Clash of the 11 Million Dollar Titans - 99 Murriverie Road, North Bondi versus 90 Military Road, Dover Heights

Back in the good old days before Covid any sale of a home in North Bondi or Dover Heights over 10 million would have been big news.  However during early July to Oct 11, 2021 Sydney Delta lockdown, these huge prices have become more and more common.  

This is a tale of two homes that are only 550 meters by foot apart and both sold for over 11 million in September of 2021.  90 Military sold for 11.5 million while 99 Murriverie Rd sold for 11.235 million.

The incredible thing about both homes is that they both traded for about 5 millions less only a few years ago

90 Military sold for 5.76 million in May of 2018 so that gain in value in Sept 2021 was a whopping 5.74 million

https://www.realestate.com.au/property/90-military-rd-dover-heights-nsw-2030

99 Murriverie sold for 6.3 million in June of 2019 so the gain in value in Sept 2021 was an incredible 4,935 million.

https://www.domain.com.au/news/north-bondi-house-sold-in-2019-for-6-3m-resold-by-30-year-old-for-11-235m-1087169/

So what gives?  What do either of these properties offer that were worth such an amazing premium.

Let's have a look at both and see the pros and cons of each property.

90 Military sits on the section of Military Road just before it descends down towards Bondi.  I can attest from experience that Military Road is noisy.  There are heaps of buses going up and down Military Road and it gets a lots of traffic as this is one of the main arteries heading north.  While the pool and living area of 90 Military is facing away from the road the larger of the two master bedrooms and  front balcony are facing Military Road and overall I would rate being on Military Road as a net negative. (Note I live on Military Road myself so I am speaking from real life experience).  The walk to the closest bit of Bondi Beach is 1.3 km.

90 Military has 2 generously sizes master bedrooms with ensuite on the upstairs level with another 2 bedrooms and a laundry upstairs as well. 

On the ground level you have a 2 car garage and parking for 2 more cars in the level driveway, a generously large kitchen and family area, a formal dining area, large living area as well as a study and 5th bedroom / gym.  The kitchen and family room open to a covered cabana area with a BBQ.  The pool is quite large with custom swirly handrails and the tasteful garden looks to be inspired by a Zen master

From experience I can say having a covered BBQ entertainment area is a real plus.  Lots of homes have outdoor BBQ areas but having this area covered it key as otherwise it is only usable when the weather is fine which is not always the case.

90 Military underwent an extensive renovation since its last sale in 2018 and I have to say that the results are stunning.  This was a renovation done with exquisite taste.  The styling in the sales photos may or may not have been from the owners but I have to admit that I cannot find much to fault.  There is no accounting for taste and in this case the renovation and stying were both tasteful and beautiful.

90 Military does have some limited views toward Bondi from its front balcony and some district views from the rear second level balcony but overall this property does not have any views that would be a selling point.  To prove this point there is not a single photo online that attempts to seduce you with its views. 

Finally the one piece of information so often overlooked.  90 Military Road sits on 645 square meter block of land.

Now let's look at 99 Murriverie.  Murriverie Road dead ends at number 125 where it would connect to Military Road if not for the elevation differential.  So while there are a couple of cross streets between 99 and this dead end, there is not much traffic and no buses.  Overall this is a much quieter location and might be the better choice for families with children.  The walk to the closest bit of Bondi Beach is 1.1 km.  

Unlike 90 Military, this home is 3 levels and packs a massive amount into its interior spaces.  The lower ground level sports a big home cinema room, large rumpus room, a home gym, bathroom and a 7th bedroom. 

The ground level features a 2 car garage but no extra driveway parking, a contemporary kitchen which opens to the all important covered BBQ patio, living and formal dining areas along with bedroom 6, a smaller study and a bathroom.

Upstairs there are 5 bedroom and 4 bathrooms.  Two of the bedrooms have an ensuite while the other 3 bedrooms share the other 2 bathrooms. 

The backyard features a smallish pool and utilitarian grassy that extends from the covered BBQ patio.

While 90 Military sports an elevated position with view glimpses, 99 Murriverie has no views at all.  Due to its position and  much lower elevation, views here are zilch.

On now for that  the one piece of information so often overlooked.  99 Murriverie sits on 445 square meter block of land.

In conclusion I would have to say in my opinion that 90 Military is the showpiece .  It sits on a much bigger block and has more generous spaces.  It has more parking, a bigger pool and a more amazing fit out.  

99 Murriverie is a better family home.  It packs way more interior space onto a block 200 meters smaller.  It has that big home cinema, gym and rumpus, an amazing 7 bedrooms and 6 bathrooms. and a smaller but  nice enough pool and grassy backyard.  

Both properties had insane gains in a relatively short period of time.  90 Military had a 5.76 million gain while 99 Murriverie had a 4,935 million profit.  However the owner of 99 Murriverie did almost nothing to the property since they purchased it while the owners of 90 Military did an extensive and expensive high end renovation.  So in the end 99 Murriverie wins as one of the MOST incredible profit stories of any home in the Planet Bondi universe.