11 Hopetoun Road
PASSED IN - $5,200,000
Melbourne’s recent hot streak was but a distant memory today with a sudden change in weather doing its best, but failing, to dampen the enthusiasm of the 80-strong crowd who had gathered to witness the auction of this iconic property at the “Paris-end” of Hopetoun Road. Just as well the rear open plan living spaces were “large enough to accommodate ...

Crowd Numbers: 80 people
Bidderman: 2 bidders

11 Hopetoun Road TOORAK


Growth above average metro in last decade
Excellent land content as proportion of price
Good rental prospects
Seemingly low additional cash required after purchase
Minimal ongoing outgoings


Roof needs closer inspection
Kitchen needs work
Interrupted floor levels
Mal James
Mal James
Principal Buyer Advocate
0408 107 988

Comments on 11 Hopetoun Road TOORAK

I'm meant to be unbiased in my assessment of homes. However 1960s classics such as this one really do push my buttons, so I could well be guilty of overstating the virtues of 11 Hopetoun. This style may not be for everyone, but I find the whole design processes of this era very pure when it comes to what humans want: space, proportion and most of all light.

This is a home that has many good attributes. The front facade is a classic, the entrance is evocative (although it does have steps) and the view from the rear yard back to the home is a sight to behold.  I love the classic lines of the roof, as well as the verandah. There is such attention to detail - note how the steps are slightly angled to invite you up. The living areas work - although the kitchen needs a facelift, (but hey, that's the case for most of us from this era). The bedrooms are a bit of an afterthought, as they tended to be in the early 60s - but they work.

To be balanced, the north side leading from the living down to the basement has a bit of rabbit warren feel to it. A bit of thought could make this area a whole lot more useful. There are steps in a few places, and it's a bit of a journey from the garage to the kitchen, making some natural fitness improvers for those who ultimately reside here. The land size is excellent and the street commands a premium in the eyes of many.

The price for many will be purely on land value. Others may value the house a whole lot more. My gut feel is that the winning bid will come from someone who places the greatest value in the home. A good case study that springs to mind is 9 Scotsburn, Toorak (Rating 708 - read our auction report from Aug 2012), which was quoted at $3.7m and had solid interest into the early $4 millions, at which point it stopped pretty quickly.

The numbers will be different at 11 Hopetoun, but I believe the bidding characteristics will be the same. I would be happy to accept an invite around from the eventual buyer for the after party. I love these homes.



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Sold - 2:30pm Mar 16 2013

Quote $4,500,000 - $5,000,000

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