oc | Sunday 26th January

Boroondara



Boroondara Weekly

While it was nice to take a breather last week, the market in million-dollar-plus Melbourne certainly looks to be rolling on in a positive way.

Some recent sales of interest:

  • 25 Redmond Street, (James Tostevin, ) – This sold strongly before auction for around the $2.9m mark. Bought for only, and working out at approximately $3300/m2. Strong result there.
  • 93 Kooyongkoot Road, (Greg Toogood, ) – Sold this week for a figure believed to be in the mid $4m range . Another strong result, for a nice architect-designed home.
  • 19 Lennox Street, Hawthorn (Antony Woodley, Marshall White) – Sold for $1,965,000 under auction conditions in the backyard on Thursday night with 5 bidders, on the market at $1.8m.
  • 8 Kooyongkoot Road, Hawthorn (Michael Armstrong, Kay & Burton) – Sold at auction, also on Thursday night, for a price believed to be around the $2.9m mark. This last sold for around the $2.6 mark, approximately 18 months ago.

I had my regular chat this week with Paul Keane from Jellis Craig and he spoke about several off-market Boroondara properties available around the $3-4m mark. All are blue-chip family homes, on good land. This is a big change from last year.

Also the mood at the door at ‘opens’ is good.

According to Richard Winneke, Jellis Craig: “The market is certainly more positive at the moment. In the last part of 2011 and 2012, buyers were mainly expressing excuses not to buy at the ‘door’ of properties. It appears that most of this sentiment is gone and buyers are talking positively and wanting to act.”

Another good week coming up next week (our fourth Super Saturday this year, compared to last year when we only had 2 for all of 2012). Then we have Easter. After that, it will be an interesting time. There are five Saturdays in May this year. That, along with the first Saturday in June (before a break for the Queen’s Birthday weekend), will provide a good solid uninterrupted six-week block of buying, so the window for is a reasonable one. After this, we should have a very good indication what the market is doing.

Architecturally Speaking

Block width.

The width of a block is really becoming more important and a key factor in making a good home a very good one. Some key points:

  • The difference between a 5-6 metre single-fronted property and a 7 or 8 metre one is huge. It really can make all the difference in terms of renovation options and the sense of space and outlook.
  • 20 metre frontages on larger properties can prove a trigger point for dual or larger crossovers (driveways) being approved and installed. Of course it also enables a grander house street presence, which is important in areas such as and .
  • Most properties are a standard 50 feet, or 15m. This can be fine but the main consideration then needs to be whether there is good car access down the side of the house – 3 metres is probably the minimum width that will work.

Until then,

Design Smart,

Architect Adam

KEW, 33 Edgecombe St
KEW, 33 Edgecombe St | James Tostevin (Marshall White)
Under Hammer: $3,410,000 - 5 Bidders (Photo: Adam Woledge)
Bidderbuzz Auction
"One of the last auctions in a very busy day. For auctioneer James Tostevin it was his seventh! I along with around 150 or so others was very interested to see what would happen, as the house had undergone an amazing transformation - originally three maisonettes which has been turned into one great, large modern family home. The original intention to hold the auction in the foreground of the very pretty facade was dashed when rain gently fell (wasn't it good to see some of this!) so the auction was then conducted in the spacious rear open plan living area. The auction started slowly, opening to Bidder 1 at $2,825,000 and then chugged along with the help of a couple of others. Half-time break was taken at $2,950,000 then James (well supported by listing agent Nick Ptak and Co.) came to the fore, cleverly orchestrating the auction with quick wit, and a few laughs but more importantly showing great timing and measured judgement to see the property on the market at $3,250,000 and sell under the hammer for $3,410,000. I really enjoyed this auction and I am sure others did too. If James was exhausted after a busy, busy day it didn't show at all here at the important stages. It was one of his best auctions I have seen. " (Adam Woledge)

 

Biggest Sale: BALWYN NORTH, 60 Tuxen St
Toby Parker (Hocking Stuart); After Auction, Bought range: $4,208,092 - $4,629,340 - 2 Bidders

"Toby Parker was our master of ceremonies here in front of a good sized crowd of around 70 people. Opening bid was $3,950,000 and there were soon two bidders in the mix. Bidding slowed to $5000 increments at $4,300,000 and the property was passed in at $4,315,000. Bought after for an undisclosed amount. " (Mal James)

 

Biggest Pass In: BALWYN, 11 Chatfield Av
Doug McLauchlan (Marshall White); Passed In: $3,700,000 - 0 Bidders

