and failed to sell. There was better luck this time round, with the property selling for around the $2,100,000 mark – Robert Ding of Marshall White the agent there.

Also good to see 29 Mason Street Hawthorn (Hamish Tostevin, Marshall White) sell for around the $2,500,000 mark I believe this past week. Why this took so long to sell (of course price did have a but to do with things, but the property was quite a good one – I guess sometimes you just need a bit of luck by your side and the right buyer needs to walk through the door did surprise me a bit.

This week was busy one for me, and I saw some very good homes. Plenty of off-markets out there at present – one in particular that I liked is in the Maling Road area of Canterbury, with Sam Wilkinson of Kay & Burton. Great single level period timber home which has been well renovated on good land size in the $2-3m range; this should find a buyer OK.

Although some pretty good offerings in the next couple of weeks, pickings are looking slim for June.

Until next week…..

Design smart,

Architect Adam

 

James Private Client Briefings contain far greater and more client-specific detail than what you see below and are available for full service James Search and clients throughout Melbourne.

Contact us: For a private, confidential and no obligation discussion on what is really happening in your street, precinct and suburb from a buyer’s perspective, contact Architect Adam on 0413 318 079 or Gina on (+613) 9804 3133
or 0457 835 255 or Mal on 0408 107 988 from James Buyer  Advocates.

Alternatively if you see us at an open for inspection or an auction please feel free to come over and say hello – perhaps we could send you a buyer rating,  a result or simply open diaries and work out a time to sit down and talk about the market, values, negotiation, alternative homes or your needs from a buyer’s  perspective.

For the record each of us is involved in 2 to 3 homes, around 20 inspections and attending/assisting/bidding on up to 4 auctions on a weekly basis – all in that specialist $M+ price range.

A sample of testimonials from satisfied clients http://www.jamesbuyeradvocates.com.au/testimonials.php

CAMBERWELL, 1 Water St
CAMBERWELL, 1 Water St | James Tostevin (Marshall White)
Under Hammer: Undisclosed amount - 6 Bidders (Photo: Joshua Bong)
Bidderbuzz Auction
"Wow! What an auction! Under light drizzle, auctioneer James Tostevin conducted an auction that left the crowd of 60 breathless. Once the formalities were done the auction took off with an opening bid of $950,000. It was quite hard to see who was bidding at first as so many jumped in offering bids left, right and centre. Before you knew it the property was on the market at $1,170,000 and the bidders quickly went on the defence. The total of 6 bidders stopped, looked around and took turns trying every trick in the book- small bids, large bids, late bids all in attempt to outfox each other. The pace of the auction was frenetic which was aided by the skillful Mr Tostevin who managed to extract every bid from the bidders. The hammer was finally knocked down, which brought applause from the crowd who were blown away from the spectacle they just saw." (Joshua Bong)

 

Biggest Sale: CAMBERWELL, 35 Broadway
Alastair Craig (Jellis Craig); Under Hammer, $3,425,000 - 6 Bidders

"A much anticipated auction this one as the property was a rare offering - an original home with fantastic bones on excellent land size and prized north facing rear. There was a genuine buzz in the crowd - you could feel it and many prominent local agents turned up to watch. Thankfully the rain stayed away and in front of around 100 people in the pretty front yard garden setting, auctioneer Alastair Craig was in his element and conducted an entertaining, spirited auction. The auction opened swiftly with a crowd bid of $2,700,000 and was announced on the market not long after at $2,910,000. It didn't take too long for bidding to reach the $3,000,000 mark and then limped along in a series of mixed bids to eventually slow down at around the $3,300,000 mark. From there the auction limped along mainly in series of $1,000 bids until it was eventually bought by the original bidder at $3,425,000. Six bidders in all here - WOW!. Good auction by Alastair and well ran campaign by Steve Burke - thanks for the sandwiches at the first 'open'! " (Adam Woledge)

 

Biggest Pass In: BALWYN, 26 Reid St
Richard Earle (Jellis Craig); Passed In: $2,275,000 - 1 Bidders

