114 Victoria Avenue Albert Park – James Buyer Advocates
Teen Zoning, Light and Logic – 114 Victoria Avenue, Albert Park
This is one of those rare Albert Park homes where “less is more” has actually been thought through. On a not-so-large 274sqm block, they’ve managed to create a genuinely large family home that still feels calm and ordered. The light noise of Victoria Avenue is a small trade-off, but the side access via Little Graham Street, strong façade, and well-executed entry sequence help it sit comfortably in the street.
What really sets it apart is how the bedrooms and living zones are separated. Parents get a proper main suite while teenagers or guests can be pushed down the back or upstairs – real zoning, not token doors.
The step-down living works here, the internal courtyard brings light and air into the centre of the home, and the crossover to the double garage is handled without the car dominating the house. Bathrooms, storage and circulation have been carefully resolved rather than squeezed in.
If you’re a family wanting Albert Park village living without compromising on space, privacy or build quality, this is the sort of home that’s worth stretching for. Before you decide whether 5.5-ish is fair, let’s walk through the rating, the trade-offs and the long-term upside together.
📞 Call Mal James on 0408 107 988 or ✉️ mal@james.net.au to talk through 114 Victoria Avenue or to have us rate your next move.
- 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.