oc | Wednesday 26th February

Boroondara



Boroondara Weekly

The market continues to perform well and on my regular chats with agents the feedback is very positive. Interestingly, the clearance rates at the bigger firms for auctions are more often than not exceeding the average clearance rate.

This week we continue the focus on the $3 million plus market.

Among the recent activity at this level is the sale of 46 Alexandra Avenue, (Duane Wolowiec & Robert Ding, ) for $4,150,000 during a successful Expression of Interest campaign. According to Robert, there were another two buyers keen to pay over the $4 million mark for that . Add this one to the growing list of large, French Provincial-inspired modern homes sold in the last month or so.

In , 20 Fellows Street, (Rob Fletcher, Fletchers) sold this week for a figure believed to be near $5 million. This was a fine original mansion which had been used for , and is on a large land holding of 2000m2.

Another big landholding sold recently at 43 Cascade Street, North (Paul Richards & Evan Lykourinos, Bekdon Richards). The renovated 1930s home is set up for entertaining, on land of 3000m2. It sold for a price believed to be around the $5 million mark.

In addition, I understand 8 Lytton Street Kew (Laurence Murphy, ) is under offer. This is another significant land sale in Kew’s Sackville ward area at over $3 million. If you placed no on the house, that puts land at around the $2800 mark.

Upcoming Properties of Interest –

  • 27 Kinkora Road, – (Hamish Tostevin and James Tostevin, Marshall White). From our discussions with buyers, you either like the Queen Anne style or you don’t. This one is a fine example that would benefit from a few basic tweaks, yet is balanced nicely with a large land parcel that enjoys prized northern rear orientation which is very private.
  • 51 Wattle Valley Road Canterbury (Paul Richards, Bekdon Richards) – This is an updated Edwardian on good land with a signature Canterbury address. It is being quoted at early-to-mid $3 millions – the big question is how far over this it sells for?

Off markets are still happening and we are getting through many.

Some on offer:

  • Sam Wilkinson (Kay & Burton) has a large period home with a tennis court in Kew for well over the $5 million mark
  • Michael Liu (Kay & Burton) has a renovated period home in the Maling Road Canterbury precinct which has great car garaging and pleasant light filled living areas.

Architecturally Speaking – The Power of the Facade

The importance of the facade really can’t be overstated. We put a big value on facades in our ratings and for good reason. First impressions count big time and facades contribute a lot to the emotional appeal of a house.

If a floorplan is dysfunctional or tricky, that can usually be changed in a renovation. But it is hard to change the facade, particularly if the property is located in heritage overly.

When looking at marketing online, if the agent doesn’t feature a picture of the facade there is a good chance it is an average one.

Importantly a facade is strengthened by the surrounding properties, and a uniform streetscape goes a long way.

Of course everybody has different taste, but Victorians with return verandahs and ornate Edwardians with box bay windows and polychromatic brickwork are ever popular.

Until next week,

Design Smart,

Architect Adam

 

MONT ALBERT, 117 Windsor Cr
MONT ALBERT, 117 Windsor Cr | Doug McLauchlan (Marshall White)
Under Hammer: $1,670,000 - 5 Bidders (Photo: Randall Smith)
Bidderbuzz Auction
"A massive crowd of 125. They can't all be neighbours – they weren't! 5 bidders took this home beyond the reserve in an auction slow to get going at first. ‘I’m not clairvoyant. You will have to help' came the challenge from auctioneer Doug McLauchlan and Bidder 1 responded with a $1,325,000 bid after the vendor opening of $1,300,000. Bidder 2 followed suit and then another moving steadily, lifting the price to $1,475,000 and a half-time break that was short and sweet. There must be more bidders, surely, and there are! Bidder 4 gives the nod at $1,500,000 and jostles with the others until $1,600,000 and Bidder 5 comes in. A small slip of the tongue from Mr McLauchlan gets a giggle and he makes a quick recovery noting that we all make verbal mistakes and that Tony Abbott's campaign trail blunder was much worse than his own. Nice work! Mr McLauchlan hadn't offended anyone anyway, except maybe numerous potential buyers among the crowd who got blown away before they could get a bid out. The home is on the market at $1,650,000 and bought a bid or two later at $1,670,000." (Randall Smith)

 

Biggest Sale: BALWYN, 13 Salisbury St
James Tostevin (Marshall White); After Auction, Bought range: $3,644,200 - $4,009,000 - 3 Bidders

