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1 CUVEE PLACE MINCHINBURY NSW 2770

HOUSE, GRANNY FLAT FOR SALE

$1,350,000

Estimated Valuation

1 CUVEE PLACE MINCHINBURY NSW 2770 Property Photo
Bedrooms

5

Bathrooms

2

Car Space

1

Land Size

860.2 m²

Year Built

-

Property Type

House, Granny_flat

COMPARE LISTINGS
Added 11 hours ago
Listing Price

$1,269,000-$1,339,000

Listed By
R&W Elite Group - Rooty Hill | Mt Druitt

This Minchinbury property offers a rare dual-income investment opportunity with two separate residences on a substantial 860.2m² block, generating over $1,100 weekly in established rental returns. The combination of a three-bedroom main home and a two-bedroom brick veneer granny flat provides exceptional versatility for investors or multi-generational families.

Description

Located in the established suburb of Minchinbury, this dual-income property presents a significant investment opportunity comprising two distinct residences on a generous 860.2m² block. The main residence is a three-bedroom home featuring a separate lounge with tiled flooring and wall-mounted air-conditioning. The kitchen offers gas cooking capabilities alongside stainless steel appliances and ample storage, adjoining a separate dining area. A large family and rumpus room provides extensive living space, while mirrored built-in robes are found in two of the bedrooms. The property includes a single detached garage, an internal laundry, and a bathroom with shower and toilet facilities.

Complementing the main home is a separate two-bedroom brick veneer granny flat designed for independent living or additional income. This unit features mirrored built-in robes and ceiling fans in both bedrooms, along with a split-system air-conditioning unit. The open-plan lounge and dining area leads to a gas cooking kitchen equipped with stone benchtops and polyurethane cabinetry. A combined bathroom and laundry area is finished with floor-to-ceiling tiling.

Both residences are currently leased, generating a combined rental return of approximately $1,170 per week. The main house lease expires in October 2026, while the granny flat lease expires in January 2027. Situated with easy access to the Great Western Highway and M4 motorway, the property is positioned moments from local shopping centres, parks, and schools, making it suitable for investors seeking dual-income potential or buyers looking for flexible accommodation.

Property Style & Condition

Overall
standard
fair
Condition
Exterior
traditional
good
Condition
Livingroom
standard
fair
Condition
Bedrooms
standard
fair
Condition
Kitchen
standard
good
Condition
Bathroom
standard
good
Condition
Yard
landscaped
good
Condition

Key Features

Dual-income opportunity with two separate residences
Main residence: 3 bedrooms with mirrored built-in robes
Granny flat: 2 bedrooms with mirrored built-in robes and ceiling fans
Separate lounge and dining areas in the main home
Large family and rumpus room
Gas cooking kitchen with stainless steel appliances
Granny flat kitchen features stone benchtops and polyurethane cabinetry
Split-system air-conditioning units installed
Internal laundry in the main residence
Single detached garage
860.2m² approx. land size
Floor-to-ceiling tiling in granny flat bathroom/laundry
Established rental income of ~$1,170 per week
Close to Great Western Highway and M4 motorway

Specifications

Property Details
Property Type House / granny flat
Stories 1
Parking Type detached garage, driveway
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Nearby Amenities
Near highway
Near shopping mall
Near parks
Near primary school
Rental Information
current tenant occupied

Exterior

fenced yard
colorbond fence
privacy fence
mature landscaping
garden
granny flat
driveway

Indoor

open floor plan
hardwood floors
tile floors
walk in closet
kitchen island
stainless steel appliances
laundry room
ceiling fan
sliding glass doors
built in shelving
refrigerator
oven
gas range
microwave
washer
dryer
baseboard
split system
single story
Listed on 16 Sep 2026

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    Property     MINCHINBURY     LGA

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MINCHINBURY Statistics

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

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Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

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Crime Breakdown vs State Average

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Local School ICSEA Scores

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Age Distribution Profile

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Crime in suburb of Minchinbury NSW

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Population

-

Crimes Committed

-

Crime Rate

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Safety Rank

-/100

Overall Crime

-

5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

Violent vs Property vs Other

Top 10 Offense Types (2024)

Victimization Probability

Violent Crime Chance 1 in X
Property Crime Chance 1 in X
State Average (Violent) 1 in 84

Schools within the catchment Minchinbury NSW

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  Investment Viability Engine · 2026 Tax Rules

