Photos

Floor plan

Documents

• Building & Pest Report (Bear Bottom Inspections, 3 Aug 2026)
• Contract of Sale + Section 32 (Barry Plant, DocuSign)
• Certificate of Electrical Safety (Twin Electrics, 22 Jul 2011)
• Plumbing Compliance Certificate (VBA, bathroom works, 28 Apr 2017)
• Certificate of Electrical Safety (Templestowe Electrics, bathroom, 29 Apr 2017)
• Conveyancer Review — CORRECTED (Phillips & Wilkins, 31 Aug 2026)

Criteria

Price history

• $1,800,000 19 Aug 2026 Listing range $1,700,000 - $1,800,000 (scraped)
• $1,800,000 5 Sept 2026 PURCHASED — passed in at auction with us as highest bidder at $1.79M; negotiated with vendor to $1.8M, 60-day settlement.

Inspection photos

Inspection notes

• 30 Aug 2026OVERALL STATUS — combined summary (auto-maintained)

  ═══ OVERALL STATUS / DECISION SUMMARY (84 Hutton St, Thornbury — as at 30 Aug 2026) ═══ AUCTION: Sat 5 Sep 2026, 2pm. Guide $1.7–1.8M. Sold SUBJECT TO LEASE (fixed term to 9 May 2027, $5,040/mo, $4,345 bond, 5 share-house tenants; landlord = vendor Mandy Williamson). No vacant possession until May 2027; you become landlord at settlement. CONDITION (below-average for age): • Vendor-supplied B&P (Bear Bottom, 3 Aug 2026) — NOT our own: 22 minor defects, NO major defect / no serious safety hazard, no active termites/pest/decay. BUT extensive movement cracking 'likely related to subfloor structure' + re-stumper recommended (1.15/1.17); NO subfloor access → Moderate–High undetected risk. • MAIN HOUSE is on CONCRETE stumps (owner-confirmed 2nd visit). The lifted-board timber-stump photo is the FRONT PORCH only. Main-dwelling footing/movement question still OPEN — needs our own subfloor inspection. • 2nd-visit photos confirm whole-envelope external timber rot / paint failure / render cracks (repaint + carpentry scope), roof lichen + worn tiles (vendor concedes roof needs ongoing maintenance), minor interior door wear. CONTRACT TRAPS (all leverage is PRE-auction): • SC9/10 gut the building/pest exit — only a 'major STRUCTURAL defect' / 'major infestation' lets you out; the vendor report (minor defects only) does NOT qualify. SC1.1–1.4: accept as-is, no claim/price-reno after signing. Auction = no cooling-off, cannot be subject to finance. • s12(d) FLAG: vendor ticked NO to hidden-defect-cause (Act's example: 'bad stumping') and NO to known structural problem — yet their OWN B&P flags subfloor movement. Solicitor question (possible misrepresentation) — strongest pre-auction lever. CONVEYANCER (Julie Huynh, Phillips & Wilkins, 27 Aug 2026): corroborates all of the above. Covenant (1920, no quarrying/soil removal) = benign. Land tax: vendor exempt now, but YOU liable from 1 Jan 2027 while tenanted (holding cost). CORRECTED letter received 31 Aug 2026 (address fixed; WGT + carriage-way now addressed). Action items: measure fences before signing (accept 'as fenced'); sort finance (no finance clause at auction). WGT: conveyancer says it MAY be payable (rezoning uplift >$100k) — confirm if a liability has crystallised + who pays. Right of carriage way: you must maintain the shared path and cannot build/permanently park/fence to restrict others. UPSIDE: Land is HCTZ2 (density-upzoned) — genuine long-term development/value potential; ~$60.5k/yr gross rent while held. Rates ~$4,082/yr. Not bushfire-prone. No Owners Corp. OPEN PRE-AUCTION ITEMS: (1) OUR OWN building/pest + structural inspection WITH subfloor access to the MAIN HOUSE; (2) re-stumping/structural quote to price in; (3) solicitor's read on s12(d); (4) WGT liability status/quantum (conveyancer: may be payable) + carriage-way maintenance/no-build obligations on shared driveway; (5) finance pre-approval; (6) measure fences vs title plan. NET: All negotiating leverage must be applied BEFORE bidding — the contract locks you in post-auction. Decide a number only once the own-inspection + re-stumping quote + solicitor's s12(d) read + corrected COS advice are in.

