18 Rockbeare Grove IVANHOE

Comments on 18 Rockbeare Grove IVANHOE

Rated as needing a serious renovation.

The PPP's on 18 Rockbeare are emotionally exciting and pricing has a higher degree of error variance due to its rarity.

Views, Serious Renovation, Price Point to Area are factors that are really only in the eye of the beholder and nobody else and therefore they are hidden.

So while the PPP's are hard to value, I think the process is clearcut.

Get Clarity -  Is this the one for you? If yes then are you a live in or need to renovate buyer.

If you are a need to renovate buyer - then get a sympathetic and area experienced architect to give you his or her "two bobs worth" prior to starting the dance.

This is not a straightforward floor plan to renovate due to water/waste area / garaging / house placement on block. Now I did not say impossible or expensive I said not straightforward.

Next step is valuing - I think the Totem Pole rather than Comparable or Land + Building will be the only way to get indicative price and from that value becomes your decision as to 18 Rockbeare versus your alternatives and options.

Finally once you have worked thru the emotion, the architect and the values the next step is the game plan.

Will there be a volcano of buyers - probably not as this price level. No, more than likely it will be a norm of buyers (up against another emotional buyer) or you will be the lone ranger, in which case it becomes you v the agent/seller or more succinctly you v yourself.

This is a very interesting offering - uncommon.