oc | Monday 20th January

Boroondara



Boroondara Weekly

The market felt quite positive today, with most good properties attracting multiple bidders and selling well. The overall Clearance Rate for Boroondara $M+ was a whopping 88%.

Two of these were Sales, with solid results –

  • 3 Grange Ave (Daniel Bradd, ) – 1155m2 south rear with sloping down block, selling for just over $2355/m2
  • 18 Glenroy Road (Peter Vigano, ) – 1598m2, selling for around $2030/m2

Some other recent sales results, over $3m –

  • 19 Stoke Avenue just over $3,000,000 (Chris Alcock, Kay and Burton)
  • 25 Florence Kew just over $5,000,000 (Paul Pfeiffer & Sarah Case, )
  • 1-3 Sackville Street Kew just over $4,000,000 (Paul Pfeiffer & Nick Walker, RT Edgar)

In my travels I noticed the marketing board was removed from 2 Daniell Place Kew (Philippe Batters, Williams Batters) so we would expect another good-sized land holding sale there.

On the topic of “land’ in Boroondara, here is the word from Daniel Bradd (Kay and Burton):

“The successful sale of 3 Grange Avenue, Canterbury today, an immaculate late 1950s brick home on 1155 sq m, for over $2,350 per sq m shows that well located land/redevelopment opportunities are still being keenly pursued. We are again seeing aspirational new home buyers competing with speculative builders/developers, a dynamic that we haven’t seen for some time. Our other recent sales in Monomeath Avenue, which saw 5 bidders compete for a vacant block of 1287m2 at over $3.5m and Parlington Street which sold for $2,500 per sq m, attest this. Whilst continuing to see strong redevelopment interest for overseas buyers, our local buyers are proving stiff competition with many now happy to take on the challenge of designing and building their dream home.”

Good Light

I have had a number of discussions over recent weeks with clients about natural light into properties, and the advantage of north-facing rear aspects over south-facing ones. If you had the , you would take a north-facing rear yard. Direct access to the light is guaranteed into the backyard and rear informal living areas, which is effective for solar gain in winter and lifts the general household mood and psyche of those living in the house. That said you shouldn’t automatically dismiss a south-facing rear . We have bought many for clients in the past, so long as the block has had good width or the design has made clever use of courtyards and clerestory (or highlight) glazing. A good architect can help with this.

Another great coffee today from Axil in Road, Hawthorn. Never have to wait too long here, it is pretty easy to get a park nearby and the service is friendly with many hands on deck and plenty of space. You can buy a 10 coffee card for $30 – this saves you $5 but for me it also saves the hassle of finding loose change! Great idea!.

Until next week, our last one for the year

Design Smart,

Architect Adam

KEW, 67 Argyle Rd
KEW, 67 Argyle Rd | James Tostevin (Marshall White)
Under Hammer: $1,694,000 - 4 Bidders (Photo: Randall Smith)
Bidderbuzz Auction
"With plenty of young children present, and a hot end of day, auctioneer James Tostevin promised a quick introduction. Though, he still made time to acknowledge the home’s nifty workshop and confess a lack of carpentry skills among his Marshall White team. A crowd bid of $1,500,000 came smartly. A second, third and fourth bidder all emerged with no prompting, as the price climbed through $1,600,000, and then on the market at $1,640,000, a two-way battle became clear. ‘Don’t call us on Monday, with the 'Call of Regret' because you missed out’, warned Mr Tostevin. Bid amounts broke down now, but kept on coming. At $1,690,000 it looked all over, when a couple more $1000 bids were squeezed out, and the home was knocked down to solid round of applause." (Randall Smith)

 

Biggest Sale: HAWTHORN, 18 Glenroy Rd
Alastair Craig (Jellis Craig); Under Hammer, $3,250,000 - 3 Bidders

