240 Kooyong Road Toorak – James Buyer Advocates
240 Kooyong Road Toorak – solid location, limited emotion
240 Kooyong Road sits in a very good Toorak position near schools and the city, with land and setting that feel solid rather than spectacular. On my sheet it presents as a larger family home in a quality locale at a very solid price level, but one that did not grab me either positively or negatively. It scores in the mid range on James Home Ratings which reflects that mix of respectable position and a more neutral feel in the home itself.
Inside, the lack of furniture and presentation leaves things a little flat and makes it harder to picture daily life here. The home feels like a tree house from a previous chapter of someone’s life rather than a fresh current offering. There is slope and stairs to contend with, and while that will suit some families with teens, it is less friendly for ageing knees or anyone wanting easy movement throughout the home. The key learning for buyers is that a strong address still needs warmth, flow and connection if you want the home to live as well as it locates.
For me this one was simply ok and I moved on, which is in itself a useful signal. If you would like a deeper James Home Rating on 240 Kooyong Road or want to compare it with other Toorak options that may suit your stage of life better, please contact Mal James on 0408 107 988 or mal@james.net.au.
- 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.