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June 20th 2009
Our office is still open for business but, because of school holidays and limited stock, there will be no James Market News until 11 July.

Last Week.
Stock levels are forcing buyers to do what they don’t want to do - pay more than eight weeks ag
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June 13th 2009
The Age headlines "Global crisis hits Toorak". Yet we have another 80%+ clearance rate and prices are in some cases back to the peak, granted on very low stock levels. Please explain somebody!
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Auction - 3:30pm Apr 25 2009

49 Mathoura Road TOORAK

49 Mathoura Road TOORAK

BOUGHT* - Undisclosed

6
2
6
735sqm
560
Mal James
Principal Buyer Agent
0408 107 988
Mal's Comments on 49 Mathoura Road, TOORAK
"These are comments from our market news. June 14th 2008 There are four main issues involved in this project – Your Needs, Capital Growth, Cash flow and Risk. Your Needs
  1. If it’s for investment then I think we can give a tick to growth – Superior Road, Premium Suburb, Reasonable Land and Period Facade. However to achieve this growth I think in your personal circumstances Cash flow and Risk are big issues.
Capital Growth
  1. It has the fundamentals in its current form however after renovation to bring it to say $6m you will be on $3m of land and $3m of quality house or 50/50. Still works for me but its getting away from 80% land.  Of course it maybe apartments but the car parking I think will make that difficult – however there is a market.
Cash flow
  1. This is a $6M-$7M project. Say $4m to buy and $2m to renovate . Adam our in house architect has costed the proposed plans at around $2m. So $6m of debt plus holding costs – this is a 2 year project. Here is a example of a finished $7m project on similar land size – not the same look – it just sold for $7.2m – Adam went through and rated it here. Here is another example of a $7- $8m completed period home which was bought 2 weeks ago week at 45 Chrystobel Hawthorn. Location is not Toorak, but it’s still sensational on bigger land, great reno and job done.
  2. Rent wise – I think the owner will not care about the rent as there are better investments for returns.
Risk
  1. With such a large development there are risks and strains – town planning risk, interest rate holding risk, building risk and overall finished project risk.
Overall I would be comfortable in recommending this for a client who had $6-$7M on light borrowings who wanted a major project and understood the risks."
First Impressions of 49 Mathoura Road, TOORAK
Concerns
Poor Cash Characteristics
Rear Outdoor Size
Living/Dining Room
Living/Dining - Position
Poor Kitchen Fixtures + Fittings
Bathrooms - Number to Type
Bathrooms - Fixtures + Fittings
Bathrooms - Ensuite
Bathrooms - Position
Benefits
Good Area Growth 25 years
Excellent Land Content
Great Street
Rail Transport Distance
Land Size
Car Access
Good Street Presence & Facade
Characteristics of 49 Mathoura Road, TOORAK
Price
Bought*
Undisclosed
Selling Agent
James Redfern
Agency
Marshall White
Agent Quote
$2,500,000+
Price Imp.Sqm
$3,401 /isqm (at agent quote)
Quote Comment
Call us for price opinion
Property
Land Size
735 sqm
Land Content
Below Average
Rear Light
West
Style
Period
Cladding
Brick
Storeys
Double
Position
Area
STONNINGTON
Suburb
TOORAK
Precinct
Above Average
Street
Above Average
Google Street View
49 Mathoura Road, TOORAK is Recommended For
Close to Everything
Major Renovator
Period Home Buyer
Position Buyer
Great Street Buyer
Renovation Options for 49 Mathoura Road, TOORAK
Building Quality
Average
Floorplan & Flow
Below Average
Renovations Required
Major
Imp Sqm
Land Size
Rear Light
Beds
Baths
Cars
Flow
Street
Alternatives on Market - STONNINGTON
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Imp Sqm
Land Size
Rear Light
Beds
Baths
Cars
Flow
Street
Sales of Interest - TOORAK
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Next Steps for 49 Mathoura Road, TOORAK
Visit Selling Agent Website
1. Visit Property - see more pictures - open times for public inspections

More about Buyer Advocates
2. Due Diligence on Pest, Building, Legals, Architectural and Renovation Issues,

Contact Us
Mal James
0408 107 988
3. Value, Lowest Price you may pay, Highest Price you may pay, Is this a Quality Decision for You?

4. Engage a Buyer Agent for a FULL JAMES HOME RATING to help with negotiation strategy, private appointments and other off market homes
Explanations & Disclaimers
Bought* - Indicates property has been sold. We are a rating company for buyers only, and we use the word bought instead of sold. We do not buy all the properties listed on this website so we often rely on an advertised price or the selling agent to indicate bought price and occasionally the result may be inaccurate.


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