oc | Wednesday 26th February

Boroondara



Boroondara Weekly

There is a good feel to the market right now. Buyers are positive and vendors also seem to be on board and prepared to meet the market. Along with this, the media is mainly positive about the market, which always helps. I must say some properties that I felt would struggle (e.g. those with compromised floorplans and positions) are also being picked up. The vibe is not quite April 2009, but is it is certainly not August 2012 either.

As a follow on from last week, () informed me that 35 Kent Street has sold for $2,800,000 to a buyer who was at the auction. The passed in on the day with a vendor bid of $2,620,000. Gee, you can take risks with this approach. But, that said, I guess it worked for the buyer on this occasion – or would they have got the same result anyway on auction day?

Hawthorn East

Off-market and pre-market talk is alive and well. After strong recent sales in the Anderson Park area of Hawthorn East, there does seem to be renewed confidence from .

• Désirée Wakim () tells me she has a good one coming up in this area with a prized northern rear aspect and good .

• Andrew Gibbons (Marshall White) also has a north-facing block in Cole Street and a townhouse in St. Helens Road.

• Damien Davis (Jellis Craig) has a substantial period home off-market, also in Hawthorn East, for around the $4m mark. It will be interesting to monitor this one, given the recent history of similar properties not far away.

At his suggestion, I enjoyed a piccolo latte with Glen Coutinho () at Coffeehead this week. Glen is an interesting bloke and one of the best auctioneers to watch on Saturday in Boroondara. Glen also mused to me that he is close to listing one right on Anderson Park.

Of course, a great coffee shop in this area is Porgie + Mr. Jones (291 Auburn Road, Hawthorn).

Architecturally speaking

Kitchen design is becoming important and increasingly focused on by clients. As a modern family will spend about one-third of their life in the ‘central hub of the home’, the decision to buy or not buy a home can really come down to how good the kitchen is or how easy it is to renovate.

Some modern trends:

  • Double fridges – great for storage. Having cold filtered water that is easily accessible is a massive plus.
  • Bench height (and width) is really important. 900mm high and 600mm wide is ‘standard’ but I think 950mm high and 650mm is about right. I recently saw a ‘newish’ property in that had 1050mm high benchtops. I am tall, and, even for me, this was not right. Of course, for the vendor it may have been perfect, but many people could easily have been turned off by this.
  • Large island benches – 1.2m x 2.1m seems about right. It’s best not to have the sink as part of it, but that is only my opinion.
  • Incorporated wine fridges work well. Open shelves next to the fridge, which may have been trendy in the ’90s, don’t work for the astute wine lover.
  • Walk-in or butler pantries
  • Home office area

What to look for in a house with a kitchen that needs to be renovated:

  • Space – Is the current area big enough or is there room to easily expand?
  • Location – Many homes with central kitchens (as is often the way with Art Deco or Californian Bungalow styles) don’t work, as flow is obstructed through the house and the visual connection to the backyard is interrupted. Relocating services can be expensive and very costly.
  • Light – Again, probably the most important ingredient. Access to natural ventilation is also big plus.

Even as an architect, I would strongly recommend engaging the services of a kitchen design/build company. Like most things, experience and reputation is the key. A good place to start would be Clive Champion Kitchens in or Focal Kitchens in .

Next week, we take a break to enjoy the Labor Day weekend, but we will be back into it the following week as we march to Easter.

Until then,

Design Smart,

Architect Adam

 

CAMBERWELL, 73 Bowen St
CAMBERWELL, 73 Bowen St | John Piccolo (Woodards)
Under Hammer: $1,393,500 - 8 Bidders (Photo: Nicole Brooks)
Bidderbuzz Auction
"An excellent turnout of more than 90 people for this original Californian Bungalow had consummate auctioneer John Piccolo poised and ready for action. Straight out of the blocks, Bidder 1 made his move at $1,150,000 followed swiftly by Bidder 2 at $1,160,000 with Bidder 3 jumping in at $1,200,000. A 4th bidder made his move at $1,280,000 and when the question was asked "is it on the market", Mr Piccolo replied "yes" and that's when the auction really gained traction. A new set of bidders moved in, battling hard as smaller bids pushed the price past $ 1,330,000. For a while it looked as if the tussle between bidders 4 and 7 would deliver a result, but then Bidder 8 took the bull by the horns. Just as we were getting to the business end of the auction, Mr Piccolo had a chance to catch his breath when a truck caught in a mini traffic jam was stuck between himself and the bidders. After more than 60 bids and nearly 40 minutes, Bidder 8's tenacity won out and the property sold under the hammer for an undisclosed sum." (Nicole Brooks)

