32 Nelson Road CAMBERWELL

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32 Nelson Road CAMBERWELL

Benefits

Great street
Above average land size
Wide Street Frontage
Good access and flow to outdoors
High ceilings

Concerns

South facing rear (negative light issues)
Possible overcapitalisation meaning higher risk on resale
Mal James
Mal James
Principal Buyer Advocate
0408 107 988
mal@james.net.au

Comments on 32 Nelson Road CAMBERWELL

32 Nelson is not as common as you think and its PPP's are, for many families, unsurpassable.

There should be fifty of hundred families trying to buy this - but there won't be - there will only be five or ten and that is because it falls in the middle of people's locked-in expectations.

For the big land Scotch Hill/Toorak buyer in need of a tennis court they won't be looking in this location.

For many a $5m buyer they wont think to look right here as... well Nelson is in an area one down from most $5m buyers minds.

For those who are looking in Camberwell, especially because they have a bigger than normal family - many will find the $5m price tag a stretch too far.

However don't think this will be a secret - a few years back I bought one of similar characteristics, just off Riversdale Road - it was very competitive - and I have not seen too many of these rarer birds since.

Big land, finished high quality home, tennis court, brilliant location and "semi-affordable" - it's got it all - if you have some mental dexterity.

This on Scotch Hill would be $8m - in the Tara Estate in the $7m's. Anderson Park (if findable) its $7m to $8m and in Toorak its north of $10m everyday.

You can walk to tram, the junction, the train that will get you to any of the schools, the abovementioned suburbs cover and spend the change on ...... 2 more investment properties or don't work as hard or use the leftovers for school fees for everybody in your clan, without a worry.

This is a family package of perfection. It has lots of all things such as, bathrooms, living spaces, great indoor/outdoor living - a teenager and supervising parents dream - pool, tennis court and high quality build. It also has lots of bedrooms (noting the master is a bit small) but being picky, the bedroom separation may not appeal to families with young children although it should appeal to families with teenagers.

Although this home has a south rear, it felt light and bright when I inspected - it is single level and has plenty of space at side, negating a lot of this south light issue. There is good garaging (not closed-in.) Ok you'll get wet occasionally with groceries - hey live a bit people, its only a sprinkle - and the youngies can't get out when the auto gates shut and all of this, easy on the eye if you like period flavor.

Entertaining - big pyjama parties for adults and kids, weddings, anything.

And .............

So price, property and position for many families with a smart mindset is AA and almost a third A.

What about value? What about long term growth?

Firstly if your kids are teenagers - I would counteract with what about life buddy, they grow up quick, and this is THE important time in their life - but after the accountant in you shouted me down, I would respond by saying:

This will have strong overseas interest now and in the future.

By logic these type of properties will become rarer as more fall to the apartment craze, you could split the land if times got tough or just wait ten years - sell the court when the kids have gone and no debt.

Solid long term demand and all in a position that won't change.

If only I was starting a family again and I knew what I knew now....

Be with James

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What our clients had to say about James

nearly 6 years on, how valuable your advice was in buying ? Lyndhurst Crescent. . Hi Mal Hope all is well looks like your business is expanding rapidly! Well done. I thought Id drop you a line to say, nearly 6 years on, how valuable your advice was in buying ? Lyndhurst Crescent. We thoroughly love the house and the area. I dont think we could ...more

Nathaniel

HAWTHORN

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5
Bedroom
3
Bathroom
2
Parkings
1,472sqm
Land Area
Floor Plan Agent

Sold - 11:30 AM Sep 16 2017

Quote $4,800,000 - $5,250,000

South Facing

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