11 May Street BRIGHTON

Comments on 11 May Street BRIGHTON

Some may argue, but for me the Martin St precinct Gardenvale is A grade Brighton

Walk to Elwood, the beach, Elsternwick park, Bay St and Cinema - not to mention railway station and multiple schools and not to mention the improving coffee and food scene in Martin St and not to mention the quality of the homes in the area at $3m, $4m and above.

Plus, smack bang in the middle of a Heritage precinct which more and more people are finally working out is a good thing when the whole area is covered - little chance of any immediacy of towering flats next to you - although the Martin St shopping precinct has seen a fair bit of development in recent times - which for me is a good thing - allowing the economics of better amenity

On a micro scale the street is almost a cul de sac in that basically only residents and visitors have reasons to drive down it - it is not a cut thru to any other street

...and that's just the position of 11May.

The land - north rear for light and lots of it, flat block - typical for the area with good width. Tick, tick, tick.

The home - a beautiful Edwardian with a high quality (subject to building inspection) renovation of existing front rooms - additional modern living spaces added at the rear. It's the little extras such as the opened lounge area on entrance (removing corridor feel and giving a bigger space feel than it is) - powder room, second dining room (hidden away), kids play - study nook, pantry, laundry all close to kitchen but can be sealed off - the rear windows and doors, the way they would open in summer and the yard itself. Tandem garaging is not ideal, but I was working hard to find this little fault and for these types of homes it is still above average.

For a mid-sized 3 bedder this is as good example as I have seen, and you will see at this price point. The floor plan should go into the architecture textbooks for how to reno this type of home.

Price - the overseas buyer market hasn't ever hit Brighton, phew!! - so this would be $500,000 to $1,000,000 less than Armadale of parts of Hawthorn. Towards three million on a quiet day and a tick over on a noisy one is my best guess.