 

Biggest Sale: BALWYN, 13 Campbell Rd
Richard James (Jellis Craig); After Auction, $3,300,000 - 0 Bidders

"In front of a crowd of around 60 people, in the leafy dress circle of Deepdene's Campbell Road, auctioneer Richard James came out confidently here asking for an opening bid of $3,000,000. After it was apparent that no-one in the crowd was willing to do this, he officially opened the auction with a vendor bid of $3,000,000. Again not much response so a vendor bid of $3,100,000 was placed. The half-time break was taken and Richard announced upon return he had two pieces of good news. One was that the reserve hadn't gone up and the second was that there would be no more vendor bids placed! This did little to encourage the spirits of the crowd, and the property passed in on vendor bid of $3,100,000. " (Adam Woledge)

 

Biggest Pass In: BALWYN, 120 Winmalee Rd
Richard James (Jellis Craig); Passed In: $4,000,000 - 0 Bidders

"The entrance to this Balwyn new-build hosted a bigger jumble of one-off shoes than a Myer stocktake sale. The footwear count was 90 pairs – a decent-sized crowd had indeed rolled up. Auctioneer Richard James noted the ‘celebrated garden’ and six living zones before welcoming crowd bids, though he paused only briefly before opening on a vendor bid of $3,800,000. The crowd flanked Mr James, and quite a few stood opposite against the fence of another large new home nearing completion, but none appeared to be here to bid. A second vendor bid to $4,000,000 was added before the Jellis Craig troops took a half-time break. A few in the crowd made tracks at this point – the second half was witness to no activity, and Mr James passed in the property on the second vendor bid." (Randall Smith)
$1M+ boroondara Featured Auctions
729
/1000
JAMES HOME RATINGS
BALWYN: 13 Campbell Rd
13 Campbell Road
BOUGHT: $3,300,000
682
/1000
JAMES HOME RATINGS
BALWYN: 120 Winmalee Rd
120 Winmalee Road
PASSED IN: $4,000,000
636
/1000
JAMES HOME RATINGS
CAMBERWELL: 73 Bowen St
73 Bowen Street
BOUGHT: $1,393,500
706
/1000
JAMES HOME RATINGS
CANTERBURY: 2 Gwenda Av
2 Gwenda Avenue
PASSED IN: $2,205,000
UNDISCLOSED
JAMES HOME RATINGS
GLEN IRIS: 79 High St
79 High Street
BOUGHT*: Undisclosed
No report
UNDISCLOSED
JAMES HOME RATINGS
HAWTHORN: 24 Evansdale Rd
24 Evansdale Road
BOUGHT RANGE*: $1,668,660 - $1,835,700
636
/1000
JAMES HOME RATINGS
KEW: 6 Alfred St
6 Alfred Street
PASSED IN: $3,150,000
Stonnington Weekly
boroondara Scheduled Auctions
BALWYN
KEW
6 Alfred Street, KEW
Passed In
6 ALFRED STREET
BALWYN
20 Tonkin Avenue, BALWYN
Bought $1,252,000
20 TONKIN AVENUE
BALWYN
13 Campbell Road, BALWYN
Bought $3,300,000
13 CAMPBELL ROAD
ADDRESSRESULTPRICEIMPROVED $/SQMBOUGHT
BALWYN
170 Balwyn RoadPassed InPI: $1,750,000
20 Palmer AvenueBoughtR: $1,831,690 - $2,015,050$3,038 - $3,3422013-03-02
120 Winmalee RoadPassed InPI: $4,000,000
42 Relowe CrescentBoughtR: $1,088,465 - $1,197,425$928 - $1,0212013-03-02
1/3 Iramoo StreetPassed InPI: $1,100,000$928 - $1,0212013-03-02
5 Belmont AvenueBought$1,825,000$2,4242013-03-02
13 Campbell RoadBought$3,300,000$2,7252013-03-02
8 Bruce StreetBoughtR: $1,601,530 - $1,761,850$2,227 - $2,4502013-03-02
