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100 ADELAIDE ROAD MANNUM SA 5238

HOUSE FOR SALE

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Estimated Valuation

100 ADELAIDE ROAD MANNUM SA 5238 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

4

Land Size

1,740 m²

Year Built

1910

Property Type

House

COMPARE LISTINGS
Added 11 hours ago
Listing Price

Price withheld

Listed By
BH Partners - Adelaide Hills / Murraylands / Riverland (RLA 46286)
This massive 1,740m² property offers a rare blend of historic character and modern luxury, highlighted by a unique indoor swimming pool and expansive entertaining areas. With its potential for home business use, multiple parking options, and extensive features, it is an ideal investment for large families or investors seeking a distinctive lifestyle.

Description

Located in the entrance to Mannum, this impressive property is a unique combination of a circa 1910 solid stone home and a massive modern extension. Situated on a large parcel of approximately 1,740m², the estate offers exceptional versatility for both living and business potential due to its employment zoning.

The interior features a grand living room extension with soaring ceilings, quality flooring, and a large bar area. The kitchen is well-appointed with copious storage, an island breakfast bar, dual sinks, wall ovens, and a gas cooktop. The main living space flows seamlessly to the outdoors via feature lead light windows.

The standout feature of this property is the massive indoor swimming pool situated in a tiled enclosure with a high ceiling, complete with spa and fountain features. Adjacent to the pool is an outdoor entertaining pergola providing covered alfresco dining and living space protected from the elements.

Accommodation consists of three bedrooms, all carpeted. The master suite includes access to the front yard, split-system air conditioning, mirrored built-ins, and a large ensuite with dual vanities. The property is equipped with ducted reverse cycle air conditioning in the living areas and ceiling fans throughout.

The exterior boasts a concrete driveway leading to a large garage with two auto roller doors, plus extensive gravelled off-street parking for multiple vehicles or boats. The fully fenced land includes mature landscaping, fruit trees, rainwater tanks, and security cameras. Notably, the original gas log fireplace in the front lounge requires repairs.

Property Style & Condition

Overall
contemporary
fair
Condition
Exterior
farmhouse
good
Condition
Livingroom
contemporary
good
Condition
Bedrooms
standard
fair
Condition
Kitchen
modern
good
Condition
Bathroom
contemporary
good
Condition
Yard
landscaped
good
Condition

Key Features

Indoor Swimming Pool with Spa
Large Garage with 2 Auto Roller Doors
Employment Zoning Potential
1,740m² Land Parcel
Circa 1910 Solid Stone Home
Modern Extension
Ducted Reverse Cycle Air Conditioning
Split System Air Conditioner in Master
Large Entertainment Pergola
Bullnose Verandah
Lead Light Windows
Kitchen Island and Breakfast Bar
Gas Cooktop and Wall Ovens
Master Ensuite with Dual Vanity
Security Cameras and Screens
Rainwater Tanks
Off-street Parking for Multiple Cars/Boats

Specifications

Property Details
Property Type House
Architectural Style heritage,modern extension
Stories 1
Parking Type attached garage, driveway
Construction stone,brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Nearby Amenities
Near supermarket
Near high school
Near primary school
Near shopping
Near parks
Rental Information
long term rental only

Exterior

pool
heated pool
spa
patio
covered patio
alfresco
verandah
outdoor kitchen
bbq area
pergola
fenced yard
irrigation system
mature landscaping
garden
rainwater tank
shed
driveway
circular driveway
security gate
double carport
rainwater collection

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
fireplace
tile floors
carpet
kitchen island
stainless steel appliances
pantry
laundry room
ensuite bathroom
dual vanity
ceiling fan
recessed lighting
french doors
built in shelving
refrigerator
oven
gas range
double oven
dishwasher
central
forced air
split system
central ac
alarm system
security cameras
gated entry
single story
Listed on 26 Aug 2026

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    Property     MANNUM     LGA

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MANNUM 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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Crime in suburb of Mannum SA

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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)

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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 Mannum SA

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The True Cost of Buying this Property

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Investment Calculator

  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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Interest on the borrowed deposit is also tax-deductible and is added to your gearing position. Your true out-of-pocket cash is reduced by whatever portion you borrow.
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?
A negatively geared property usually works best held by the higher earner; a positively geared one benefits from being split to the lower earner. This is general information only.
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
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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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Calculating…
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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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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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