• 19 Aug 2026research

  REA listing scraped 2026-08-19 via Scrapfly: 84 Hutton Street, Thornbury, VIC, 3071. 4 bed, land 563m², price guide $1,700,000 - $1,800,000. 1 photo(s) imported. Gaps (not on listing page): bathrooms, carspaces, propertyType, agent.

• 19 Aug 2026research

  Re-scraped 2026-08-19 via fixed REA listing-island parser: 84 Hutton Street, Thornbury, Vic 3071. 4 bed / 2 bath / 1 car, land 563m². Agent: Loretta Khoo, Adi Mulabegovic — Barry Plant Northcote & Preston - NORTHCOTE. 23 photos + 1 floorplan imported. Price guide $1,700,000 - $1,800,000.

• 19 Aug 2026research

  Listing detail (REA app screenshots, 19 Aug 2026 — data only): AUCTION Saturday 5 September 2026, 2:00pm. Agent Barry Plant. 4-bed Californian-character home, tightly-held tree-lined Thornbury pocket, 563m² (approx), thoughtfully extended. Highlights (AI-generated, per REA): soaring ceilings, timber floors, decorative fireplaces, renovated bathrooms; open-plan light-filled kitchen w/ breakfast island flowing to covered entertaining deck; walk to Merri Creek, Miller Street Village, schools, transport. Property features: land 563m², 1 open car space, study. nbn HFC (~2000 Mbps). Inspections: Sat 22 Aug 1:30–2pm, Wed 26 Aug 2:30–3pm.

• 22 Aug 2026inspection

  WALK-THROUGH INSPECTION (20 Aug 2026, owner voice notes + photos/videos). ⚠️ TENANTED until May 2027 — cannot move in until after that. Californian bungalow, timber, two-storey (front single-storey + rear two-storey). CONDITION: charming but tired, "a bit wonky" throughout — movement cracks at nearly every corner/join where wall panels meet uprights & picture rails (house has shifted); photos show open vertical cracks tracking corners & a doorway, plus paint flaking. Owner believes likely non-structural but wants a building+pest inspection to confirm scope (restumping question). Front single-storey tiled roofline looks wonky; a few cracked/chipped tiles. SE exterior corner timber not quite rotting but needs work; exterior window sills slightly damaged. HEATING/COOLING: hydronic heating throughout ground floor (liked), ducted evaporative cooling both storeys. INTERIOR: high ceilings; picture rails ~2/3–3/4 height in every room; panelled walls (uprights + infill panels, many separated). Single-glazed windows throughout, old-style. Downstairs doors are half-width double-fold pairs (unusual, fine). Wooden floors throughout ground floor (mixed styles, gentle slopes — "character"). LAYOUT: agent lists 4 bed downstairs + 2 up, but the eastern "two bedrooms" are joined by double doors (owner would call them living spaces); downstairs bedrooms darker, no built-in robes; big upstairs bedrooms w/ built-in robes but horrible utilitarian carpet (needs replacing) + leaking single-pane windows have stained it. Boarded-up fireplaces throughout. KITCHEN: small, dated cupboards, renovate eventually — but has a lovely north-facing bay window onto the deck; dining+kitchen is the best-condition, best-lit space. LAUNDRY (a win): separate, sink, wall dryer + washing machine, storage cupboards, external door to deck + internal door to kitchen. OUTDOOR (563m²): native front garden (nice), wire front fence, SHARED driveway off the road (splits #84/neighbour — tight for our car). West-side fence & rear(north) fence both need replacing. Shed in NE corner: single door, broken window pane (S wall), overgrown on top, needs cleanout. Back deck good, with a big wooden storage box. Backyard needs some love/gardening. Trees close to & overhanging the house/deck on the west/back-left side — flag. Rear/backyard north-facing (front porch south-facing). PLAN: before moving in, get someone to fix wall panels + full clean (not a full reno). Auction Sat 5 Sep 2pm.

