25 Brandon Street Glen Iris – James Buyer Advocates
Family sanctuary that feels almost perfect at 25 Brandon Street Glen Iris
25 Brandon Street sits in a pocket of Glen Iris that I already know and like very much. The street has a strong heritage feel and a real family atmosphere and this home fits that mood almost perfectly. The facade presents beautifully and inside the property is as neat as a pin. The renovation is more than fifteen years old yet the back of the home still looks and feels close to brand new. The rear garden has been dug out cleverly so even though it is elevated you still get that easy indoor outdoor connection and a private leafy outlook.
The floorplan is one of the real strengths here. Downstairs you have a proper main bedroom while upstairs you can choose between four bedrooms or three bedrooms plus a very usable retreat or computer room. Living areas and extra rooms all lean towards the rear which gives the home a calm family flow and a sense of sanctuary. The only real weakness is garaging. You can park two cars at a pinch out the front but there does not appear to be a natural way to add a proper garage without compromise.
Quoted up to about three and a half million the guide feels right to attract strong interest. In a solid market I would expect multiple bidders at that level with the garaging question likely to decide the final price. If you are looking for a warm well kept Glen Iris family home where the feel and flow are already right and you are prepared to accept the current parking set up this should be on your shortlist.
Call Mal James on 0408 107 988 or email mal@james.net.au if you would like a deeper rating or a price comparison before you move on 25 Brandon Street Glen Iris.
- Click Address through to Completed James Home Rating
James Home Ratings is a 25 year old, patented, 1500 buy/sells plus 1,000-point scoring system based on the 3 critical drivers of long-term property value:
Three Pillar Value Drivers
- POSITION — “Where money is attracted to”
Street appeal, precinct, orientation, land size, walkability, school zones - PROPERTY — “Where money is spent”
Flow, floorplan, architecture, renovation quality, future potential - PRICE — “What the market rewards”
Relative value vs price paid, cycle timing, agent positioning
Why It Works – Patterns
Because real estate, at its core, is about human behaviour—and history repeats itself.
Each home is scored independently and consistently, based on how it aligns with long-term demand and supply fundamentals for it’s specific area property type—that way you can compare a block of land with an apartment in different areas with different budgets..
A, B, C-Grade – Know the Difference
- A-Grade: Always in demand. Rare, proven, and resilient through market shifts.
- B-Grade: Good, but situational. Can work well when bought or sold smartly.
- C-Grade: Riskier. More emotion-driven, often overhyped, and harder to recover value.
What Others Do | What We Do |
Gut feel and emotion | Science and structure |
Agent spin and hype | Independent, consistent scoring |
Short-term trends | Long-term fundamentals |
Comparing apples to oranges | Same property type, different budgets, objectively assessed |
What the Scores Mean
- 500 – Maybe ok but it has serious issues to consider
- 600 – Average: Typical for many Inner Melbourne homes
- 700 – Above Average: Strong fundamentals, few weaknesses
- 800+ – Exceptional: A-Grade, no obvious dealbreakers, rare and highly sought-after
Know the difference, know your grade before you pay the price buying or selling.