99 Eglinton Street Kew - James Buyer Advocates

99 Eglinton Street, Kew

James Home Rating: 600 | PPP Grade: B / C crossover | Feb 2026
Quote: Up to $3.7m
Land: 742 sqm
Style: Period home with substantial rear extension

How to Read This Home

This is a tale of two halves — and there’s no getting around that.

• Front half: compromised

• Back half: genuinely good, fun, family-friendly

The question isn’t is it good?
The question is what price makes that imbalance acceptable?

The Front (The Problem)

✖ Ceiling Heights
Exceptionally low.
You feel it immediately — and you keep feeling it.

✖ First Impression
The house looks fine from the street, but once inside the front half:

• it feels cramped

• it feels compressed

• it doesn’t relax

This matters, because arrival and early impression set emotional tone.

The Transition

You move through the house, head down a few steps past the kitchen…
…and then everything changes.

The Rear (The Strength)

✔ Opens Up Dramatically
The back of the house is a sunny, social, family playground.

✔ Entertaining & Kids Zone
This is where the house redeems itself:

• space

• light

• connection

• energy

It’s fun. It works. It feels like a modern family home.

✔ Rear Yard & Entertaining Setup
Good entertaining flow and a layout that suits real life, especially with kids.

Buyer Psychology

This home will polarise buyers:

• some will walk out early and never recover from the front

• others will forgive the front entirely because of how good the back is

That makes pricing critical.

Renovation Reality

No easy fix.

• You can’t cheaply lift ceilings at the front

• You can’t rebalance the house without serious work

So this is a take-it-as-it-is proposition.

Who This Might Suit

• Families who live mostly in the rear

• Buyers less sensitive to ceiling height

• Someone who values kids + entertaining space over formal arrival

But this is not a universal family home.

James Bottom Line

At the right price, this will sell — because the back half is genuinely good.

At the wrong price, buyers will struggle to reconcile the front with the quote.

That’s why this one is interesting to watch.

A reminder that:

Not all square metres are equal — and not all parts of a house carry the same emotional weight.