• 23 Aug 2026inspection

  BUILDING & PEST REPORT SUMMARY (Bear Bottom Inspections, report dated 3 Aug 2026 — full PDF in Documents). VERDICTS: No active termites / no timber pest / no fungal decay / no borers (Pest Summary p66). No Serious Safety Hazard, No Major Defect (Building Summary p9). BUT overall condition rated Below Average / "slightly below average" for a house of its age (Conclusion p65), 22 minor defects, and undetected-defect risk MODERATE–HIGH because subfloor + roof-cavity + ceiling were inaccessible (Summary p9; Inaccessible Areas p8). Report recommends Electrician, Plumber AND Pest Controller before purchase (p9). NEGOTIATION LEVERS (by report section): 1. SUBFLOOR / RE-STUMPING (biggest): Minor Defect 1.15 (p40) — "extensive movement cracking to walls and ceilings throughout… likely related to the subfloor structure", needs bracing + full re-plaster after structural rectification. Minor Defect 1.17 (p46) — uneven flooring, "seek advice from a qualified Re-stumper." No subfloor access = movement can't be ruled structural. ACTION: get re-stumping quote (commonly $15–30k+ on a 100yo weatherboard) as a hard negotiation number; consider making subfloor access / structural engineer's report a condition. 2. WHOLE-ENVELOPE TIMBER ROT: 1.04 verandah timbers (p16), 1.05 cladding & timbers (p17), 1.06 fascia & feature timbers (p20), 1.07 windows — "urgently rectified" (p22), 1.09 deck/pergola (p27). Bundle as one external timber-restoration line item (painter + carpenter). 3. ROOF: 1.10 (p28) sagging/depressions "caused by lack of timber framing support or movement", rusted metal sections, cracked/loose tiles, heavy moss; 1.12 (p31) rusted chimney flashing. Ageing tile roof. 4. TERMITE PREVENTION GAP: no termite management system installed (Conducive 3.02, p68) + 4 conducive conditions — timber-in-ground contact (3.01 p68), water tank against wall (3.03 p69), garden beds against house (3.04 p70), tree/tank moisture. Next pest inspection recommended in 3 months. Cost = install barrier + fix clearances/drainage. 5. DEFERRED MAINTENANCE (aggregate): fences to replace (1.01 p10), path trip hazards (1.02 p13), shed deteriorating (1.03 p15), doors not latching/damaged (1.08 p24, 1.14 p36), windows won't operate/missing locks (1.13 p32), painted-over bathroom tiles hiding possible moisture damage (1.21 p50), no laundry ventilation (1.22 p51), kitchen benchtop chips + worn cabinets (1.18–1.20 p48–50). REASSURING (keep it in play): no termites, no major defect, no serious safety hazard, low moisture readings throughout (FYI 3.05 p70).