"A succinct preamble from auctioneer James Tostevin is delivered in the front native garden. The crowd is lining the sloping drive, standing on rocks and camouflaging among the trees. Mr Tostevin opens on a vendor bid of $3,600,000 and this quickly leads to a half-time break. There is a sense the bidders are here and holding back. Then it starts in earnest as a bid 'comes from under a tree, but not from a tree', the joke is lost on most, it’s at $3,610,000 and becomes $3,630,000 when a small group muttering among themselves coughs up $20,000. Some confusion around numbers is cleared up, Bidder 3 joins in the garden party and holds the upper bid at $3,670,000. The group continues the internal cabinet meeting – Bidder 3 gets a bit impatient and wants a pass in. Mr Tostevin asks us what we are all doing for the weekend to stall a moment, but the price stands at $3,670,000 when it is passed in to Bidder 3. Bought after negotiations." (Randall Smith)

 

Biggest Pass In: CANTERBURY, 54A Mont Albert Rd
Mark Wridgway (RT Edgar); Passed In: $3,800,000 - 0 Bidders

"With stately “Frognall” in the background, the deep front garden was an idyllic spot for this morning auction attended by 60 spectators. The preamble by auctioneer Mark Wridgway was clearly focused on “location, location, location”, highlighting that there was no heritage overlay to contend with on this home, situated at the pointy end of the Golden Mile. Mr Wridgway asked for a starting bid from the audience, yet no one stepped up. Instead, he decided to place a bid on behalf of the vendor at $3,800,000, asking for a further $20,000 rise. After a bit of cajoling, and a reminder about this property’s development potential, Mr Wridgway went inside to confer with his vendor. Some of the crowd left at this point, obviously rushing to another auction. Upon his return, Mr Wridgway was still met with no bids and passed the property in. After the auction an offer of $3,900,000 was made and negotiations are continuing." (Nicole Brooks)
$1M+ boroondara Featured Auctions
UNDISCLOSED
JAMES HOME RATINGS
BALWYN: 13 Salisbury St
13 Salisbury Street
BOUGHT RANGE*: $3,644,200 - $4,009,000
727
/1000
JAMES HOME RATINGS
CAMBERWELL: 3 Christowel St
3 Christowel Street
BOUGHT RANGE*: $3,164,700 - $3,481,500
UNDISCLOSED
JAMES HOME RATINGS
CANTERBURY: 68 Bryson St
68 Bryson Street
BOUGHT: $2,250,000
UNDISCLOSED
JAMES HOME RATINGS
CANTERBURY: 54A Mont Albert Rd
54A Mont Albert Road
PASSED IN: $3,800,000
651
/1000
JAMES HOME RATINGS
CANTERBURY: 4 Stanley Gr
4 Stanley Grove
BOUGHT: $1,710,000
UNDISCLOSED
JAMES HOME RATINGS
CANTERBURY: 6 Wattle Valley Rd
6 Wattle Valley Road
BOUGHT RANGE*: $2,181,725 - $2,400,125
UNDISCLOSED
JAMES HOME RATINGS
GLEN IRIS: 6 Hazeldine Rd
6 Hazeldine Road
PASSED IN: $1,800,000
658
/1000
JAMES HOME RATINGS
KEW: 4 White Lodge Ct
4 White Lodge Court
PASSED IN: $2,150,000
603
/1000
JAMES HOME RATINGS
MONT ALBERT: 24 Kenmare St
24 Kenmare Street
PASSED IN: $1,860,000
692
/1000
JAMES HOME RATINGS
MONT ALBERT: 117 Windsor Cr
117 Windsor Crescent
BOUGHT: $1,670,000
Stonnington Weekly
boroondara Scheduled Auctions
KEW
18 Second Avenue, KEW
Bought undisclosed