"The pre-auction inspection was an absolute traffic jam of families. All told, when auctioneer Doug McLauchlan asked everyone outside to commence proceedings, there were at least 100 people. Then the sky turned black and the wind whipped up. As Mr McLauchlan made his opening remarks, the rain bucketed down. This thinned the crowd as some ran for their cars while the rest of us tried to find somewhere to stay dry. Mr McLauchlan asked for an opening bid but there was only the sound of pelting rain, so he submitted a vendor bid at $3,500,000. This was met with stony silence, so he went inside to discuss with the vendor, and thankfully the downpour stopped. Outside again for the second half and Mr McLauchlan still had no luck so he placed a second vendor bid at $3,700,000 where it passed in, much to the dismay of the sopping wet crowd." (Nicole Brooks)
$1M+ boroondara Featured Auctions
UNDISCLOSED
JAMES HOME RATINGS
BALWYN: 11 Chatfield Av
11 Chatfield Avenue
PASSED IN: $3,700,000
746
/1000
JAMES HOME RATINGS
BALWYN NORTH: 60 Tuxen St
60 Tuxen Street
BOUGHT*: Undisclosed
704
/1000
JAMES HOME RATINGS
CAMBERWELL: 3 Bright St
3 Bright Street
BOUGHT: $1,818,181
UNDISCLOSED
JAMES HOME RATINGS
CANTERBURY: 125 Prospect Hill Rd
125 Prospect Hill Road
BOUGHT*: Undisclosed
No report
UNDISCLOSED
JAMES HOME RATINGS
CANTERBURY: 20 Victoria Av
20 Victoria Avenue
PASSED IN: $2,400,000
690
/1000
JAMES HOME RATINGS
HAWTHORN: 10 Johnson St
10 Johnson Street
BOUGHT RANGE*: $1,625,505 - $1,788,225
616
/1000
JAMES HOME RATINGS
HAWTHORN: 11 Wellesley Rd
11 Wellesley Road
BOUGHT: $2,450,000
UNDISCLOSED
JAMES HOME RATINGS
HAWTHORN EAST: 49 Rathmines Rd
49 Rathmines Road
PASSED IN: $1,510,000
675
/1000
JAMES HOME RATINGS
KEW: 33 Edgecombe St
33 Edgecombe Street
BOUGHT: $3,410,000
Stonnington Weekly
boroondara Scheduled Auctions
SURREY HILLS
27 Union Road, SURREY HILLS
Bought undisclosed
27 UNION ROAD
BALWYN NORTH
6 Fay Street, BALWYN NORTH
Bought undisclosed
6 FAY STREET
BALWYN
10 Yongala Street, BALWYN
Bought undisclosed
10 YONGALA STREET
BALWYN NORTH
11 The Boulevard , BALWYN NORTH
Bought undisclosed
11 THE BOULEVARD
ADDRESSRESULTPRICEIMPROVED $/SQMBOUGHT
ASHBURTON
161 Ashburn GrovePassed InPI: $1,400,000
BALWYN
27 Norbert StreetBoughtR: $1,798,125 - $1,978,125$2,814 - $3,0962013-03-16
5 Belgrove AvenueBought$1,360,000$1,5632013-03-16
2/62 Gordon StreetPassed InPI: $1,000,000$1,5632013-03-16
10 Yongala StreetBoughtR: $1,318,625 - $1,450,625$2,187 - $2,4062013-03-16
11 Chatfield AvenuePassed InPI: $3,700,000
27 Kireep RoadBought$2,200,000$1,8852013-03-16
42 Terry StreetBoughtR: $1,352,190 - $1,487,550$1,825 - $2,0072013-03-16
BALWYN NORTH
60 Tuxen StreetBoughtUndisclosed2013-03-16
309 Belmore RoadPassed InPI: $2,900,000
8 Jacka StreetBought$1,460,000$1,4722013-03-16
21 Fortuna AvenueBought$1,240,000$1,7222013-03-16
11 The Boulevard BoughtR: $1,069,285 - $1,176,325$1,222 - $1,3442013-03-16
24 Willis StreetBoughtR: $1,153,677 - $1,269,165$1,609 - $1,7702013-03-16
2/3 Moule AvenueBoughtR: $830,494 - $913,630$2,301 - $2,5312013-03-16
39 Dempster AvenueBoughtR: $1,286,978 - $1,415,810$1,056 - $1,1612013-03-16
6 Fay StreetBoughtUndisclosed2013-03-16