• 23 Aug 2026contract

  CONTRACT OF SALE + SECTION 32 REVIEW (Barry Plant / vendor Mandy Ann Williamson; conveyancer Easy Link; full PDF in Documents). KEY FACTS: Vendor Mandy Ann Williamson, sole proprietor. Title Vol 04520 Fol 995, Lots 1 & 2 on TP696547C. MORTGAGE to Macquarie Bank (AV205248R) — discharged at settlement, normal. COVENANT 0959271 (1920, ex-Thornbury Park Estate): a quarrying/brickmaking-type restriction + a right of carriage way over Hutton/Hobson St & St Georges Rd — old, benign, but the RIGHT OF CARRIAGE WAY is worth a conveyancer eye re the shared driveway. Zoning: HCTZ2 (Housing Choice & Transport Zone) — DENSITY-UPZONED land, good long-term dev upside. Overlay: DCPO1 (dev contributions) applies; Heritage Overlay + Special Building Overlay are NEARBY but NOT on this lot. NOT bushfire-prone. Rates/outgoings <$5,000/yr. Services all connected. SUBJECT TO LEASE: contract Particulars tick "subject to lease" — buying WITH the tenant in place (GC 5.1/5.2: purchaser takes over as landlord, indemnifies vendor). Ties to the May 2027 tenancy. NOTE: the lease term boxes in the Particulars are BLANK (no fixed-term end date or periodic detail filled in) — MUST get the actual residential tenancy agreement + end date confirmed in writing before bidding; "until May 2027" is verbal so far. SIGNIFICANT: SECTION 12(d) MATERIAL FACTS (DocuSigned by vendor) — Q2 "The underlying cause of an obvious physical defect is not easy to see… (e.g. a crack in a wall would be obvious but the reason, like bad stumping, might not be)" → vendor ticked NO. This DIRECTLY CONTRADICTS our B&P report, which found extensive movement cracking "likely related to the subfloor structure" + recommended a re-stumper (Minor Defect 1.15/1.17). Q1 (known structural/termite/asbestos problem) also ticked NO. Whether that is a defensible answer (vendor claims no knowledge) or a misrepresentation under s12(d) Sale of Land Act is a QUESTION FOR YOUR CONVEYANCER/SOLICITOR — potentially significant leverage, and grounds to press for a price adjustment or raise pre-auction. Q9 (improvements): YES — bathrooms/kitchen upgrades + back verandah & pergola, >7 years ago. Q10 (other): YES — "water pump to the rain water tanks needs replacing… the roof is stable but does need a little ongoing maintenance" (vendor concedes roof maintenance — aligns with B&P 1.10). AUCTION-CONTRACT TRAPS (why the B&P can't easily be used to exit post-purchase): - Special Conditions 9 & 10 GUT the standard building/pest cooling protections: SC9.3 — you can ONLY end the contract if the building report identifies a "major STRUCTURAL defect" in the main dwelling; a report merely noting major defects, safety issues, maintenance or "recommended further investigation" does NOT qualify (SC9.4). SC9.5 — you CANNOT use the building-report condition to make the vendor do works, reduce price, withhold money or delay settlement. SC10 mirrors this for pest: only a "major infestation affecting the structure" lets you out; termite RISK / conducive conditions / previous damage / stumps / sheds explicitly DON'T count (SC10.4). - Building/Pest report boxes in Particulars appear UNTICKED anyway, and at auction there is NO cooling-off (Particulars: cooling-off exceptions include auction). So post-auction you are effectively LOCked IN regardless of the report. - SpecCond 1.1-1.4: purchaser accepts structures/land as-is, all defects latent or patent, no objection/claim/compensation for building non-compliance, defects, or soil/subsoil condition. Vendor gives NO warranty the buildings comply or chattels work (1.2). - Various $220 admin fees for nomination / extension / duties-form / rescheduled settlement (SpecConds 2,3,5,6). BOTTOM LINE FOR STRATEGY: All the B&P leverage must be used BEFORE you bid (to set your number / negotiate pre-auction), NOT after — the contract is written so the report can't reduce price or exit post-sale. The s12(d) "no" to hidden-defect-cause vs the B&P stumping finding is the single most interesting point to put to your solicitor.

• 23 Aug 2026COS lease Schedule (Nelson Alexander RTA), read in-turn 23 Aug 2026

  RESIDENTIAL TENANCY AGREEMENT — CONFIRMED IN WRITING (Nelson Alexander Northcote lease, found deep in the COS PDF; supersedes the earlier 'lease boxes blank / May 2027 verbal' caveat). The signed RTA Schedule fills every field: - TYPE: Fixed term (not periodic). - TERM: Start 10/05/2026 -> End 09/05/2027. Confirms the 'May 2027' claim — cannot get vacant possession before 9 May 2027 (unless tenants leave voluntarily). - RENT: $5,040/month ($1,163/wk equiv.), monthly in advance on the 10th. ~$60,480/yr gross. First instalment due 10/05/2026. - BOND: $4,345, lodged with RTBA. - AGREEMENT DATED: 20/03/2026 (signed by first three tenants). - RENTAL PROVIDER (landlord) = Mandy Williamson = the contract VENDOR (Mandy Ann Williamson). Consistent. - MANAGING AGENT: Nelson Alexander Northcote (119 High St Northcote; [email protected]). Payment ref 105604. - URGENT-REPAIR AUTH LIMIT: $2,500 (Item 9) — standard. - SHARE HOUSE: 5 named renters (Ryan Angus Mitchell [primary], Laura May Grogan, Hilary Nykwest, Piero Montessori, Jacob Simmons) — all at the property, jointly liable for rent. Share houses carry higher occupant churn; renter swaps need managing. IMPLICATIONS: (1) The 'written lease' pre-auction unknown is now RESOLVED — you have a genuine signed fixed-term lease to 9 May 2027. (2) Rent is effectively locked through the fixed term (no mid-term review mechanism specified; increases need 60 days' notice, max once/12 months). (3) Re-stumping / disruptive works can't be done with tenants in situ under a fixed term — reinforces 'price the B&P remediation in now, do works after May 2027'. (4) Below-average-condition house occupied by a 5-person share house for another ~9 months to handover — expect wear; the current landlord's ingoing condition report governs bond, not yours. AUCTION: Saturday 5 September 2026, 2:00pm — pre-auction leverage window is ~2 weeks. Remaining pre-auction items: (1) re-stumping quote, (2) solicitor's read on the s12(d) 'NO' to hidden-defect-cause vs the B&P stumping finding.

