Independent property analysis

7 Kulgoa Road, Bellevue Hill NSW 2023

5 bed

4 bath

2 car

904m²

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 | Buyers guide $14,000,000

Agent Guide Price / Range

$14.00m

Desktop Valuation

Moove fair buy

Property fundamentals

Property type

House

Bed / bath / car

5 / 4 / 2

Land size

904m²

Features

Air Conditioning, Built In Wardrobes, Dishwasher, Ensuite, Floorboards, Gas, Secure Parking, Swimming Pool

Kitchen

Single wall kitchen (listing photos)

Living / dining

DINING/ KITCHEN: 5.2m x 4.8m (floor plan) · DINING: 3.7m x 4.2m (floor plan)

Parking

LOCK UP GARAGE: 6.4m x 10.4m (floor plan)

Title / easements

Not yet checked

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Agent's description

Originally built in 1912 and renovated to exquisite standards by Handelsmann and Khaw, this Federation home is a masterclass in elegance with interiors featured in Vogue Living and Belle magazines and beautifully landscaped gardens by Secret Gardens. It's set in a premier enclave and enjoys a coveted northeast-to-rear aspect.

As functional as it is flawless, it flows over two levels and boasts three separate living spaces and oversized bedroom suites, including a decadent parents' retreat. The sumptuous open plan indoor/outdoor heart of the home is the pinnacle of entertaining bliss, including an outdoor log fireplace, lush landscaped garden and Palm Springs-inspired pool and cabana. Only the finest finishes and inclusions have been selected to appoint every inch, with thoughtful additions such as the beautiful cherry-red butler's pantry going the extra mile.

Complete with a double garage, further off-street parking and plenty of storage, it's placed in a tranquil leafy street central to harbour foreshore reserves, Westfield and Bondi Beach. A home of the highest calibre, this architectural masterpiece is set to take your breath away.

* 904.8 sqm approx parcel, sun-blessed northeast-to-rear aspect
* Soaring high ornate ceilings, stylish timber floorboards
* Grand formal lounge and dining rooms, log fireplace
* Gourmet open plan kitchen and vast living/dining area
* Kitchen with rose Calacatta marble island breakfast bar
* Gas stainless steel Ilve appliances, integrated Miele dishwasher
* Integrated Liebherr fridge/freezer, tea and coffee station
* Superb butler's pantry with fridge/freezer and dishwasher
* Lush landscaped garden, outdoor fireplace, inviting pool
* Oversized primary suite with adjoining office / sitting room
* Primary suite with walk-in robe, charming ensuite, balcony
* Wonderfully generous bedrooms with built-in and desks
* Stylish light-filled bathrooms, marble laundry / kitchenette
* Third living room or sixth bedroom with porthole window
* Air conditioning, double garage with storage / workshop
* Further parking, attic storage, quiet, private, leafy setting

What the agent's wording really means

“Handelsmann and Khaw renovation featured in Vogue Living and Belle”High-end bespoke architectural and interior finishes executed throughout the home
“Coveted northeast-to-rear aspect”Rear living areas, terrace, garden, and pool receive ample morning and midday sunlight
“Palm Springs-inspired pool and cabana”Mosaic inground pool bordered by paved coping, timber decking, and an undercover poolside pavilion

Best fit for

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

Luxury buyers: Offers elite design provenance, bespoke marble and joinery finishes, and extensive architectural character in Bellevue Hill

Entertainers: Includes formal living and dining rooms, an expansive open kitchen with butler's pantry, and covered alfresco areas with an outdoor fireplace and pool cabana

Growing families: Features five bedrooms, multiple dedicated living spaces, study zones, and a generous rear lawn and pool

Buyers needing single-level living: Accommodation is configured across two main living levels connected by stairs

Renovators: The residence has been fully renovated to bespoke architectural standards with nothing left to update

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

$446,000

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 — Bellevue Hill

Median price

$10.82m

Median price in Bellevue Hill

Number of sales

Last 12 months in Bellevue Hill

Avg days on market

Average time similar homes took to sell

Postcode

2023

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