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1 RAFTER COURT MOE VIC 3825

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Property Type

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Property snapshot

1 Rafter Court at a glance

1 Rafter Court is a house on a 509 m² block in Moe, VIC 3825. HomePost estimates its value at $471,000 (likely $358,000 to $584,000), based on 12 comparable homes sold or for sale nearby. The block is 26% smaller than the typical Moe house lot of 691 m². It is in the public school catchment for Moe (South Street) Primary School and Lowanna College. The nearest supermarket (IGA Moe) is 580 m away, about a 9 minute walk, and public transport is 90 m away. The median house price in Moe is $450,000, up 18.4% over 12 months.

Estimated value
$471K
Indicative confidence · how we worked it out
Land
509 m²
Typical Moe lot 691 m²
Everyday Access Score
92/100
Excellent for daily needs on foot
Rent estimate
$450/wk
5.0% gross yield in Moe
Moe median house
$450K
+18.4% in 12 months · 40 days to sell

Everyday access

Nearest daily needs, straight-line distance with walking time. The score weighs supermarkets and transport most; anything within 400 m scores full marks, fading to nothing at 2 km.

  • Public transportAlexander Ave · 19 within 1 km90 m1 min walk
  • Park or playgroundGreenwood Park · 20 within 1 km320 m5 min walk
  • Cafe or restaurantDante’s Pizza · 2 within 1 km570 m9 min walk
  • SupermarketIGA Moe580 m9 min walk
  • Pharmacy or doctorChemist Discount Centre580 m9 min walk
  • SchoolMoe Elizabeth Street Primary School · 3 within 1 km620 m10 min walk
  • Library or sports centre4 within 1 km650 m11 min walk
  • Childcare or kindergartenMoe Heights Preschool · 2 within 1 km720 m12 min walk
  • Train stationMoe1.3 km22 min walk
  • Shopping centreKmart1.4 km22 min walk

Schools

In the catchment (zone) for:

  • Moe (South Street) Primary SchoolPrimary catchment
  • Lowanna CollegeSecondary catchment

Nearest schools:

  • Moe Primary SchoolGovernment primary670 m
  • St Kieran's SchoolCatholic primary680 m
  • Baringa SchoolGovernment combined1.2 km
  • Lowanna CollegeGovernment secondary3.4 km

Rafter Court

8 addresses on Rafter Court, Moe.

Nearby on the street:

2 Rafter Court3 Rafter Court4 Rafter Court5 Rafter Court6 Rafter Court7 Rafter Court8 Rafter Court
All of Rafter Court Moe suburb profile

Quick answers

What is 1 Rafter Court, Moe worth?

HomePost estimates $471,000, with a likely range of $358,000 to $584,000. It compares the home with nearby homes that sold or are for sale, adjusted for bedrooms, bathrooms, parking, land and condition.

How big is the block at 1 Rafter Court?

The lot boundary measures about 509 m², against a typical Moe house lot of 691 m².

Which school catchment is 1 Rafter Court in?

Moe (South Street) Primary School (primary) and Lowanna College (secondary). Catchments change, so confirm with the school before you buy.

How much rent could 1 Rafter Court earn?

About $450 a week, using the 5.0% gross rental yield of houses in Moe (suburb median rent $430 a week).

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MOE Statistics

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Education Quality & Safety Index

School Quality (ICSEA) vs Safety Index.

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High Owner Occupier % and Family Household %.

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Key crime categories per 100K residents.

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Individual school ICSEA scores vs national average (1000).

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Crime in suburb of Moe VIC

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Crime Rate

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Safety Rank

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Overall Crime

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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 Moe VIC

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The True Cost of Buying this Property

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  Investment Viability Engine · 2026 Tax Rules

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Fill in the essentials on the left. The verdict and your projected take-home profit update live on the right.

Select property type and purchase date to see which tax regime applies.

1 The Property

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2 Your Situation

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3 Costs & Assumptions

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Borrowing capacity & serviceabilityCan you actually get the loan? Lender stress test.
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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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Your take-home profit over - yrs ?
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rent cash flow + capital gain − all costs & tax
If sold (yr -) ?
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net rent + gain after CGT, selling costs & loan payout
If kept (yr -) ?
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net rent + unrealised equity gain (no sale, no CGT yet)
Cash invested ?
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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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- Stamp Duty
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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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Calculating…
Stretched Tight Comfortable Easy
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Monthly Net Income -
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Monthly Leftover -
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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Disclaimer: This calculator provides estimates only. It assumes interest rates remain constant for the life of the loan and does not account for offset accounts or extra repayments. Refinance costs vary by lender and state (typically including a discharge fee, application fee, and government mortgage registration fees). If your loan balance is above 80% of your property's value, you may also be required to pay Lenders Mortgage Insurance (LMI) when refinancing. Always seek professional financial advice.

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