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1 Barnato Grove ARMADALE


1 Barnato Grove ARMADALE


Above average land size
Excellent natural light orientation
Wide Street Frontage
Good access and flow to outdoors
Within normal walking distance to rail


Poor street presence & facade
Possible security issues
Other properties in the street could be a negative issue
Mal James
Mal James
Principal Buyer Advocate
0408 107 988

Comments on 1 Barnato Grove ARMADALE

I think to most, the obvious is - a home of many options - appealing to many different buyer types:
• Overseas Asian market
• Land buyers
• Developers (STCA) - single dwelling covenant, so limited development
• Tennis court buyers
• Armadale buyers
• Move in - as is buyers (the home would be acceptable to some)
• So, Wow! A lot of potential buyer types.

Position is Armadale A grade - although for some reason Barnato despite being a cul-de-sac, has never got its act totally together in terms of a classy, consistent streetscape.

The property itself is flat, wide, north facing land with seemingly few additional council building restrictions (STCA and paperwork). The walkway around the perimeter is a plus or minus depending on your access/security mindset. Some road noise is there in the backyard - but we would have thought not a deal breaker for most. And the width - tennis court and some - a big plus.

The home - nobody is trying to pretend it’s an architectural classic and in fact the main advertising pic is for the rear, not the facade. BUT for me it's a blank canvas and a good one - work with its footprint (great setbacks) and start again or find a young and up and coming designer/architect who can do a little for a lot within the floorplan or as stated above for many its pretty good as is, with maybe a simple cosmetic update.

And so, to price - we see some value in the building, but not much (that's a big positive if you want to keep it as you have a free house almost) - all the value for us is in the land (good for growth) and land in Toorak/Armadale of this calibre is still going somewhat north in price, not south.

This will be an interesting auction.

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What our clients had to say about James

really happy with our purchase, so thank you for all your help! . Hi Gina I hope you are well. Were well settled into our new home and loving it really happy with our purchase, so thank you for all your help! Currently working through plans to refurbish with the architect. Thought you might be interested! Cheers Justine


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Land Area
Floor Plan Agent

Passed In - 1:00 PM Nov 25 2017

Quote $6,400,000 - $6,600,000

North Facing

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