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

Benefits

Higher positional potential for long term growth
Growth above average metro in last decade
Excellent land content as proportion of price
Higher risk as newer precinct
Good area pricing range meaning lower risk on resale

Concerns

Requiring significant additional cash to purchase price
Kitchen needs work
Bathrooms need work
Tight doors/hallways/stairs
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.


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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

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