Independent property analysis

56 Kings Road, Vaucluse NSW 2030

4 bed

3 bath

2 car

House

Moove indicative value band

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

AUCTION

Agent Guide Price / Range

$11.35m

Desktop Valuation

Moove fair buy

Property fundamentals

Property type

House

Bed / bath / car

4 / 3 / 2

Land size

Not yet checked

Features

Bath, Built In Wardrobes, Ensuite, Secure Parking

Kitchen

U shape kitchen (listing photos)

Living / dining

Family: 5.3 x 5.8m (floor plan) · Formal Dining: 3.6 x 5.2m (floor plan)

Parking

Lock-Up Garage: 6 x 6m (floor plan)

Title / easements

Not yet checked

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Agent's description

From its elevated 683sqm (approx.) parcel and prized north-easterly aspect, this character-filled family home captures sweeping 180-degree views across Sydney Harbour, taking in the Harbour Bridge, Opera House and a panorama stretching from Watsons Bay and Mosman to Manly. Level rear access from Kings Road adds everyday ease to an exceptional setting.

Arranged over two levels, the home offers generous space for family life and entertaining. Formal and informal living areas open to sunlit terraces, while decorative ceilings, parquetry floors, leadlight windows and a period fireplace bring warmth and character throughout.

At the heart of the main level, expansive open-plan living and dining adjoin a modern Caesarstone kitchen and flow to an alfresco terrace, landscaped gardens and level lawn. Three generous bedrooms include a private main suite with an ensuite, spa bath, extensive built-in robes and a balcony overlooking the harbour. A second bathroom serves the main level.

Downstairs, a self-contained apartment with its own kitchen, living room, double bedroom, ensuite and harbour-view terrace offers flexibility for guests or extended family. A large laundry, abundant storage and a double lock-up garage complete the home.

Set in a prestigious Vaucluse address, it is moments from Watsons Bay, Nielsen Park, local schools and Vaucluse village.

- Elevated 683sqm (approx.) block with a prized north-easterly aspect
- Sweeping 180-degree harbour, Bridge and Opera House views
- Formal and informal living areas across two levels
- Open-plan living and dining with a modern Caesarstone kitchen
- Sunlit terraces, landscaped gardens and a level lawn
- Three main-level bedrooms, including a harbour-view main suite
- Self-contained lower-level apartment with its own terrace
- Level rear access, abundant storage and a double lock-up garage

What the agent's wording really means

“prized north-easterly aspect”The property is oriented toward the north-east to capture optimal natural daylight and harbour breezes. Verify orientation against site survey or title documents.
“sweeping 180-degree views across Sydney Harbour, taking in the Harbour Bridge, Opera House and a panorama stretching from Watsons Bay and Mosman to Manly”Elevated outlook provides broad sightlines across Sydney Harbour landmarks from key rooms and balconies.
“self-contained apartment downstairs”The lower floor includes a separate living/dining space with a kitchenette, bedroom, and ensuite bathroom suitable for independent living or guest accommodation.
“Level rear access from Kings Road”Vehicle or pedestrian access from the rear boundary allows flat entry to the property or garage. Verify accessibility gradients from the street entrance to the home.

Best fit for

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

Multigenerational households: The floor plan provides a distinct self-contained lower level with bedroom, ensuite, living room, and kitchenette ideal for extended family or adult children.

Entertainers: Offers multiple expansive formal and informal living zones connected to harbour-view balconies, alfresco dining, and a landscaped rear yard.

Large or blended families: Configured with 4 bedrooms, 3 bathrooms, and multiple distinct living and lounge zones across two levels.

Luxury buyers: Substantial prestige residence with sweeping Sydney Harbour views, intricate parquetry floors, leadlight windows, and premium masonry construction.

Buyers needing single-level living: The residence is arranged over two primary domestic levels plus elevated street-level entry steps.

First-home buyers: The property sits in an ultra-luxury price guide above $11,000,000.

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.

Indicative Moove saving on this property

$363,000

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.

Suburb context — Vaucluse

Median price

$9.38m

Median price in Vaucluse

Number of sales

Last 12 months in Vaucluse

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.

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

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Moove value band: aspirational, fair buy and walk-away
Desktop valuation and the comparable sales behind it
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Report last updated: 21 October 2026