31-33 Sackville Street Kew - James Home Ratings

July 30th 2025

James inspects all homes we rate. We act for buyers or sellers.

On this home James are seller advocates

1. Find who 31–33 Sackville Street, Kew is good for!

31–33 Sackville Street, Kew is designed for buyers who want more than just prestige – they want a home that truly works for their lifestyle:

Families with school‑aged children: Carey Grammar is across the road, with Ruyton, Xavier, MLC, and Genazzano minutes away. The layout supports growing children, teenagers, and visiting friends with safety and ease.
Multi‑generational households: The zoning – with a main bedroom wing, self‑contained guest retreat, and separate upstairs children’s wing – makes it ideal for grandparents, guests, or adult children returning home.
Entertainers: Whether it’s a wedding, milestone birthday, or a casual weekend barbecue, the indoor–outdoor flow and multiple entertaining spaces make hosting effortless.
Long‑term investors in blue‑chip property: With over 2,000 m² in Sackville Ward, this home represents generational security. Land of this scale and position rarely changes hands.

This is a legacy home. It’s for buyers who value quality, land, location, and the ability to live well now, while protecting long‑term capital growth.

2. Assess Quality of 31–33 Sackville Street, Kew?

Key James Home Rating Points

✅ Position

Sackville Ward’s best precinct – prestigious, tightly held street.
Across the road from Carey Grammar, minutes to Ruyton, Xavier, and MLC.
Over 2,000 m² with prized north‑rear orientation and full amenities.

✅ Property

Six bedrooms, five bathrooms, and six-car garage with practical zoning.
Indoor–outdoor living with pool, tennis court, gym and multiple entertaining spaces.
Designed for families, multi‑generational living, and large‑scale entertaining.

✅ Price

Land-dominated purchase – scarcity protects long‑term capital growth.
Modern, timeless design that will date gracefully over time.
Demand expected to be strong; you’re unlikely to overcapitalise in this location.

Sackville Ward Prestige on Over 2,000 m²

✅ Position – One of Kew’s Best

When we talk about Sackville Ward, we’re talking about one of Melbourne’s blue-chip precincts, and 31–33 Sackville Street sits right in the middle of it. If you’ve got children at Carey Grammar, you will hear the school bell from the front gate – they simply walk across the road. You’re also close to Ruyton, MLC, Xavier, Genazzano and Preshil. Shops at Glenferrie Road, Auburn Village and Cotham Road are nearby, as is transport and excellent healthcare.

The land itself is over 2,000 m², with a true north-rear orientation, tennis court, pool and landscaped gardens. In a suburb where large blocks this size are becoming increasingly rare, this is as close to bulletproof capital growth resale as you can get. From a positional and land perspective, it’s hard to fault.

✅ Property – Grand, Practical and Family-Centric

On paper, this is a six-bedroom, five-bathroom, six-car garage estate. In reality, it’s far more than numbers. The difference with this home is how well it actually works.

You enter through secure gates into a modern vestibule-style entrance, with sightlines that run the length of the property – the home’s grandeur is immediately apparent. To the right is the bedroom wing, anchored by a true master suite with its own terrace, walk-in robes and spa ensuite. The other bedrooms are all substantial, some with balconies or elevated views.

To the left of the entrance is the entertainment heart: study, cinema room, expansive kitchen, and multiple living areas that open seamlessly to the pool, gym, billiard room and north-south tennis court. The indoor–outdoor connection is a genuine highlight. This is a home designed for families – large gatherings, teenage hangouts, milestone events – and everything can be supervised from the kitchen.

✅ Price – Protected by Scarcity

This is a land-dominated purchase in one of Melbourne’s most desirable precincts. Blocks of this size and quality rarely come up, and that scarcity underpins long-term capital growth. The market is firming, and competition is to be expected.

Because the home is both modern and classic, it will date gracefully, and any future updates will be simple and cost-effective. You’re unlikely to overcapitalise in this location – homes like this transition between families who understand their rarity and value.

Sample of a James Home Rating sheet – please note not full rating including our market values – link

3. What is Market Value of 31–33 Sackville Street Kew?

How much? Where on the Market Hierachy is value?

What is the Market Hierachy of Recent Deals

The Market Hierachy of Value

No two homes are identical—but many share features. When estimating value, we look to a totem pole of recent sales: similar homes, stacked vertically, each with different characteristics and price points. Some had better land, others worse orientation; some were renovated, others weren’t. By stacking these sales, we don’t find the price—we find a range. And within that range, we assess where your target home likely fits. It’s not a guess. It’s a structured way to estimate how the market might see value—before it tells you the number out loud and you’ve missed or paid too much or of selling you let a great buyer walk.

No	Street	St	Suburb	Date	Price	Land	Impsqm	31-33 Sackville
19	Grange	Rd	KEW	22/03/2025	undisclosed	2653
14	Grandview	Gr	HAWTHORN EAST	28/11/2024	$17,500,000	2021	$8,659	$17,551,954
103	Sackville	St	KEW	10/04/2024	$17,800,000	2172	$8,195	$16,611,694
47	Lisson	Gr	HAWTHORN	18/03/2024	$14,700,000	1652	$8,898	$18,036,864
37	Mary	St	HAWTHORN	12/03/2024	$18,200,000	2088	$8,716	$17,668,295
26	Kooyongkoot	Rd	HAWTHORN	11/12/2023	$16,110,000	2097	$7,682	$15,572,232
39	Sackville	St	KEW	06/11/2023	$22,500,000	3316	$6,785	$13,753,770
111	Sackville	St	KEW	29/10/2023	$19,180,000	2430	$7,893	$15,999,119
149	Victoria	Rd	HAWTHORN EAST	17/10/2023	$14,200,000	1664	$8,534	$17,297,716
45	Chrystobel	Cr	HAWTHORN	25/03/2021	$13,500,000	1835	$7,357	$14,912,534

Source: Propertydata.com.au and James Buy Sell

Control Price for Overs and Unders

There are many opinions of value—but three that really matter: yours, the seller’s, and the market’s. And while only one price will ultimately seal the deal, each number carries a different lens—logic, emotion, positioning. To improve your odds of buying well—not overpaying, not missing out—it helps to understand where the market sits. That’s why we provide a market range, not a single figure. This range reflects agent input, your feedback, peer views, and emotional or practical drivers like living near family or renovation upside. Within it, we define a Control Price—usually the midpoint—your value line for judging overs or unders.