39A Armadale Street Armadale – James Buyer Advocates
39A Armadale Street, Armadale – Great Bones, Poor Presentation, Big Upside
There’s a lot to like about 39A Armadale Street — mainly its proportions, width and depth, and the fact it’s one of only two townhouses on a generous block. East–west orientation, yes, but this is the south-side one, so it feels a little darker. What holds it back right now isn’t the home — it’s the presentation. You’re not seeing it at its best.
On the James sheet it scores a strong 733, driven by Property fundamentals: a big master, wide upstairs corridor, good bedroom proportions, excellent rear living/kitchen zone and a courtyard with real size. The shared underground garage is fine, and the scale puts it ahead of most terrace options nearby. The main issues: no lift, current styling hides the potential, and the south-side orientation tempers the light. But the bones are exactly right.
The learning: this is a classic “value unlocked by presentation” opportunity. A thoughtful update would lift it materially and place it among the better Armadale townhouse offerings. At a quote of $2.5–$2.7m, it feels like more.
👉 For the full James Home Rating and where 39A Armadale fits in the townhouse market, call Mal James on 0408 107 988 or email mal@james.net.au.
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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.