24 St Ninians Road BRIGHTON

Comments on 24 St Ninians Road BRIGHTON

Oct 2012 comments - St Ninians  - one of THE streets in Brighton - old money feel, Golden Mile, upper crust and from the street, the home confirms the mental stereotypes I have in my mind. Its street appeal is not its best point, evidenced by the agents lead picture not being the façade. No, in my mind this property is all about the location and the backyard.

The entrance is weakish being down the driveway at the side however inside, the front formal areas are strong and emotionally elevating, but this doesn't flow through to the rear and kitchen areas visually. The middle of the home needs some thought into how to open up if you want a more powerful connection between front and rear.

Upstairs a well-placed master and three children's bedrooms revolve nicely around the second bathroom - the set up is understated and classy. Up some more stairs is an attic, and sun-room which is a peaceful area with nice water views. Out the back to the homes strongest point - which is a very formal classic Roman style backyard, big enough to fit a tennis court (according to the agent), with a well-located pool and cabana, and a lovely big tree.

This home is for those that want a Golden mile address (with matching price tag) that would suit teenagers and that could be developed differently externally. Price? Well do the water views count? Hard to say - land seems fairly firm at $3,500 to $4,000 per sqm thinking back to a few recent sales in Moule and even St Ninians. But you can see the sold sticker on one across the road that last month went for over $8,000 per sqm - but that was beach front and smallish.

So if you get the land right, then what is the real value of the home to you? All good questions - and in this market the answers are just as interesting.