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1 The Property

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2 Your Situation

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3 Costs & Assumptions

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Ownership structure & income splittingSole, joint (split income), company or trust?
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Land tax (NSW)Annual holding cost on combined land value over the threshold.
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NSW 2026: nil up to $1,075,000 combined land value, then $100 + 1.6% of the excess, rising to $88,036 + 2% premium rate above $6,571,000. Computed land tax replaces the figure in section 3.
Cash buffer & risk capacityCould you survive vacancy, rate rises and repairs?
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Calculating…Verdict ?
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rent cash flow + capital gain − all costs & tax
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Comparing Common Investments ?
What this shows
Property value (grey bars, left axis) is the projected market value each year using your capital-growth assumption. The capital profit if sold line (coral, left axis) is the money you'd actually walk away with that year after repaying the loan, paying selling costs, paying CGT, and getting back the cash you put in. The rent collected line (teal, right axis) is gross annual rent received, grown at your rent-growth assumption.
What this shows
Three views of how the position evolves year by year. Property value (dashed) shows the asset growing at your capital-growth rate. Equity (coral) is value minus loan balance — how much of the property you actually own. Cumulative cash flow (teal) is the running total of all after-tax rent (positive) or top-ups (negative) you've put in since day one.
What this shows
The yearly cash position after every cost and tax effect. Green bars = positive years (the property paid you). Red bars = years you had to top it up from your pocket. This is the most honest picture of what holding the property feels like on a year-to-year basis.
What this shows
Where every dollar of the projected sale price goes. Net to you is what lands in your bank account; the rest is consumed by loan payout, selling costs and capital gains tax. The CGT slice depends on which regime applies (50% discount, indexation + 30% min tax, or a split of the two).

What this shows
How fragile your outcome is to the capital-growth assumption — the single biggest swing factor in any property forecast. Each point on the line re-runs the entire model at a different growth rate. Where the line crosses the dashed zero, that's roughly the growth rate needed just to break even over your hold period.

What this shows
The same upfront cash invested four different ways, held the same number of years. The property includes all rent, costs, tax and the final sale (after CGT and loan payout). The ASX 200 ETF compounds at its assumed total return; the gold line compounds at gold's long-run average; the inflation line is what you need to just preserve your purchasing power. Any year the property bleeds cash, that shortfall is invested in the comparison asset too (so they get the same total dollars over the life of the deal). Gains on the comparison assets are taxed under the same 2026-Budget CGT regime that applies to shares and ETFs — the transitional split (50% discount on the pre-1 Jul 2027 portion, then cost-base indexation + 30% minimum tax on the post-1 Jul 2027 portion), since non-property assets are never grandfathered.
What this shows
The full year-by-year ledger. Cash flow is pre-tax (rent minus all cash costs); tax effect is the value of any deduction or the tax bill on net profit; after-tax is the actual dollars in or out of your account that year. Cumulative is the running total.

About this model

Reflects the 2026 Federal Budget proposals (announced 12 May 2026): from 1 July 2027, negative gearing on established residential property bought after 7:30pm 12 May 2026 can only offset rental income / residential property gains (excess losses carry forward), and the 50% CGT discount is replaced by cost-base indexation plus a 30% minimum tax on the real gain accruing after 1 July 2027. The CGT change applies to all CGT assets (shares, ETFs, gold, crypto), not just property, so the comparison assets are taxed on the same basis. New builds retain full negative gearing and the choice of the 50% discount. Properties contracted on/before 12 May 2026 are grandfathered. The main residence, superannuation funds and widely-held trusts are exempt. These are proposed rules that may change in legislation. Resident tax rates 2025–26 are used (incl. 2% Medicare levy). This is general information, not financial, tax or legal advice — consult a licensed adviser before acting.
Purchase Cost Calculator

The True Cost of Buying this Property

Beyond the sale price, Australian property buyers face stamp duty, legal fees, inspections, loan charges and more. Adjust the purchase price and your state to see the full picture.

Purchase Price
$850,000
AUD
$100K $5M
Property State
Your Situation
Total Additional Costs
On top of the $850,000 purchase price in NSW
Extra Costs
$52,000
All-In Cost
$902,000
% of Price
6.1%
How these figures are calculated

Stamp Duty (Transfer Duty): Calculated using each state's 2024–25 residential transfer duty brackets for owner-occupiers. First home buyer concessions and investor surcharges are applied where selected.

Lenders Mortgage Insurance (LMI): Estimated at approximately 1.5–2.5% of the loan amount, assuming an 85% LVR. Actual LMI depends on your lender, LVR and loan size.

Conveyancing / Legal Fees: Typical range of $1,500–$3,000 covering contract review, searches and settlement. We use a mid-range estimate.

Building & Pest Inspection: Typically $400–$800 combined for a standard residential property.

Loan Application & Mortgage Registration: Includes bank application fees ($300–$600), mortgage registration (state-based, usually $150–$230) and transfer registration fees.

Council & Water Rate Adjustments: Estimated at around 0.1% of the purchase price — the buyer typically reimburses the seller for pre-paid rates.

These estimates are indicative only. Always confirm exact figures with your conveyancer, broker and the relevant state revenue office before committing to a purchase.

Mortgage Calculator

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Buyer Fees Calculator

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Disclaimer: This calculator provides estimates only based on standard published rates for 2025-26. Actual stamp duty may vary based on individual circumstances, concession eligibility, and contract dates. LMI is a rough estimate only — actual premiums vary by lender, LVR, and loan size. Always verify with your state’s revenue office and seek professional advice before purchasing.

Mortgage Affordability & Borrowing Capacity Calculator

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Disclaimer: This calculator provides an estimate only and does not constitute a quote or loan approval. Calculations are based on standard APRA guidelines (including a 3.0% interest rate assessment buffer) and 2025–26 Australian resident tax rates. Lenders may apply their own specific Household Expenditure Measure (HEM) rules, risk margins, and varying credit card assessment rates (typically 3.8% of the limit). Rental income is shaded to 80%. Always speak to a licensed mortgage broker or lender for an exact assessment.

Refinance Savings Calculator

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