23 Belgrove Avenue Balwyn - James Buyer Advocates

23 Belgrove Avenue, Balwyn

James Home Rating: 802 | PPP Grade: A | 2026
Quote: Up to $7.2m
Land: 878 sqm
Builder: Englehart

How to Read This Home

This is a high-quality, well-considered family house — not trying to be clever, just doing the fundamentals exceptionally well.

It’s expensive for the area, yes.
But it’s also properly good.

Why Englehart Matters

You’re not wrong to call this out.

Englehart homes tend to:

• be well designed

• be well built

• date better than most

That’s not marketing — it’s lived-in experience over decades. This house fits that pattern exactly.

What Works (Very Well)

✔ Proportions & Scale
Everything feels right — façade, internal rooms, ceiling heights, transitions.
No squeezing, no overstatement.

✔ Design & Flow
The house moves easily from space to space.
Living zones are logical, comfortable, and genuinely family-friendly.

✔ Backyard & Pool (Big Plus)
This is where many large homes fall over — and this one doesn’t.

The pool is:

• well positioned

• properly connected

• clearly thought about

Not an afterthought. Not shoved somewhere awkward.
The indoor–outdoor relationship really works.

✔ Land Size
At 878 sqm, the land allows the house to breathe.
This is why the backyard works — you couldn’t do this on 600 sqm.

What Holds It Back

✖ Price Sensitivity
Up to $7.2m is strong money for Balwyn.
You need to be comfortable paying for quality, not just postcode.

That’s the only real question here.

Renovation Reality

No.
This is a finished product.

You buy this because you don’t want to renovate and you don’t want to fix mistakes others made.

Who This Suits

• Families wanting a long-term, low-regret home

• Buyers who value design that ages well

• People who understand that backyard planning matters just as much as the house

• Buyers happy to pay for quality and certainty

This is not speculative buying.
It’s conviction buying.

James Bottom Line

This is a very good house on good land, done by a builder who knows what they’re doing.

The design works.
The build works.
The backyard works.

The only question is whether the price works for you.