28 Embling Road Malvern - James Home Ratings

28 Embling Road, Malvern

James Home Rating: 692
Inspected: 6/9/2025

Position

A great street in Malvern — one that easily supports premium spending if the house warrants it. The address is a genuine drawcard.

Property

A period home with compromises that temper its appeal.

• Orientation: South-facing rear, with alfresco overhang limiting natural light into rear living.
• Living Areas: Rear living is smaller than expected and feels compromised in proportion.
• Bedrooms:
  • Upstairs: Each with ensuite, but storage is limited. Works better for families where separate bathrooms are essential.
  • Downstairs: Large master, though dated finishes detract.
• Finishes: Polarising. Blue tiles and other bold choices will not suit all tastes. Cosmetic refresh needed.
• Flow: Generally workable, but not inspiring.

Buyer Fit

• Buyers who prioritise street and location over house perfection.
• Families comfortable with quirks and willing to invest in updates.
• Renovators prepared to spend ~$2M+ to bring the home to full potential.
• Less suited for buyers who want light-filled, move-in-ready elegance.

Market & Value

• Quote: Up to $5.4M.
• Context: At this number, buyers must consider additional spend to modernise. Street can support it, but appetite for a project at this level will be limited.
• Summary: A strong street, but a compromised home. Cosmetic issues can be addressed, but light, orientation, and proportion are harder to resolve. A decision for buyers comes down to: are you willing to take on the project in this location?