21 Selwyn Street CANTERBURY

Comments on 21 Selwyn Street CANTERBURY

21 Selwyn was the most complete home I saw of the twelve I visited on Saturday - not the biggest, not the flashiest, not the most expensive - but the most complete.

When comparing it to a similar home around the corner, also on the market, it was like comparing take-away with Mum's home cooking - they both do the job, but you feel a hell of a lot better with one over the other.

It's relatively plain from the front and the tandem garaging is acceptable and standard for the area without being ideal - as well, the mid corridor steps would be better if they were not there, but they don't really detract. The upstairs bedroom, the alternative master, is built into the roof a little.

C'mon Mal you are bagging this home - no I'm not - I'm just proving I haven't got the rose-coloured glasses on to all things great about 21 Selwyn.

So, what do I really like - apart from the retractable roof which Scott must have mentioned to me 3 times - what I like is the feel, the proportions, the flow. The different spaces, the quality and the flexibility of this home.

This home should go gangbusters at auction because of what it is, what people want and what is currently not plentiful in the market place.

Position is leafy green Inner East - quiet, family and short walks to a character shopping strip in Maling Road, train and not too far from key schools.

All this for $3m and then some - my hand is up and I imagine so will others.

This is what a home is about - intimacy, feelings, different spaces, light and all with a lack of pretension, a lack of 'look at me.'

21 Selwyn is not a looker from the street, but inside she is not shy and retiring either.

I really like this home.

For values - 17 McGregor just sold for $3.13m on similar land with similar house size, feel and quality. I thought that was a solid price. 16 Norfolk Surrey Hills sold earlier in the year - 10% bigger land and bigger home; but not as good a location for just over $3.2m. 3 Selwyn sold a year ago just over $2.1m - is $2.3 to $2.4m and needs a full substantial renovation.

If we work summations - land at $3800 per sqm based on 13 Golding Sale $3800 per sqm, discounted 10%+ for Heritage = $3350 per sqm.

Home on floor plan calculations 220 sqm x $3500 per sqm plus improvements = $750,000. 

$2million for land plus $800k for finished reno plus $200k variance = Auction Range of $2.8m to $3.0m or as per agent quote.