99 Bay Road Sandringham - JAMES Buyer Advocates

Whom
For the big family looking for single-level sprawl on land—and not chasing architectural polish. Best suited to buyers wanting room to move and live in as-is, not those dreaming of design awards.

Hook
Over 1,170sqm of north-facing land with a rambling family home already in place. You won’t buy this for the design—but you might for the space and the feel.

Warmth/Personal
Good to see Steve Tickell again. This place reminded me of a time when family homes were built for function, not photos. It’s got everything—just not always in the right place. But there’s something reassuring about that. You get in, and it just kind of works.

Executive Summary
99 Bay Road is a large, single-level, older-style family home on approx. 1,173sqm with a wide frontage and north-facing rear. Quoted at $3.24 million, it offers a lot of house—but not a lot of flair. Multiple bedrooms, multiple zones, a big pool out the back, and a circular driveway out front to offset the Bay Road location. The home is set well back, so road noise is minimal. Ceiling heights and hallway presence aren’t strong, and many areas are dated. No architectural wow factor—but for a family needing flexible space on a big block, it gets the job done.

Philosophical Framing
Not every home needs to be clever. Sometimes it just needs to work. This is a no-nonsense family home: plenty of space, plenty of options, plenty of reality. It won’t inspire your Instagram—but it might support your lifestyle.

James Buy/Sell Story
Buy for the land, the layout, and the livability. Sell to another large family wanting a similar balance. You’re unlikely to renovate for resale here—it’s more a live-long-and-hold sort of deal.

Key Learnings

1,173sqm block, north-facing rear = great base.
Circular driveway = practical solution to Bay Road.
House is liveable but dated—likely a light update or complete overhaul.
Ceiling heights and formal entries underwhelm.
Multiple bedrooms, generous pool, big footprint—all in place.

Recommendations with Options

If you’re a large family needing space today: this works, no drama.
If you’re design-led or building your forever home: better sites exist.
If you’re looking for land to landbank: this could hold value based on orientation and size.

How It Helps
This commentary cuts through the gloss and gives you the real view: not a dream home, but a working family home with a rare land component.

Next Steps
Walk it with the whole family. Can you see your day-to-day life happening here? If yes, this could be the right kind of imperfect.

Contact
Mal James
James Buyer Advocates
📞 0408 107 988
📧 mal@james.net.au