7 Banool Avenue Kew - JAMES Buyer Advocates
- JAMES Home Rating
Whom
For an entry-level Kew buyer willing to accept a home as-is and live with the quirks—or someone hoping to land a “cheap” heritage opportunity without expecting much uplift.
Hook
Quoted in the low twos, on 550sqm, with a heritage overlay—but not a lot of architectural payoff. If you’re thinking bargain, be careful not to overreach.
Warmth/Personal
I don’t really like this one. I couldn’t find the thread—what to do with it, how to make it work. It just didn’t give me anything back.
Executive Summary
7 Banool Avenue is a 550sqm period home in Kew under heritage overlay. While the quote in the early $2Ms may seem sharp, it actually feels fair. The internal layout is a mismatch of small rooms with poor flow, and while the façade and neighbouring homes hint at period context, there’s no real standout here. You could argue it has “character,” but you’d need to stretch that definition. Livable for an entry-level buyer, yes—but from a renovation or value-add standpoint, options are limited.
Philosophical Framing
Some homes offer potential. Others offer clarity that they’re not for you. This is the latter. And that’s okay. You don’t need to force meaning into a property that just isn’t aligned with your goals—or your gut.
James Buy/Sell Story
Buy if you’re looking for a base Kew address and can live with the quirks—or if you’re happy to rent it out and forget about it. Sell one day on the land, the postcode, and maybe the “charm.” But serious renovations? Risky. There’s not a critical mass of well-upgraded homes nearby, and you’ll be doing it under heritage constraints.
Key Learnings
550sqm = tight for a family block in Kew.
Heritage overlay limits how far you can push improvements.
Layout doesn’t work—small, disconnected rooms.
Quote in early $2Ms feels realistic.
Street lacks examples of comparable successful renovations.
Recommendations with Options
If you’re entry-level and just want to get in: it could work, but set your expectations.
If you’re a renovator or upsizer looking for capital gain: look elsewhere—too many flags.
If you’re emotionally unmoved and practically unsure: trust that instinct and keep walking.
How It Helps
This commentary puts the spotlight on what’s missing, not just what’s there. It helps you avoid chasing potential that may not materialise.
Next Steps
Move on. If this is your price point, there are cleaner, clearer options elsewhere.
Contact
Mal James
James Buyer Advocates
📞 0408 107 988
📧 mal@james.net.au