1 Ashby CourtBought$1,170,000$1,8962013-03-16
CAMBERWELL
24 Doonkuna AvenueBought$1,945,000$2,1472013-03-16
14 Netherway StreetBought$1,115,000$1,2152013-03-16
3 Bright StreetBought$1,818,181$2,4702013-03-16
CANTERBURY
13 Dryden StreetBoughtR: $1,208,340 - $1,329,300$3,776 - $4,1542013-03-16
12 Irilbarra RoadBoughtR: $1,630,300 - $1,793,500$2,162 - $2,3792013-03-16
125 Prospect Hill RoadBoughtUndisclosed2013-03-16
20 Rochester RoadPassed InPI: $2,200,0002013-03-16
2 Alexandra AvenuePassed InPI: $1,575,000
1 Victoria AvenuePassed InPI: $2,450,000
20 Victoria AvenuePassed InPI: $2,400,000
14 Allenby RoadPassed InPI: $1,440,000
35 Stanley GroveBought$1,250,000$2,8602013-03-16
GLEN IRIS
18 Peate AvenuePassed InPI: $1,500,000$2,8602013-03-16
21 Peace StreetBought$1,800,000$5,2172013-03-16
40 Montana StreetBoughtBought (2013-04-01) - R: $1,126,825 - $1,239,625$1,750 - $1,9252013-04-01
5 Walerna RoadBoughtR: $1,150,800 - $1,266,000$1,765 - $1,9422013-03-16
HAWTHORN
1/35 Robinson RoadBoughtR: $1,246,700 - $1,371,500$5,173 - $5,6912013-03-16
11 Wellesley RoadBought$2,450,000$2,5602013-03-16
27 College StreetBought$1,280,000$5,4702013-03-16
10 Johnson StreetBoughtR: $1,625,505 - $1,788,225$4,566 - $5,0232013-03-16
HAWTHORN EAST
57 Victoria RoadBought$1,000,000$2,5772013-03-16
49 Rathmines RoadPassed InPI: $1,510,000$2,5772013-03-16
1/9 Russell StreetPassed InPI: $1,115,000
KEW
125-127 Edgevale RoadPassed InPI: $1,520,000
1 Bowen StreetBoughtR: $1,319,584 - $1,451,680$1,984 - $2,1832013-03-16
33 Edgecombe StreetBought$3,410,000$3,4942013-03-16
886 Glenferrie RoadBoughtR: $1,246,700 - $1,371,500$1,082 - $1,1912013-03-16
25 Redmond StreetBoughtR: $2,785,895 - $3,064,775$3,258 - $3,5852013-03-12
KEW EAST
31 Spruzen AvenueBoughtR: $1,582,830 - $1,741,278$2,715 - $2,9872013-03-16
MONT ALBERT
10A York StreetBought$1,210,000$4,6362013-03-16
18 Serpentine StreetBoughtR: $1,535,359 - $1,689,055$2,351 - $2,5872013-03-16
SURREY HILLS
23 Sunbury CrescentPassed InPI: $1,220,000$2,351 - $2,5872013-03-16
27 Union RoadBoughtR: $1,251,495 - $1,376,775$1,448 - $1,5932013-03-16
44 Empress RoadBoughtR: $1,203,545 - $1,324,025$2,544 - $2,7992013-03-16
boroondara Private Sales
BALWYN NORTH
2/48 Kenny Street, BALWYN NORTH
Bought: undisclosed
2/48 KENNY STREET
BALWYN NORTH
34 Hood Street, BALWYN NORTH
Bought: undisclosed
34 HOOD STREET
KEW
1/39 Carson Street, KEW
Bought: $2,300,000
1/39 CARSON STREET
HAWTHORN
19 Lennox Street, HAWTHORN
Bought: $1,965,000
19 LENNOX STREET
ADDRESSBOUGHT PRICEIMPROVED $/SQM
BALWYN NORTH220 Doncaster RoadRange: $1,102,850 - $1,213,250$1,101 - $1,211
137 Doncaster RoadRange: $1,054,900 - $1,160,500$1,180 - $1,298
2/48 Kenny StreetUndisclosed
34 Hood StreetRange: $1,074,080 - $1,181,600$1,668 - $1,835
GLEN IRIS21 Peace Street$1,800,000$5,217
7/56 Osborne Avenue$901,000$5,300
HAWTHORN93 Kooyongkoot RoadRange: $4,315,500 - $4,747,500$4,178 - $4,596
19 Lennox Street$1,965,000$3,221
KEW1/39 Carson Street$2,300,000$1,513
HAWTHORN, 11 Wellesley Rd
HAWTHORN, 11 Wellesley Rd | James Tostevin (Marshall White)
Under Hammer: $2,450,000 - 4 Bidders (Photo: Nicole Brooks)

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