18 Freeman StreetBoughtR: $1,424,115 - $1,566,675$1,992 - $2,1912013-03-02
20 Tonkin AvenueBought$1,252,000$1,8042013-02-28
BALWYN NORTH
30 Hood StreetBought$1,230,000$1,9162013-03-02
CAMBERWELL
11 Sycamore StreetBoughtR: $1,380,960 - $1,519,200$2,341 - $2,5752013-03-02
31 Kalang RoadBought$1,208,000$1,5492013-03-02
946 Toorak RoadNot Reported
42 Canterbury RoadBought$1,685,000$2,5042013-02-05
73 Bowen StreetBought$1,393,500$1,8832013-03-02
38A St Johns AvenueBought$1,270,000$3,3692013-03-02
1/24 Russell StreetBought$1,010,000$3,5072013-03-02
3/38 Allambee AvenueBought$1,050,000$3,7632013-03-02
CANTERBURY
89 Mont Albert RoadNot Reported
2 Gwenda AvenuePassed InPI: $2,205,000
GLEN IRIS
1/25 Gardiner ParadeBoughtBought (2013-05-11) - $890,000$2,8432013-05-11
79 High StreetBoughtUndisclosed2013-03-02
6 Rowen StreetBought$1,465,000$2,2472013-03-02
158 Burke RoadBoughtR: $2,331,329 - $2,564,705$2,157 - $2,3732013-03-02
1671 Malvern RoadBoughtUndisclosed2013-03-02
HAWTHORN
24 Evansdale RoadBoughtR: $1,668,660 - $1,835,700$2,674 - $2,9422013-03-02
1C Simpson PlacePassed InPI: $1,700,000$2,674 - $2,9422013-03-02
HAWTHORN EAST
7 Broomfield RoadBought$1,375,000$5,5222013-03-02
26 Miami StreetBoughtUndisclosed2013-03-02
8 Maurice StreetBoughtR: $1,136,415 - $1,250,175$2,108 - $2,3192013-03-02
KEW
24 Stawell StreetBought$1,570,000$1,8512013-03-02
11 Rochester StreetPassed InPI: $2,410,000$1,8512013-03-02
68 Pakington StreetBoughtUndisclosed2013-02-25
54 Kent StreetBought$1,300,000$4,7272013-03-02
1/50 Adeney AvenuePassed InPI: $1,125,000
6 Alfred StreetPassed InPI: $3,150,000
111 Argyle RoadPassed InPI: $1,700,000
KEW EAST
6 Hale StreetBoughtR: $979,139 - $1,077,155$1,475 - $1,6222013-03-02
56 Hartwood StreetPassed InPI: $1,125,000$1,475 - $1,6222013-03-02
2 Station StreetBoughtR: $997,360 - $1,097,200$1,556 - $1,7122013-03-02
MONT ALBERT
15 Proudfoot StreetBoughtR: $1,074,080 - $1,181,600$1,438 - $1,5822013-03-02
MONT ALBERT NORTH
16 Corlett StreetBought$1,475,000$2,3682013-03-02
2 Friend StreetPassed InPI: $1,000,000$2,3682013-03-02
2 Melrose StreetBoughtUndisclosed2013-03-02
SURREY HILLS
10 Surrey AvenueBoughtR: $1,318,625 - $1,450,625$2,051 - $2,2562013-03-02
10 Wandsworth RoadBoughtR: $1,275,470 - $1,403,150$1,487 - $1,6352013-03-02
2 Arthur StreetBoughtR: $2,181,725 - $2,400,125$1,511 - $1,6622013-03-02
11a Scheele StreetBoughtUndisclosed2013-03-02
279 Mont Albert RoadBought$1,500,000$1,8562013-03-02
51 Croydon RoadBoughtR: $1,262,044 - $1,388,380$1,648 - $1,8132013-03-02
33 Everton GroveBoughtR: $1,165,185 - $1,281,825$1,719 - $1,8912013-03-02
boroondara Private Sales
HAWTHORN
13 Violet Grove, HAWTHORN
Bought: undisclosed
13 VIOLET GROVE
DEEPDENE
10 Gordon Street, DEEPDENE
Bought: $1,205,000
10 GORDON STREET
KEW
35 Kent Street, KEW
Bought: $2,800,000
35 KENT STREET
ADDRESSBOUGHT PRICEIMPROVED $/SQM
DEEPDENE10 Gordon Street$1,205,000$1,736
HAWTHORN13 Violet GroveRange: $982,975 - $1,081,375$4,045 - $4,450
KEW35 Kent Street$2,800,000$4,762
SURREY HILLS, 10 Wandsworth Rd
SURREY HILLS, 10 Wandsworth Rd | Tim Penhalluriack (Noel Jones)
Under Hammer: Bought range: $1,275,470 - $1,403,150 - 4 Bidders (Photo: Adam Woledge)

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