13 Edro Avenue BRIGHTON EAST


13 Edro Avenue BRIGHTON EAST


Excellent natural light orientation
Good access and flow to outdoors
Above average precinct for general area
Coffee/Eateries are close by
Excellent home flow front to back


Adjoining properties could be a negative issue
Mal James
Mal James
Principal Buyer Advocate
0408 107 988

Comments on 13 Edro Avenue BRIGHTON EAST

I went back thru this home for this sales campaign - after we rated and bought it last time (strong auction) - it feels like it has improved - presentation is excellent. This was a really good home 4 year ago and still feels a brilliant one today.

Below are the words we wrote last time - they are still relevant in our minds - we have no financial connection with the current campaign - all handled by Peter Kennett.

Aug 2014:
With 41 Binnie Street recently setting the new bench mark in Brighton East with a sale price over $4million, for some it may feel that $3million ish (and it is the ish that requires some research) is fairly normal for this precinct.

Granted there have been few homes available for sale of the calibre of 13 Edro Avenue, but $3million is still a big ticket price in this precinct and the agent has been talking these figures and more with people he knows were interested in Binnie.

At certain price levels the balance of value between land and house will be more weighted in the favour of the home, and this is where buyers may wish to be cognisant that this home is about emotional outcomes, rather than prudent financial outcomes.

Having said that, if we only wanted to achieve financial outcomes, we would buy as much land as close to the CBD and live in a tent, so emotional outcomes are a normal component when considering buying a family home.

13 Edro is another example of a home that has been built to live in, not sell.  The quality and attention to detail is evident through-out and the floorplan has been well considered.

Land prices in this precinct have continued to strengthen driven by the desire for families to be close to Haileybury or St Leondard's Colleges.

For buyers considering living in this precinct, if the floorplan works (and it is likely to for many) 13 Edro provides a solution to those considering buying land and building providing an opportunity to avoid the headaches of architects, builders, renting and uncertain additional costs.

The concerns, may be minor in comparison.  These include the property at the rear, which dominates the rear boundary with one window which may impact privacy.  With the sun beaming during my inspection, I was unable to determine whether this was frosted or not.  Increasing the height of the rear hedging may improve the impact of this.

For those who love entertaining, the internal floorplan and position of kitchen and living areas is ideal with great internal/external flow.  I was, however, a little disappointed with the size of the alfresco area as the area which limits the table size and number of guests you could entertain.

Beyond the property, the land to the east is also about to be developed and buyers may wish to visit Council to understand better the type of development and any impact this may have on the property.

Ultimately, this is still a special home and with limited stock and multiple buyers in the $3-4million range that are continuing to miss out on the available homes, a good buying strategy will be required to maximise the chances of walking away the successful purchaser.



Be with James

Would you like to talk to us about finding or negotiating on your next home?
We buy 100 homes for our clients every year.
We buy Inner East and Bayside over $2m.

What our clients had to say about James

they were 100% committed, professional, advised us every step of the way, and never lost focus. Their wealth of knowledge and experience is unsurpassed. We wouldn‘t be happily settled in Melbourne in a wonderful home in a great location without James Buyer Advocates. Despite having bought and sold homes during our many relocations and for investment over th ...more



Read all testimonials
Land Area
Floor Plan Agent

Auction - 2:30 PM Feb 24 2018

Quote $4,400,000 - $4,840,000

North Facing

Full James Rating Sheet

Alternate properties

41 Were Street