19 Hamilton Street BRIGHTON

Comments on 19 Hamilton Street BRIGHTON

As a Victorian period home, this is not exactly an architectural statement and in need of some significant work to bring it to the standard of a high end single fronter - so the optics are not all that exciting.

However, as far as basic bones go, this is one the better ones going around and I refer to the three PPP's.

Position - close to absolutely everything and in fact for single fronter period homes, this is THE street in North Brighton, if not Brighton - so tick.

Property - while the building itself on the face of it is less than exciting, the land is the polar opposite; good width , brilliant rear access, good house location to take in north light. Heritage needs to be investigated, as does Pest and Building to assess the ability to go to a second story and to widen some downstairs rooms and possibly a room over a garage at the rear.

So, if you get past the due diligence phase we get to Price. Agent quote is $1.7m plus with house at circa $300,000 and land at a tick over $4,000 per sqm for a small block (approx. 335 sqm) makes sense.

Working back - would get $2.5 million with a good $750k reno - yes.

So, a base of $1.7m stacks up for me.

Long term: This type of home has been Melbourne's most consistent good growth performer across the board for a century and why? Because it suits all types of buyers (wide demand) - except say very large families from single to retiree, investor to home owner - feel buyer to money buyer. That of course will be the issue when buying.