191 Were Street, Brighton East | Full Buyer’s Advocacy

Nine out of ten boxes ticked & well under budget!

Tim and Arley were moving their young family out of Port Melbourne in search of space, good schools and the kind of street their kids could grow up on. We found them exactly that off-market, in three inspections, with room left in the budget to renovate.

Purchase price: $2,741,000 | Land size: 648m² | Homes inspected: 3

A family ready for the next chapter

Tim and Arley came to us through a referral from a trusted friend and their chiropractor, showing that our relationships go far beyond the property industry. The family were living in inner Port Melbourne, but with two boys aged nine and eleven, and a two-year-old daughter, they had outgrown their home and were ready to make a considered move.

Their brief was clear and specific. They needed more space for the family to grow, but location was equally important and not just in general terms. A key driver was St Leonards College in Brighton and the boys’ ability to ride their bikes to school. That single requirement anchored the search geographically and gave us a tight, purposeful zone to work within. We had two suburbs, Hampton and Brighton East.

They engaged our full buyer’s advocacy service, meaning we took responsibility for the entire process: identifying the right properties, attending inspections, assessing value, conducting due diligence, and negotiating the purchase.

Found off-market, before it ever hit the internet

This is one of the more efficient searches we’ve conducted, and it’s a good illustration of what deep local knowledge can produce. We had identified 191 Were Street as a property worth watching approximately three weeks before Tim and Arley formally engaged our services. By the time they came on board, we already knew the home. When it eventually listed online, our clients were positioned to move swiftly, and they did.

In total, we inspected just three homes for this client. The search ran quickly and cleanly because the brief was well-defined, and we weren’t starting from scratch in understanding the market.

“We had our eye on this property weeks before our clients engaged us. When it was listed, we were ready. That preparation is what made a three-inspection search possible.”

The property and why it stacked up

Were Street is one of Brighton East’s most desirable addresses, running all the way through into Brighton itself. The street carries genuine prestige on both sides of the border, which matters enormously for long-term capital growth. The location puts St Leonards College within easy cycling distance, and the broader Brighton East precinct offers everything a family lifestyle requires.

The home itself sat on 648 square metres with a north-facing rear, a premium orientation that maximises natural light and liveability. It was priced at land value, had good structural bones, and was ideally suited to a renovation rather than a knock-down. For a family who wanted a home to grow into and add value over time, the fundamentals were almost perfectly aligned.

Our clients came with a clear ten-point brief. We ticked nine of those boxes. In a market like Brighton East, that’s an exceptional result.

The numbers.

We valued the property at between $2.750M and $2.850M. We secured it at $2,741,000 and well under our clients’ available budget. That gap matters: it gives Tim and Arley meaningful capital to put toward the renovation they have planned, without stretching their finances.

The street-level context makes the result even more compelling. The home directly opposite sold for $4.250M in 2021. A renovated home on a larger block in Were Street on the Brighton side recently transacted for just under $10,000,000. The land-to-building ratio at 191 Were Street presents real upside for future capital growth as the renovation is completed and the asset matures.

Capital growth context: The home opposite sold for $4.250M in 2021. Plus, a renovated home on a larger block in Were Street, Brighton, sold recently for just under $10,000,000. Secured at $2,741,000, priced at land value, with strong bones and a north-facing rear. The upside here is structural, not speculative.

Summary

Address: 191 Were Street, Brighton East
Purchase price: $2,741,000
Our valuation range: $2.750M – $2.850M
Land size: 648m² north-facing rear
Homes inspected: 3
Found: Off-market (pre-listing)
Service engaged: Full buyer’s advocacy.
Referred by: Friend & chiropractor

What comes next

Tim and Arley are now planning their renovation, and because we kept them well under their available budget, they have the capital to do it properly. We’ll continue to support them through that process, drawing on our network of architects, builders and interior designers as needed.

It was a fast, focused search that delivered an exceptional result, a home that ticks nearly every box on a street with one of the most compelling long-term growth stories in Melbourne’s bayside corridor.

I’m Andrew Date from Industry Insider Property.