22 Chrystobel Crescent
BOUGHT* - Undisclosed
There is some energy here. A big crowd and with bidders coming in and out of play. Opening at $3,200,000 the rises came in $25,000 increments until soon put on hold at the half-time break. Although it was hardly half time - the auction had only just begun. At the restart, potential bidder number 3 was asking if the home was on the market and it was once he o...

Crowd Numbers: 90 people
Bidderman: 4 bidders
 

22 Chrystobel Crescent HAWTHORN

Benefits

Higher positional potential for long term growth
Growth above average metro in last decade
Higher risk as newer precinct
Good area pricing range meaning lower risk on resale
Lower risk established look

Concerns

Poor rental prospects
Requiring significant additional cash to purchase price
Significant slope issues
South facing rear (negative light issues)
Mal James
Mal James
Principal Buyer Advocate
0408 107 988
mal@james.net.au

Comments on 22 Chrystobel Crescent HAWTHORN

Only one real unknown in this offering - slope.

Positon is Grace Park Estate - one of Hawthorn's Top 3 precincts with Scotch Hill and the River. 

Property - looks solid as a rock (STBI) and you have two macro options - back half gone and rebuild (STBI) or keep on the one level as is and have a backyard separated from the main living areas.

Its the slope that needs the thought - does the disconnect come at the rear or in a substantial drop internally with steps?

South rear - mmm - surviviable in my opinion as you have width to bring in light and a neighbour that is a road - plus no storey on top means can access light in through the roof.

Rear car parking options via lane - saves this block by giving you a good car parking option.

And so to price - to me I feel mid to high $3m touching $4m in the extreme - rather than mid to low $3m's touching $3m in the extreme. I say this as its Grace park, few options and its nearly Christmas. I say this as a completed version has to be north of $5m and in sight of $6m - subtract renovation costs which are more than you think - say $1m to $1.5m and you get mid $3m's as a base.

If the base is $$3,500,000 that is $4,000 per sqm - that is credible when you look at .............


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What our clients had to say about James

Wow, that was a ride, experience, journey ....!!! Hi Mal & Gina Celebrations at my new local! Youngs wine room! Wow, that was a ride, experience, journey ....!!! Thank you sincerely for your counsel & patience! I’m feeling it was a “good decision”! & it’s only just sinking in! Cheers David & Katrina

David

HAWTHORN EAST

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4
Bedroom
2
Bathroom
4
Parkings
831sqm
Land Area
Floor Plan Agent

Sold - 11:30 AM Nov 19 2016

Quote $3,200,000+

South Facing

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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.

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What our clients had to say about James

Wow, that was a ride, experience, journey ....!!! Hi Mal & Gina Celebrations at my new local! Youngs wine room! Wow, that was a ride, experience, journey ....!!! Thank you sincerely for your counsel & patience! I’m feeling it was a “good decision”! & it’s only just sinking in! Cheers David & Katrina

David

HAWTHORN EAST

Read all testimonials