13 Kingsley Street
BOUGHT* - Undisclosed
The opening bid of $3,300,000 from Bidder 1 saw half time called and the home announced on the market. Three bidders then battled it out until the home was knocked down to Bidder 1 for an undisclosed amount. ...

Crowd Numbers: 70 people
Bidderman: 3 bidders
 

13 Kingsley Street CAMBERWELL

Something
Hide

13 Kingsley Street CAMBERWELL

Benefits

Great street
Above average land size
Excellent street presence & facade
Quiet and peaceful
Excellent car access

Concerns

Requiring significant additional cash to purchase price
Tight doors/hallways/stairs
Kitchen needs work
Bathrooms need work
Mal James
Mal James
Principal Buyer Advocate
0408 107 988
mal@james.net.au

Comments on 13 Kingsley Street CAMBERWELL

The more I look and think about 13 Kingsley - the more I like it.

It's a great all rounder - young or not so young - family or couple - upsizing or downsizing.

Means any serious buyer is likely to have competition now - but also likely to have the same on the resale.

This is a home of very good bones.

Oh the old ho hum - good bones. No it really is - think about it.

Looks great from the front - works well from the back - good side space and a floor plan that has basically everything in the right place - but you can still add your own touch.

Key rooms are well proportioned.

So being picky - ok there are a few rear steps and that is what I used a call a two beer laneway - before I became politically correct - meaning its tight to drive down and you'd need a beer or two to steady your nerves on the turn into the garage.

The hallway needs some magic with the openings and when you get it right the feeling as you flow through will lift immeasurably - the good news is that solution is more about a skilled eye, than money.

That's the end of the pickiness - unless the past its use-by inside, which does require a cosmetic update, was not a project you wanted to undertake. Personally I would like to renovate - its straightforward (if you want it to be) - arguably everything is in the right place - it just needs a facelift - the master would be best placed where you see the living room - south light, access through wall to create an ensuite.

For me its all about classy design within the offering, rather than any serious architectural challenge or change.

So to the positional highlights - the street is quiet - occasionally interrupted by a muffled train passing through in the cutting - it's a consistent street with a Heritage flavour and above all - it's a dead-end and so limited traffic, now and forever.

Good walk to Camberwell shops, cinema and train - all if you want to - the train doesn't always stop at East Camberwell (end of street).

So to Price - not really land plus building - more about comparable sales in the street and surrounds. There have been enough sales to say it has to be $3m and shouldn't be $4m - after that it's the other bidders, more so than the seller or even yourself that will, in my opinion, determine your final number.

Please note - If I rated this as a ready to move in house then the dots would show far more issues in the building. I could have also rated this as a serious renovation, making all the building dots neutral. So my rating score is a compromise between both.

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

So I just wanted to thank you and Mal for being part of this success story . Gina, How are you ? I was just thinking about you and was wondering how you were ? I missed to let you know that our house was selected as the cover of the recent May issue of the Australian House and garden magazine with a 10 pages special as well ( I have a copy if you want si ...more

Ghabida & Frank

BRIGHTON

Read all testimonials
4
Bedroom
2
Bathroom
3
Parkings
742sqm
Land Area
Floor Plan Agent

Sold - 1:00 PM Oct 21 2017

Quote $3,000,000 - $3,300,000

East Facing

Full James Rating Sheet
 
 

Alternate properties

21 Selwyn Street
Selwyn
736
9 Rubens Grove
Rubens
729
3 Mowbray Street
Mowbray
683
4 Erica Street
Erica
647