• 23 Aug 2026Owner correction, 23 Aug 2026

  CORRECTION / PROVENANCE — the Bear Bottom B&P report is a VENDOR/AGENT-SUPPLIED report (came with the sale materials), NOT a buyer-commissioned inspection. Two consequences: 1) It STRENGTHENS the s12(d) point: the vendor's OWN report flags movement cracking 'likely related to the subfloor structure' and recommends a re-stumper (1.15/1.17), yet the vendor ticked NO on s12(d) Q2 (hidden cause of an obvious defect, e.g. bad stumping) and Q1 (known structural problem). The vendor was arguably on notice via a report in their own possession — a solicitor question, but a sharper internal contradiction than if it were our independent report. 2) It's NOT independent for our purposes and the inspector had NO subfloor access. DECISION (owner, 23 Aug 2026): lean towards commissioning OUR OWN building & pest / structural inspection WITH subfloor access before the 5 Sep auction. Pre-auction ask to agent shifts from 'access for our inspector to re-examine' to 'access for our own independently-engaged inspector + subfloor entry'.

• 30 Aug 2026Owner 2nd-visit walk-through, 30 Aug 2026

  SECOND-VISIT INSPECTION (owner walk-through, photos logged 30 Aug 2026 — in Inspection photos). Defect-hunting pass, corroborates the vendor B&P themes: - EXTERNAL TIMBER/PAINT (biggest recurring theme): paint failure, split render and timber decay at multiple weatherboard corners, window heads, fascias, eave mitres and pergola/verandah beams. One weatherboard corner shows exposed, crumbling timber (rot, not just cosmetic). Cracked/failed window putty. Backs up vendor B&P 1.04–1.07 (verandah/cladding/fascia/window rot) — frame as one whole-envelope repaint + carpentry scope. - MOVEMENT: eave-beam crack + render cracking at pergola-beam junction, consistent with the 'movement throughout' theme (B&P 1.15). - SUBFLOOR (clarified): a lifted decking board exposed a bearer-on-timber-stump — BUT this is the FRONT PORCH only. Owner confirms the MAIN HOUSE sits on CONCRETE stumps. So the timber-stump shot is porch-specific and does NOT evidence the main-dwelling footing question; the main-house re-stumping concern (B&P 1.15/1.17) still needs a proper subfloor inspection with access. - INTERIOR: door hinge/jamb wear — chipped paint, timber wear, paint flakes on floor, uneven gaps at two doors (consistent with doors-not-latching B&P 1.08/1.14; possible minor movement). Period hallway (leadlight doors, timber floors, exposed truss detailing, hydronic radiator) in good order. Privacy note: one occupant visible (walking away, not identifiable) in the hallway shot; a hand appears in the porch-subfloor shot — private due-diligence use only.

• 30 Aug 2026Owner-supplied electrical cert (Google Drive), read 30 Aug 2026

  HISTORICAL CERTIFICATE — Certificate of Electrical Safety (Non-Prescribed Electrical Installation Work), added to Documents. Owner-supplied from previous-works records; compressed from a 36 MB scan to a ~250 KB PDF. DETAILS: - Cert of Compliance no. 2487 4233 5 (EnergySafe Victoria; Electricity Safety Act 1998 / Installations Regs 1999). - Property/customer: Mandy Williamson, 84 Hutton St Thornbury 3071 — confirms it's THIS property + our vendor. - Contractor: Twin Electrics (REC 3824, ph 03 9808 7555); licensed worker Nicholas Furniss (lic. A37104). - Work undertaken: 'Repair 2 lights in passageway; connect only new oven to existing oven circuit.' 2 light points; max demand 30A; consumer mains 63A. - Property type: Domestic. RCD: previously installed (on power + lighting). Did NOT fail a previous audit. - Date of work / certified: 22/07/2011. RELEVANCE: minor works cert from 2011 (lights + oven connection). Confirms an RCD was already installed as at 2011 and shows the vendor's long ownership. NOT a whole-of-house rewire certificate and doesn't speak to current wiring condition — the vendor B&P still recommended an electrician pre-purchase.