"This auction was always going to be an interesting one - almost 1600m2 of land with a solid original home (that has been lived in by the same owner for 40 years and can come down) in Hawthorn. I think back to the auction 3 months ago of 31 Coppin Grove for a similar home on half the land (but a better street) selling for $3,230,000. I would expect a similar outcome here. Auctioneer Alastair Craig gives a concise preamble (thanks Al, I along with the 40 or so others could think of better things to do in this heat!) and not long after a $2,700,000 opening bid is called by a professional bidder. Soon after bidder 2 comes in to play and before you know it, the property is on the market at $2,900,000. A few small bids in the $2,900,000's then a big up-bid to get to $3,000,000 by Bidder 2 "Good move, it was heading there anyway," I mused. Bidder 2 drops out not long after and it looks to be Bidder 1 's day until enter Bidder 3 at $3,100,000, which adds a whole new dynamic to the auction. At around $3,200,000 Bidder 3 is gone, and it now looks to be Bidder 1's day until Bidder 2 is back for a second effort and they eventually buy the property under the hammer for $3,250,000. Good result for the vendor here and well-managed campaign by listing agent Peter Vigano. " (Adam Woledge)

 

Biggest Pass In: HAWTHORN, 1 Gardiner Rd
Andrew Macmillan (Jellis Craig); Passed In: $2,900,000 - 0 Bidders

