19 Hamilton Street BRIGHTON

Benefits

Higher positional potential for long term growth
Growth above average metro in last decade
Excellent land content as proportion of price
Good rental prospects
Minimal ongoing outgoings

Concerns

Requiring significant additional cash to purchase price
Needs significant plantings (time)
Proportions/quality of living/dining room
Kitchen needs work
Poor bathroom position
Bathroom no ensuite
Below average master bedroom
No separate laundry
Mal James
Mal James
Principal Buyer Advocate
0408 107 988
mal@james.net.au

Comments on 19 Hamilton Street BRIGHTON

As a Victorian period home, this is not exactly an architectural statement and in need of some significant work to bring it to the standard of a high end single fronter - so the optics are not all that exciting.

However, as far as basic bones go, this is one the better ones going around and I refer to the three PPP's.

Position - close to absolutely everything and in fact for single fronter period homes, this is THE street in North Brighton, if not Brighton - so tick.

Property - while the building itself on the face of it is less than exciting, the land is the polar opposite; good width , brilliant rear access, good house location to take in north light. Heritage needs to be investigated, as does Pest and Building to assess the ability to go to a second story and to widen some downstairs rooms and possibly a room over a garage at the rear.

So, if you get past the due diligence phase we get to Price. Agent quote is $1.7m plus with house at circa $300,000 and land at a tick over $4,000 per sqm for a small block (approx. 335 sqm) makes sense.

Working back - would get $2.5 million with a good $750k reno - yes.

So, a base of $1.7m stacks up for me.

Long term: This type of home has been Melbourne's most consistent good growth performer across the board for a century and why? Because it suits all types of buyers (wide demand) - except say very large families from single to retiree, investor to home owner - feel buyer to money buyer. That of course will be the issue when buying.


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3
Bedroom
1
Bathroom
2
Parkings
335sqm
Land Area
Floor Plan Agent

Sold - 12:00 PM Oct 14 2017

Quote $1,700,000

West Facing

Full James Rating Sheet

Be with James

Would you like to talk to us about finding or negotiating on your next home?
We buy 100 homes for our clients every year.
We buy Inner East and Bayside over $2m.