Valuations across bayside and the south-east
The bayside suburbs run from the apartments and Art Deco flats of St Kilda and Elwood through to family homes in Hampton, Sandringham and Cheltenham. Tom Nagy values property across Brighton, Sandringham, Hampton, St Kilda, Elwood, Elsternwick, Caulfield, Bentleigh and Cheltenham. The Mornington Peninsula is covered by arrangement.
What makes bayside property different
Proximity to the water
Distance to the beach, views of the bay and the street a home sits on can move value a long way within a short distance. A house one street back may not be a fair comparison for one on the Esplanade. A valuer has to choose comparable sales with care and explain any adjustments.
Beach boxes
Bathing boxes are a small but unusual part of the bayside market. They generally sit on public foreshore land and have no residential use, and sales are infrequent. Tom has valued beach boxes before, and knows that the evidence needs to be handled carefully and set out clearly in the report.
Replacement and rebuilds
Many older bayside houses have been replaced or heavily renovated. When the value of a property depends mostly on the land, a valuation for sale or tax purposes looks quite different from the cost of rebuilding the house. If you need a figure for your building insurance, that is a separate question, covered by an insurance replacement valuation.
Flats and apartments
St Kilda, Elwood, Elsternwick and Caulfield have many older walk-up flats as well as newer apartment blocks. Condition, layout, parking and building matters all play a part in value.
Common reasons for a valuation here
- Family law valuations during a separation or mediation
- Deceased estate valuations for probate
- Capital gains tax valuations for investment flats or a former home that was later rented
- Insurance, stamp duty and SMSF reporting
Talk to Tom
Call Tom on 0407 835 388 or send an enquiry. For the Mornington Peninsula, please call to confirm availability first.
Common questions
Can you value a beach box?
Yes. Tom has valued beach boxes before. They are an unusual asset: they are usually on public foreshore land, their use is limited and they change hands rarely. That makes comparable sales thin, so the report needs to explain the evidence carefully. Call Tom to discuss the box, its location and why you need the valuation.
Do you cover the Mornington Peninsula?
The Mornington Peninsula is covered by arrangement. Peninsula properties range from holiday homes to larger lifestyle holdings, and the right type of report depends on the property and its purpose. Call Tom with the address to confirm availability and whether any travel cost applies before you book.
How are older St Kilda and Elwood flats valued?
Older walk-up flats are compared with sales of similar flats nearby, with attention to size, condition, parking, the floor they are on and how close they are to the beach or shops. Owners corporation matters and the condition of the building also count. Tell Tom about any known building works when you enquire.