Independent property analysis

11 Belah Avenue, Vaucluse NSW 2030

5 bed

3 bath

3 car

House

Moove indicative price

Aspirational

Fair buy

Walk-away

Disclaimer: These price estimates are AI-generated and for indicative purposes only. For a more accurate valuation, please contact Moove.

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How the numbers compare

Agent display price

EXPRESSIONS OF INTEREST

AGENT LISTING PRICE / RANGE

$13.00m

Desktop Valuation

Moove fair buy

Property fundamentals

Property type

House

Bed / bath / car

5 / 3 / 3

Land size

Not yet checked

Features

Air Conditioning, Ensuite, Gas, Secure Parking, Solar Panels, Swimming Pool

Kitchen

Single-wall kitchen with island bench (listing photos) · KITCHEN: 5.5 x 10.4m (floor plan)

Living / dining

SITTING: 3.6 x 7.2m (floor plan) · DINING: 4.5 x 3.2m (floor plan)

Parking

DOUBLE LOCK-UP GARAGE: 10.8 x 4.2m (floor plan)

Title / easements

Not yet checked

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Agent's description

A striking statement in contemporary luxury, this exceptional residence captures breathtaking 180-degree views across Sydney Harbour, encompassing the Harbour Bridge, Opera House and city skyline. Showcasing impeccable craftsmanship, sophisticated finishes and extraordinary attention to detail, the home spans three impressive levels, with expansive living spaces flowing seamlessly to spectacular alfresco entertaining areas, landscaped gardens and a heated magnesium swimming pool.

Perfectly appointed for luxurious family living and effortless entertaining, the residence features a magnificent gourmet kitchen, multiple living zones and four generously proportioned bedrooms, including a palatial master retreat with a luxurious ensuite and dressing room. Crowning the home, a spectacular top-floor atrium with bar offers an unrivalled vantage point for Sydney's iconic New Year's Eve fireworks. Complete with state-of-the-art technology, premium inclusions and parking for four vehicles, this remarkable residence is perfectly positioned moments from Watsons Bay, boutique harbour beaches, Vaucluse Village and prestigious schools.

- Four/five bedrooms, three bathrooms and parking for three vehicles
- Spectacular 180-degree views of the Harbour Bridge, Opera House and CBD skyline
- Exceptional craftsmanship, sophisticated finishes and meticulous attention to detail
- Three luxurious levels featuring bespoke joinery and premium finishes
- Expansive open-plan living and dining areas framed by floor-to-ceiling glass
- Seamless indoor/outdoor entertaining with integrated alfresco BBQ and kitchen
- Mosaic-tiled heated magnesium pool surrounded by beautifully landscaped gardens
- Gourmet Smeg kitchen with integrated appliances, walk-in pantry and Vintec wine fridges
- Calacatta Oro marble finishes, elegant lighting and Escea gas fireplace
- Palatial master suite with deluxe ensuite, dressing room and harbour-view balcony
- Spectacular top-floor atrium with bar, plus versatile media room/fifth bedroom
- Ducted air conditioning, solar panels, automated blinds, CCTV security and double garage with additional parking

What the agent's wording really means

“A striking statement in contemporary luxury”The home has undergone a high-specification renovation featuring marble surfaces, custom cabinetry, designer lighting, and premium fixtures throughout.
“Captures breathtaking 180-degree views across Sydney Harbour”Upper-level living rooms, master suite, and top floor balcony feature direct panoramic vistas of Sydney Harbour, Bridge, and city skyline.
“Parking for four vehicles / double garage with additional parking”Features a double lock-up garage with additional off-street parking in the secure gated driveway.

Best fit for

Who this property suits, and who it doesn't, based on reviewed listing information.

Luxury buyers: Offers prime Vaucluse location, panoramic harbour and city skyline views, designer Calacatta marble finishes, and resort-style pool entertaining.

Growing families: Generous floor plan with up to 5 bedrooms, multiple dedicated living rooms, double garage, and pool.

Entertainers: Expansive indoor/outdoor connection with bifold doors leading to paved terraces, built-in outdoor BBQ kitchen, pool, and top-floor sitting bar.

Buyers needing single-level living: The residence spans three above-ground storeys plus a lower ground cellar with multiple stair flights and no residential lift indicated.

Downsizers: Extensive multi-level footprint requires navigating multiple stairs across daily living, sleeping, and entertaining zones.

Not sure it fits your brief? A Moove Buyers Agent can tell you if it's worth pursuing.

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Comparable sales

Address	Specs	Sold	Price	Weight
Anchors - similar spec


Secondary references


Excluded — different suburb or build tier

Comparable sales are locked See the sales we used, our adjustments and how they compare to the guide. Contact us to unlock

The guide price isn't always the real price

The market is shifting fast. Some agents are underquoting to pull buyers in, while others overquote to win the listing. Either way, the advertised guide is an unreliable starting point.

The system is a mess, and we're watching a large portion of buyers overspend on homes we know could have been bought for less, based on our conversations with the selling agents.

Average Moove saving on this property

$429,000

See how we can help

Saving estimate based on Moove client outcomes scaled to property value ($33k × estimated value ÷ $1m). Actual savings vary by property, market conditions, and buyer brief. Past results aren't a guarantee of future results.

What still needs checking

This brief summarises the property's listing information. The items below haven't been independently verified and should be checked before you make an offer.

What this brief hasn't checked

01Internal floor area: Total liveable m²

02Year built / renovation date: Age and scope of works not confirmed

03Title search: Easements, covenants, restrictions on use

04Building condition: Structural, electrical, plumbing, waterproofing not inspected

05Contract terms: Settlement period, deposit, cooling-off provisions

06Zoning and heritage controls: Knockdown or extension (STCA) depend on local council rules. Check with a Moove Buyers Agent.

07Home Inclusions: Ensure the listing description, the contract and what you see on site all match.

08Suburb stats: Median and clearance figures are Moove estimates; verify via a Moove Buyers Agent

What we'd still check before bidding or making an offer

01Building and pest inspection: commission an independent report before you bid or exchange.

02Contract and title review: have a solicitor check the title, easements, covenants and settlement terms.

03Council planning check: zoning, heritage controls and DA history with the local Council.

04Check inclusions on the contract: Don't assume everything you see at the open is included in the sale. Double check inclusions and any specific exclusions.

05Inspect what the listing doesn't show and compare the building report to what you see on the ground.

06What are they hiding? Notice recent repairs or maintenance? Take a look closer, ask the right questions and determine if there was a problem or it's just a refresh.

Moove fills these gaps through inspection attendance, agent calls, solicitor review, and on-the-ground experience in the suburb.

Discuss this property with Moove

Suburb context — Vaucluse

Median price

$9.51m

Median house price in Vaucluse

Number of sales

Vaucluse · last 12 months

Avg days on market

Average time similar homes took to sell

Postcode

2030

Woollahra LGA

Note: suburb stats above are Moove AI estimates - verify via a Moove Buyers Agent before relying on any information contained in this report.

View our analysis on other properties in the area

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Moove indicative price: aspirational, fair buy and walk-away
Desktop valuation and the comparable sales behind it
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Report last updated: 6 November 2026