52 Kensington Road South Yarra - James Buyer Advocates

52 Kensington Road, South Yarra

James Home Rating: 800 | Grade A | February 2026

The Short Read

This is a serious architectural home — a Graham Gunn original — that has been softened (and slightly dulled) by later renovations, but not ruined. Beneath the cosmetic noise is a house of real class, proportion, and feeling, sitting directly above Como Park with one of the better morning outlooks you’ll ever live with in inner Melbourne.

This is not a glossy, instant-gratification home.
It’s a thinking person’s buy.

What It Is (Really)

• Architect: Graham Gunn (clear DNA still present)

• Land: 615 sqm

• Quote: Up to $9.0m

• Position: Elevated, park-front, South Yarra / Como Park edge

• Style: Architectural classic, later cosmetically diluted

The home has been over-styled and under-respected in parts, but the bones are excellent. Flow, proportions, ceiling heights, and movement up and down the house all work — and that’s the hard part to get right.

What Works

✔ Views & Aspect
The morning light over Como Park, with glimpses toward the Yarra, is genuinely special. This is a “wake up and exhale” outlook — rare, protected, and emotionally powerful.

✔ Floorplan Feel
Up-and-down movement works beautifully. The house flows in a way that feels considered rather than forced. Proportions are right. Rooms connect logically. Nothing feels accidental.

✔ Architectural Integrity (Underneath)
Strip back some of the later decisions and you’re back to a very classy Gunn house. This is absolutely a case of form over finish — and that’s a good thing.

✔ Position, Position, Position
Direct park adjacency is a long-term value anchor. You can renovate a kitchen. You can’t renovate Como Park.

The Trade-Offs

✖ Road Noise
This is the obvious negative. Sometimes you’ll notice it, sometimes you won’t — but it exists, and it must be priced in emotionally and financially.

✖ Physical Demands
You need to be fit and able-bodied. There are a lot of stairs. This is not a “forever aging-in-place” home without modification.

✖ Renovation Judgment Required
Not a blank canvas — more a selective rewind. The right buyer will bring taste and restraint, not a wrecking ball.

Renovation Logic

Yes — renovation is sensible, but only if:

• You peel back, not over-decorate

• You respect the original architectural intent

• You let light, proportion, and restraint lead

Done properly, this could become one of the more admired homes along the park edge.

Who This Suits

• Architecturally literate buyers

• Buyers who value feel over flash

• Families who want park access and outlook

• Someone prepared to do thoughtful work, not cosmetic churn

This is not for someone chasing instant perfection.
It is for someone who understands long-term emotional and architectural value.

James Bottom Line

There may not be many obvious highlights at first glance —
but the morning view, the flow, the architecture, and the position do the heavy lifting.

If you can live with the noise and the stairs, this is a rare bird.

Rating Verdict:
✔ This is it.
Quietly special. Properly good. Worth serious consideration.