18 SECOND AVENUE
CAMBERWELL
12 Brynmawr Road, CAMBERWELL
Bought $1,755,000
12 BRYNMAWR ROAD
MONT ALBERT
117 Windsor Crescent, MONT ALBERT
Bought $1,670,000
117 WINDSOR CRESCENT
HAWTHORN
16 Barkers Road, HAWTHORN
Passed In
16 BARKERS ROAD
ADDRESSRESULTPRICEIMPROVED $/SQMBOUGHT
BALWYN
13 Salisbury StreetBoughtR: $3,644,200 - $4,009,000$1,826 - $2,0092013-08-17
BALWYN NORTH
62 Corhampton RoadPassed InPI: $1,150,000$1,826 - $2,0092013-08-17
CAMBERWELL
22 Marlborough AvenueBoughtR: $1,347,395 - $1,482,275$1,884 - $2,0732013-08-17
14 Webster StreetBought$1,895,000$2,6842013-08-17
12 Brynmawr RoadBought$1,755,000$1,8212013-08-17
3 Christowel StreetBoughtR: $3,164,700 - $3,481,500$3,403 - $3,7442013-08-17
27 Broadway Not Reported
4 Lenne CourtBoughtR: $1,455,283 - $1,600,963$1,570 - $1,7272013-08-17
23 Acheron AvenueBoughtR: $1,395,345 - $1,535,025$1,431 - $1,5742013-08-17
47 Radnor StreetBoughtR: $1,419,320 - $1,561,400$2,128 - $2,3412013-08-17
24 Moorhead StreetBought$1,450,000$2,5482013-08-17
CANTERBURY
6 Wattle Valley RoadBoughtR: $2,181,725 - $2,400,125$2,149 - $2,3652013-08-17
54A Mont Albert RoadPassed InPI: $3,800,000
11 Matlock StreetBoughtR: $1,539,195 - $1,693,275$4,810 - $5,2912013-08-17
4 Stanley GroveBought$1,710,000$2,6312013-08-17
68 Bryson StreetBought$2,250,000$2,3362013-08-17
GLEN IRIS
1/46 Rosedale RoadPassed InPI: $1,290,000
6 Hazeldine RoadBoughtR: $1,764,560 - $1,941,200$2,682 - $2,9502013-08-17
14 Hillcrest RoadBought$1,485,000$2,0432013-08-17
7 Chaleyer StreetBoughtUndisclosed2013-08-17
4/12 Van Ness AvenueBoughtUndisclosed2013-08-17
HAWTHORN
24 Smart StreetPassed InPI: $1,300,0002013-08-17
7 Selbourne StreetBought$1,056,000$3,8262013-08-17
16 Barkers RoadPassed InPI: $1,085,000
HAWTHORN EAST
501 Tooronga RoadBought$1,571,000$2,4552013-08-17
20A St Helens RoadPassed InPI: $1,600,000
KEW
4 White Lodge CourtPassed InPI: $2,150,000
18 Second AvenueBoughtR: $1,400,140 - $1,540,300$2,698 - $2,9682013-08-17
41 Normanby RoadBoughtR: $1,620,710 - $1,782,950$1,844 - $2,0282013-08-17
65 Hartington StreetBought$1,510,000$1,6382013-08-17
MONT ALBERT
24 Kenmare StreetPassed InPI: $1,860,000
117 Windsor CrescentBought$1,670,000$2,8112013-08-17
MONT ALBERT NORTH
31 Cairo RoadBoughtUndisclosed2013-08-17
80 Rostrevor ParadeBoughtR: $1,246,700 - $1,371,500$1,229 - $1,3532013-08-17
SURREY HILLS
14 Wandsworth RoadBoughtR: $1,304,240 - $1,434,800$1,520 - $1,6722013-08-17
17 Pembroke StreetBought$1,225,000$1,8562013-08-17
boroondara Private Sales
BALWYN NORTH
5 Toorang Avenue, BALWYN NORTH
Bought: undisclosed
5 TOORANG AVENUE
KEW
20 Fellows Street, KEW
Bought: undisclosed
20 FELLOWS STREET
BALWYN NORTH
43 Cascade Street, BALWYN NORTH
Bought: undisclosed
43 CASCADE STREET
ADDRESSBOUGHT PRICEIMPROVED $/SQM
BALWYN NORTH43 Cascade StreetRange: $4,651,150 - $5,116,750$1,672 - $1,839
5 Toorang AvenueRange: $1,822,100 - $2,004,500$2,786 - $3,065
KEW20 Fellows StreetRange: $4,603,200 - $5,064,000$922 - $1,014
CANTERBURY, 4 Stanley Gr
CANTERBURY, 4 Stanley Gr | Antony Woodley (Marshall White)
Under Hammer: $1,710,000 - 4 Bidders (Photo: Nicole Brooks)

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