"Featured in Home Beautiful in 1940, and once the residence of Sir Robert Menzies, this art deco home attracted 70 people to this auction. The drizzle didn't stop the spectators today but something stopped the bidders. After suggesting an opening bid of $2,200,000, and receiving no takers, auctioneer Richard Earle opened with a vendor bid for that amount. His calls for $25,000 rises were met with silence so Richard put in two further vendor bids of $2,225,000 and $2,250,000 before a surprise - a gentleman in the crowd offered a $1,000 bid. After checking it was a $1,000 bid and not $10,000, it was accepted and the auction paused for referral to the vendor. Upon his return, Richard explained that the highest bidder would be first to negotiate exclusively in the event of a pass-in but thereafter, the agents would determine in what order they would negotiate with other interested parties. Informed of the pass-in process but still not willing to bid, the crowd saw the property pass in on the fourth and final vendor bid of $2,275,000. " (Gina Kantzas)
$1M+ boroondara Featured Auctions
UNDISCLOSED
JAMES HOME RATINGS
BALWYN: 26 Reid St
26 Reid Street
PASSED IN: $2,275,000
636
/1000
JAMES HOME RATINGS
CAMBERWELL: 4 Brinsley Rd
4 Brinsley Road
BOUGHT RANGE*: $1,697,430 - $1,867,350
708
/1000
JAMES HOME RATINGS
CAMBERWELL: 35 Broadway
35 Broadway
BOUGHT: $3,425,000
648
/1000
JAMES HOME RATINGS
CAMBERWELL: 36 Lynden St
36 Lynden Street
PASSED IN: $1,250,000
703
/1000
JAMES HOME RATINGS
CAMBERWELL: 1 Water St
1 Water Street
BOUGHT*: Undisclosed
601
/1000
JAMES HOME RATINGS
CANTERBURY: 67 Maling Rd
67 Maling Road
BOUGHT: $1,450,000
663
/1000
JAMES HOME RATINGS
HAWTHORN: 52 Haines St
52 Haines Street
PASSED IN: $1,270,000
UNDISCLOSED
JAMES HOME RATINGS
HAWTHORN: 43 Power St
43 Power Street
BOUGHT: $2,100,000
Stonnington Weekly
boroondara Scheduled Auctions
KEW EAST
5 Sutherland Avenue, KEW EAST
Bought undisclosed
5 SUTHERLAND AVENUE
HAWTHORN EAST
21 Lawson Street, HAWTHORN EAST
Bought $1,906,000
21 LAWSON STREET
MONT ALBERT
18 St James Avenue, MONT ALBERT
Bought undisclosed
18 ST JAMES AVENUE
CAMBERWELL
7 Middle Road, CAMBERWELL
Bought undisclosed
7 MIDDLE ROAD
ADDRESSRESULTPRICEIMPROVED $/SQMBOUGHT
BALWYN
3 Bernborough AvenuePassed InPI: $1,270,000
18 Abercrombie StreetPassed InPI: $1,080,000
26 Reid StreetPassed InPI: $2,275,000
BALWYN NORTH
3 Tormey StreetBought$1,295,000$2,6482012-05-05
CAMBERWELL
4 Brinsley RoadBoughtR: $1,697,430 - $1,867,350$2,278 - $2,5072012-05-05
7 Middle RoadBoughtR: $1,491,245 - $1,640,525$2,143 - $2,3572012-05-05
1 Water StreetBoughtUndisclosed2012-05-05
36 Lynden StreetPassed InPI: $1,250,0002012-05-05
35 Broadway Bought$3,425,000$2,7202012-05-05
14 Callanish RoadBought$1,180,000$1,3962012-05-05
CANTERBURY
41 Maysia StreetBought$1,150,000$1,6522012-05-05
67 Maling RoadBought$1,450,000$3,0922012-05-05
DEEPDENE
8 Gordon StreetBoughtR: $1,098,055 - $1,207,975$1,584 - $1,7432012-05-05
GLEN IRIS
47 Queens ParadeBought$1,521,000$2,1882012-05-05
HAWTHORN
43 Power StreetBought$2,100,000$1,8672012-05-05
52 Haines StreetPassed InPI: $1,270,000$1,8672012-05-05
HAWTHORN EAST
21 Lawson StreetPassed InPI: $1,825,000$1,8672012-05-05
KEW
44 Tennyson StreetBought$1,270,000$1,7812012-04-24
40 Foley StreetPassed InPI: $1,420,000$1,7812012-04-24
KEW EAST
11 Irymple AvenueBoughtBought (2018-02-19) - $2,115,000$3,1332018-02-19
5 Sutherland AvenueBoughtR: $1,246,700 - $1,371,500$1,918 - $2,1102012-05-05
MONT ALBERT
11 Whyte GrovePassed InPI: $1,100,000
18 St James AvenuePassed InPI: $1,225,000
SURREY HILLS
5 Belmont StreetPassed InPI: $1,253,000
boroondara Private Sales
BALWYN NORTH
73 Almond Street, BALWYN NORTH
Bought: $1,038,000
73 ALMOND STREET
KEW
24 Childers Street, KEW
Bought: $1,200,000
24 CHILDERS STREET
MONT ALBERT NORTH
12A Orchard Crescent, MONT ALBERT NORTH
Bought: $1,140,000
12A ORCHARD CRESCENT
KEW
35 Stoke Avenue, KEW
Bought: undisclosed
35 STOKE AVENUE
ADDRESSBOUGHT PRICEIMPROVED $/SQM
BALWYN NORTH36 Maud Street$1,501,000$2,207
17 Bernard Street$1,150,000$1,823
73 Almond Street$1,038,000$1,448
CAMBERWELL155 Through RoadRange: $2,155,832 - $2,371,640$2,829 - $3,112
HAWTHORN29 Mason StreetRange: $2,390,308 - $2,629,588$3,302 - $3,632
KEW13 Redmond Street$2,215,000$2,339
24 Childers Street$1,200,000$1,254
35 Stoke AvenueUndisclosed
MONT ALBERT NORTH12A Orchard Crescent$1,140,000$2,689
CAMBERWELL, 35 Broadway
CAMBERWELL, 35 Broadway | Alastair Craig (Jellis Craig)
Under Hammer: $3,425,000 - 6 Bidders (Photo: Adam Woledge)

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