270 Beaconsfield Parade MIDDLE PARK

Comments on 270 Beaconsfield Parade MIDDLE PARK

Position

Beaconsfield Parade is the signature street in Port Phillip and one of the main drawcards to the area. Buyers and developers alike are drawn by the water views and proximity to cafes, shops and the CBD. Cornering McGregor Street, which also boats some of the premier properties in the precinct, finds itself in a much quieter pocket of the parade as it sits central to Port Melbourne and St Kilda's vibrant social scene.

Property

We have rated this property as significant renovation.

Attributes

• Location - Corner block captures views from both sides. The upstairs deck includes views of the bay at the front and side. Then views to the city at rear
• Undercover parking for two cars
• Lots of space

Areas to address with renovation

• Currently there is a mismatch and mish mash of architectural styles internally and externally.
• Poor flow and natural light on the lower level.
• Stairs are in an awkward location.
• Kitchen and dining are on two different levels
• Side windows upstairs could take full advantage of the views.
• All bathrooms appear to be relatively new however they are poorly located and do not always flow well

Thoughts from our Architect

• Centralize the stair location with a lift (behind laundry) this could then act as a light well into the lower level. It would also remove the rear stair and allow the level one outdoor deck to be enlarged.
• Relocate kitchen to level 2 to be part of large kitchen living area and gain views. (Could maintain kitchenette on level one for guest bedrooms)
• Create small living area on ground level and new entry possibly from McGregor Street.
• Lap Pool could go on the level one rear deck (to engineers specifications and STCA)

Price

Agent Quote $4-4.5m and suggesting interest levels are around $5m.

The planning department at Port Phillip City Council has confirmed the heritage overlay is for the exterior only, though a design and development overlay is in place. Which means (STCA) fully gutting or bulldozing part and starting again could see a contemporary state of the art bespoke home be obtained potentially without overcapitalising.