42 Llaneast Street ARMADALE

Comments on 42 Llaneast Street ARMADALE

This is a home for the lover of this home.

Llaneast is not Armadale's best loved or most expensive street, but I think it is still one of the better ones - well especially this part. The location is A - if you leave off the exclusivity tag - close to everything - its just a little crowded getting out at school and peak times and Saturday - ok, that is a point - there is traffic; but its close to everything amenity wise and on the Glenferrie road spine for schools (even to Kew), train, and Dandy road into the CBD - plus shopping.

Anyway back to the home, because that is where all your decisions will come.

Firstly it has no parking - yes there is a rear laneway, but Gunga Din hasn't been down there for years. Crossover at the front, I don't think so - you have room on your block - but its the council I fear (STCA)?

The block itself is orientated beautifully for light - although it's on an old watercourse and that will raise additional issues at renovation time.

Currently what you see is of some beauty, but its old and tired - I was going to say a lot like Mr Hayne, but I don't think he is that beautiful ..... or actually old or tired.

Anyway the beauty is there as it stands - the questions are:

1.     Can you live in that farmhouse type feel or

2.     Can you renovate without overcapitalizing or

3.     Who cares anyway - I just love it and I'm buying it for feel and will deal with the issues as they present themselves.

If you are a 1,2 or 3 - that's good - then you have a shot at this.

Number 16 sold a year ago for $2.8m ish - it was a bit better, second story - but not a lot better and so it feels like high $2m's gets you in the game and maybe $3m will put most out.

Get a pest and building inspection, speak to council to understand the watercourse and Heritage and give it a go if that is your wish.

This is a home for the lover of this home.