"A cricket match across the road called stumps around midday, and a couple of players boosted numbers at this Gardiner Street auction. Auctioneer Andrew Macmillan presented a clean, simple opening or, in his words, 'a half-decent spiel', but found no opening bids among the modest gathering. A vendor bid of $2,900,000 gave way to a half-time break, and a second half with no activity at all. The property remained $2,900,000 not out at the close of play." (Randall Smith)
$1M+ boroondara Featured Auctions
UNDISCLOSED
JAMES HOME RATINGS
CAMBERWELL: 15 Halley Av
15 Halley Avenue
BOUGHT RANGE*: $1,227,520 - $1,350,400
531
/1000
JAMES HOME RATINGS
CANTERBURY: 3 Grange Av
3 Grange Avenue
BOUGHT RANGE*: $2,685,200 - $2,954,000
611
/1000
JAMES HOME RATINGS
CANTERBURY: 34 Mangarra Rd
34 Mangarra Road
BOUGHT: $1,825,000
UNDISCLOSED
JAMES HOME RATINGS
HAWTHORN: 1 Gardiner Rd
1 Gardiner Road
PASSED IN: $2,900,000
638
/1000
JAMES HOME RATINGS
HAWTHORN: 18 Glenroy Rd
18 Glenroy Road
BOUGHT: $3,250,000
UNDISCLOSED
JAMES HOME RATINGS
KEW: 67 Argyle Rd
67 Argyle Road
BOUGHT: $1,694,000
UNDISCLOSED
JAMES HOME RATINGS
KEW: 145 Cotham Rd
145 Cotham Road
BOUGHT: $2,500,000
Stonnington Weekly
boroondara Scheduled Auctions
BALWYN
7/132 Yarrbat Avenue, BALWYN
Bought $1,190,000
7/132 YARRBAT AVENUE
CAMBERWELL
825 Riversdale Road, CAMBERWELL
Bought undisclosed
825 RIVERSDALE ROAD
KEW
31 Edgecombe Street, KEW
Bought $1,121,000
31 EDGECOMBE STREET
BALWYN NORTH
189 Doncaster Road, BALWYN NORTH
Bought undisclosed
189 DONCASTER ROAD
ADDRESSRESULTPRICEIMPROVED $/SQMBOUGHT
BALWYN
53 Gordon StreetBoughtR: $1,246,700 - $1,371,500$2,071 - $2,2782012-11-20
7/132 Yarrbat AvenueBought$1,190,000$2,6742012-11-24
77 Gordon StreetBought$1,250,000$1,9232012-11-24
BALWYN NORTH
79 Ursa StreetBoughtUndisclosed2012-11-24
9 Tudor CourtBought$1,061,500$1,8152012-11-24
189 Doncaster RoadBoughtUndisclosed2012-11-24
17 Bellevue RoadBoughtR: $1,660,029 - $1,826,205$2,554 - $2,8102012-11-24
CAMBERWELL
14 Cornell StreetBought$1,255,000$1,5712012-11-24
28 Elaroo AvenueBoughtR: $1,265,880 - $1,392,600$1,407 - $1,5472012-11-24
15 Halley AvenueBoughtR: $1,227,520 - $1,350,400$1,548 - $1,7032012-11-24
825 Riversdale RoadPassed InPI: $1,400,000$1,548 - $1,7032012-11-24
8 Donna Buang StreetBought$1,452,000$1,4352012-11-24
51 Lansell CrescentBoughtUndisclosed2012-11-13
32 Glyndon RoadBought$1,700,000$1,5112012-11-24
CANTERBURY
34 Mangarra RoadBought$1,825,000$3,0832012-11-24
3 Grange AvenueBoughtR: $2,685,200 - $2,954,000$2,289 - $2,5182012-11-24
GLEN IRIS
7 Ashburton RoadBoughtR: $1,649,480 - $1,814,600$1,992 - $2,1922012-11-15
35 Florizel StreetBoughtR: $1,184,365 - $1,302,925$1,822 - $2,0052012-11-24
20 Webb StreetBoughtUndisclosed2012-11-24
HAWTHORN
56 Denham StreetBoughtR: $987,770 - $1,086,650$3,799 - $4,1792012-11-23
18 Glenroy RoadBought$3,250,000$2,0432012-11-24
18 Glenroy RoadBought$3,250,000$2,0432012-11-24
1 Gardiner RoadPassed InPI: $2,900,000
HAWTHORN EAST
2 Mowbray StreetBought$1,060,000$2,3042012-11-24
KEW
1 Ridgeway AvenueBoughtR: $1,630,300 - $1,793,500$2,342 - $2,5772012-11-24
67 Argyle RoadBought$1,694,000$2,0972012-11-24
31 Edgecombe StreetBought$1,121,000$2,6072012-11-24
145 Cotham RoadBought$2,500,000$10,9652012-11-24
1/38 Eglinton StreetPassed InPI: $1,800,000
KEW EAST
1535 Old Burke RoadBoughtR: $1,285,060 - $1,413,700$1,725 - $1,8982012-11-24
MONT ALBERT
1/1 Agnes StreetBought$1,195,000$3,0032012-11-24
SURREY HILLS
242 Mont Albert RoadBoughtUndisclosed2012-11-24
35 Croydon RoadPassed InPI: $1,870,0002012-11-24
boroondara Private Sales
CANTERBURY
1/6 Gascoyne Street, CANTERBURY
Bought: undisclosed
1/6 GASCOYNE STREET
HAWTHORN
49 Chrystobel Crescent, HAWTHORN
Bought: undisclosed
49 CHRYSTOBEL CRESCENT
KEW
2 Daniell Place, KEW
Bought: undisclosed
2 DANIELL PLACE
BALWYN NORTH
221 Belmore Road, BALWYN NORTH
Bought: undisclosed
221 BELMORE ROAD
ADDRESSBOUGHT PRICEIMPROVED $/SQM
BALWYN NORTH20 Hill RoadRange: $1,059,695 - $1,165,775$1,352 - $1,487
221 Belmore RoadUndisclosed
CANTERBURY1/6 Gascoyne StreetRange: $1,419,320 - $1,561,400$3,557 - $3,913
HAWTHORN49 Chrystobel CrescentUndisclosed
KEW25 Florence AvenueRange: $4,986,800 - $5,486,000$5,712 - $6,284
2 Daniell PlaceRange: $5,945,800 - $6,541,000$1,985 - $2,183
19 Stoke AvenueRange: $2,924,950 - $3,217,750$3,082 - $3,391
1-3 Sackville StreetRange: $3,931,900 - $4,325,500$1,587 - $1,746
CANTERBURY, 34 Mangarra Rd
CANTERBURY, 34 Mangarra Rd | Peter Batrouney (Jellis Craig)
Under Hammer: $1,825,000 - 3 Bidders (Photo: Adam Woledge)

Subscribe to our Market News Newsletter


Tags: , , , , , , , , , ,


Inside James Market News