A good flow in Brighton should secure more than $3 million

54 Hanby Street, Brighton, VIC, 3186

Not a home that grabs everyone from the street, but a home that does it for me in 2011.

The flow works from the start – e.g. in from a good-sized garage through a drop-off-stuff room and wet area to wash up in. Or in through the front door and turn right into your office and if you have a business associate the toilet is nearby without intruding into the home.

When into the main living areas they unfold one after another but all have views to the outside – it's nicely stepped back in design. Out the back the garden is a great size  not sure about what the northerly neighbour is doing and that is an issue that needs investigation but overall the outsides are good.

Upstairs works and the kids are “winged off’ around a central bathroom and the master to the rear is substantial.

Price is the key to this home – it's definitely a $3 million-plus home with the land, but I’m not sure what the second numeral in the dollar equation will end up being.

James Buyer Advocates gives this property a rating of 779 out of 1,000, which puts it in the above-average category. 

The property was passed in on a vendor bid of $3.35 million, with the reserve undisclosed.

Mal James is principal of James Buyer Advocates, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.