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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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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