13 Erskine Street ARMADALE

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13 Erskine Street ARMADALE

Benefits

Great street
Above average land size
Excellent street presence & facade
Quiet and peaceful
Within normal walking distance to rail

Concerns

Poor access and flow to outdoors
Poor car garaging
Poor On Block Position
Mal James
Mal James
Principal Buyer Advocate
0408 107 988
mal@james.net.au

Comments on 13 Erskine Street ARMADALE

To use the vernacular, 13 Erskine is a "blueblood" home in an establishment area with a couple of minor disappointments - such as garaging and the rear renovation - neither of these are themselves a dealbreaker, but drop one's thoughts down from a home of perfection to a classic.

Starting with position - in possibly Armadale's best precinct or pocket - (the other side of Kooyong being its challenger) you find an area largely untouched - when compared to Toorak - and this is as good, if not better, than many Toorak precincts. Besides the obvious of trams, trains and shops, you also get the schools (local and Glenferrie Rd spine) - the road(s) are not natural thoroughfares from city to home or vice-versa - keeping traffic down - e.g. I travel all around the area, but only come down this street to view specific homes - in Armadale - this is a huge plus.

The area is one surrounded by overlay including Heritage - however in this pocket it does not appear to have Heritage on it or its immediate neighbours (please confirm with your own enquiries) - that is a good thing or a bad thing depending on your point of view. The homes appear to be widely held and on smaller parcels so immediate massive development appears unlikely (again make your own enquiries) - but if you are looking for change then that appears it can happen both with you and your neighbours.

So, could you rebuild - well depending on your quality of build, the area could sustain the numbers - meaning existing plus newbuild cost = resale market. The real question is, would you?

13 Erskine has lovely period shell at the front and an acceptable but not well thought out reno at the back. The rear extension would have been better built on the south with the stairs at the rear - and a little more height upstairs - but I can see why it is how it is - to accommodate what would have been a garage (now is alfresco). And on the subject of garaging... that is the letdown - tandem and a little tight and not easily fixable. The land size and overlays gives flex back, front and sides (STCA)

Overall, the land and position is as good as it gets anywhere in Inner Eastern Melbourne - the home is very serviceable as is and would look even better with a partial rebuild at the back and some cosmetic updates to the rest.

This is a definite A grader if the price does not go too crazy.

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Craig knew that we had the deal team to make this decision. . Dear James, I am in utter amazement at the manner in which your team executed this process. Brenda and I keep going over the boardroom auction experience and your every move was calculated and definitive. That final $10k just blew the other bidder out of the water. I just looked at you and n ...more

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4
Bedroom
2
Bathroom
3
Parkings
858sqm
Land Area
Floor Plan Agent

Auction - 11:30 AM Dec 2 2017

Quote $5,800,000 - $6,380,000

East Facing

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