• 30 Aug 2026Owner-supplied 2017 bathroom certs (Google Drive), read 30 Aug 2026

  HISTORICAL CERTIFICATES — 2017 BATHROOM RENOVATION (2 certs added to Documents; owner-supplied, each compressed from ~40MB scans to <300KB). These correspond to the vendor's s12(d) Q9 disclosure ('bathrooms/kitchen upgrades... more than 7 years ago'). 1) PLUMBING COMPLIANCE CERTIFICATE (Victorian Building Authority, s221ZH Building Act 1993): - Compliance Cert no. 12276238 (PIN 4181). Status: LODGED 2/05/2017. - Certifier: David Millis (licence 33332). Customer: Mandy Williamson, 84 Hutton Street Thornbury 3071. - Work (completed 28/04/2017): 'Main bathroom — replace toilet, shower/bath and vanity. Upstairs bathroom — replace vanity and toilet.' Sanitary + cold/hot water plumbing. Domestic; value <$750 band ticked. 2) CERTIFICATE OF ELECTRICAL SAFETY (EnergySafe Vic, non-prescribed; Electricity Safety Act 1998): - Cert no. 6232 5610 5. Contractor: Templestowe Electrics Pty Ltd (REC M20599, ph 9439 9669); worker T. Andrews (lic. A48509). - Customer: 'Inspire Property Maintenance', 84 Hutton St Thornbury 3071 (i.e. work ordered via the managing agent/PM — consistent with the property being tenanted/managed). - Work (completed 29/04/2017; certified 10/05/2017): 'Bathroom — supply 2 LED [downlights], install new [fan/feed] to exhaust fan, relocate GPO.' 'No change' to max demand. Domestic; did not fail a previous audit. RELEVANCE: together these evidence a compliant, certified 2017 bathroom refresh (plumbing + electrical) — modestly positive (recent-ish certified work, backs the vendor's Q9 disclosure). Still MINOR-scope certs; they don't address the main structural/subfloor or whole-of-house wiring questions. NOTE a duplicate of the plumbing cert was sent — only one copy stored.

• 31 Aug 2026Corrected conveyancer review (Phillips & Wilkins), 31 Aug 2026

  CONVEYANCER REVIEW — CORRECTED VERSION (Julie Huynh, Phillips & Wilkins, ref JH:204466, re-dated 31 Aug 2026; PDF now in Documents). Replaces the 27 Aug draft. All 3 issues I flagged in our reply are FIXED: - ADDRESS: now correctly '84 Hutton Street' throughout (was '48' twice). ✅ - WINDFALL GAINS TAX (item 9 — previously blank): now completed. 'The Certificate included with the Land Tax Certificate indicates that Windfall Gains Tax MAY be payable.' WGT applies (since 1 Jul 2023) to land rezoned by government with a taxable value uplift >$100,000. Advises the property MAY be subject to WGT; a factsheet is attached. ⚠️ ACTION: confirm with Julie whether a WGT liability has actually crystallised on this land (and if so, quantum + who pays) before bidding — ties to the HCTZ2 rezoning. - RIGHT OF CARRIAGE WAY (item 10 — previously unaddressed): now covered. As the burdened owner you are RESPONSIBLE for keeping the carriageway/path in good condition, and you CANNOT build structures, park permanently, or fence in a way that restricts others' use. Directly relevant to the shared driveway — factor into any future works/parking plans. UNCHANGED / confirmed: B&P (minor defects only, no major); no finance clause at auction; measure fences vs Title Plan before signing; lease fixed term 10 May 2026–9 May 2027 @ $5,040/mo; SC1/1.4 accept-as-is + no post-signing renegotiation; 1920 covenant (no quarrying/brickmaking, no soil removal); land tax payable by you from 1 Jan 2027 while tenanted. NET: the corrected letter is now reliable to act on. New substantive items to resolve pre-auction: (a) WGT liability status/quantum, (b) carriage-way maintenance & no-build/no-fence obligations on the shared driveway.

• 5 Sept 2026Auction result — WON, 5 Sep 2026

  WON AT AUCTION. The property was PASSED IN at the auction (Sat 5 Sep 2026, 2pm) with us as the highest bidder at $1,790,000. Immediately post-auction we negotiated with the vendor to $1,800,000 with a 60-day settlement. Purchase secured — 84 Hutton St is ours.

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