98 Windsor Crescent SURREY HILLS

Comments on 98 Windsor Crescent SURREY HILLS

A lot to like about this home and a few obvious issues; none of which are deal breakers but they take the shine off a little.

Overall the position is in one of Surrey Hills better areas, with perhaps only Wandsworth and Guildford Road areas having a higher star factor. However, the road does carry some traffic, the car access is only OK and almost all the immediate neighbours are of a significantly lesser quality and unlikely to change in a hurry.

But as far as access to things that are important like shops, schools, train etc the Windsor Crescent area is well served.

To the home itself; a very well renovated timber period home of the Edwardian era and will certainly command a very solid price when compared to other homes in the area. What I particularly like -  is it's second entrance and wider and larger living area that brings in north light to a larger part of this space - overall the home has a south facing rear (poor for Melbourne light and winter warmth).

The master bedroom is a beauty and overall the home is of a very high quality (Subject to Building Inspection) and works well for a teenage family. Out the back is bells and whistles with pool and garaging - but that combined with the home being set back on the block a little, means a minimal lawn garden. The rear lane is the only car entrance.

These misgivings can be overlooked due to the overall quality of the floorplan, light and proportions.

And so... to price!

This property sold in the $2.6million range in 2014 and under the hammer - http://marketnews.com.au/auction-reviews/31715/98-Windsor-Crescent-SURREY_HILLS/

Bidderman (bidder per auction) was 3 and history can repeat itself although that was a market on the way up and this is a market easing overall - albeit after very strong gains in the interim.

With few sales in the area of land value only, I have used $2,700 per sqm as an across the board upper average for Surrey Hills - well supported by a number of sales - making my thoughts on land value in the early $2.2m.

The improvements are over a million based on house size and quality and with pool and garaging I get $1.2m

Giving a base of $3.4m and thereafter being the mood of the day.

Good home with faults, but overall a fairly strong offering.