36 Kooyongkoot Road Hawthorn – James Buyer Advocates
A Grand Scotch Hill Family Estate That Actually Feels Like Home
36 Kooyongkoot Road sits on about 1,858 square metres on Scotch Hill in Hawthorn, in a street that comfortably belongs in Melbourne’s top handful. Position alone carries a lot of weight here, yet this is not just a land play. It is the sort of property a family grows up in and looks back on with fond memories. Tennis court, big yard, pool and plenty of room for gatherings all add up to a real family domain, even with some freeway noise in the background.
The house itself has real personality. Think old English chalet with a touch of medieval charm, then turned up thoughtfully by an architect who understands drama and warmth. There is an underground car stacker that drops you into a large basement, a little Batman in feel, and then a series of zones that work for real life. Upstairs bedrooms are ideal for teenagers, downstairs living rooms can be opened up or closed off, and the combination of kitchen, living areas, pool and tennis court gives the home a rare mix of grandeur and usability.
They are talking around twelve million. For the right family this is not simply a big spend, it is buying into one of Scotch Hill’s true lifestyle estates. If you would like to talk through whether 36 Kooyongkoot Road fits your family and budget, or want a compare and negotiate strategy, contact Mal James at mal@james.net.au or 0408 107 988.
- 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.