23 Bay Street Brighton - James Buyer Advocates

23 Bay Street, Brighton – Formula Land, Variable Future

23 Bay Street is a north-facing, land-only opportunity on a wider-than-average block, right in the Golden Mile. On paper, that’s a compelling combo—flat orientation, premium postcode, rear light. But this isn’t a blank cheque. It’s a formulaic number that will live or die by the quality of the build that follows. And with rebuild buyers currently thin on the ground, the question isn’t just “What could it be?”—it’s “Who’s willing to go there right now?”

The upside is real. This is land that can take a big idea. And at 995 sqm, it allows for scale without overreach. But the Bay Street position brings trade-offs—activity, traffic, and a higher degree of public interface than nearby quieter pockets. That’s not a deal-breaker for everyone, but it will filter the buyer pool. As will the required investment: to unlock full value, you’re probably committing $4m+ above land.

So who’s this really for? Someone with conviction. Not just to build, but to build well—and with taste. If you’re weighing up whether to act now or wait for another land play, we can help sharpen the numbers and sense check the assumptions. Sometimes the right call isn’t about what it is, but what it could become.

Mal James
James Buyer Advocates
0408 107 988
mal@james.net.au
Brighton | Toorak | Kew