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11 HUME STREET COOTAMUNDRA NSW 2590

HOUSE FOR SALE

$410,000

Estimated Valuation

11 HUME STREET COOTAMUNDRA NSW 2590 Property Photo
Bedrooms

3

Bathrooms

1

Car Space

1

Land Size

1,227 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 9 hours ago
Listing Price

$399,000

Listed By
Flemings Property Services - Boorowa
Opportunity awaits on this massive 1,227 sqm allotment in Cootamundra! This weatherboard cottage offers the perfect blank canvas for renovators and developers looking to unlock dual occupancy potential (STCA) or build a dream home. Featuring three bedrooms, two walk-in pantries, and a large workshop/shed on the back, this property has serious scope for monetary gain.

Description

Located on a substantial 1,227 sqm block in Cootamundra, this property is a prime candidate for renovation or redevelopment. The listing describes the home as a charming cottage with plenty of potential, and the photos confirm it requires significant cosmetic and structural updates. The exterior features traditional weatherboard cladding and an enclosed front verandah that shows signs of age. Inside, the property comprises three bedrooms, a combined kitchen/dining area, and a separate living space. The flooring throughout appears to be original carpet with varying degrees of wear and discoloration, particularly in the bedroom shown. Walls are painted white but require refreshing.

The kitchen features dated wooden cabinetry and linoleum-style flooring that aligns with the home's older aesthetic. A major feature is the presence of two walk-in pantries, which offer excellent storage potential for future renovations. The bathroom is functional but clearly outdated, featuring old tiling and a basic vanity setup. Climate control is provided through split-system air conditioning units in multiple rooms, along with a wood-burning stove in the living area.

Outside, the expansive yard provides ample space for dual occupancy development (STCA) and includes rear lane access. The property comes with water tanks, a garden tap, and a large detached single car garage with an attached workshop. While the interior and exterior are currently in fair to poor condition due to wear and tear, the land size and location—just 1.6km from the CBD and close to local amenities—make this a solid foundation for buyers looking to add value through renovation or redevelopment.

Property Style & Condition

Overall
outdated
fair
Condition
Exterior
weatherboard
fair
Condition
Livingroom
outdated
fair
Condition
Bedrooms
standard
fair
Condition
Kitchen
outdated
fair
Condition
Bathroom
outdated
poor
Condition
Yard
standard
fair
Condition

Key Features

1,227 sqm block with rear lane access
Potential for dual occupancy (STCA)
Three spacious bedrooms
Two walk-in pantries
Combined kitchen and dining area
Separate living area
Split system air conditioning in multiple rooms
Wood-burning stove
Enclosed front verandah
Covered outdoor entertaining space with toilet adjacent
Single car garage with attached workshop
Water tanks and garden tap
1.6km from CBD, 600m to park, 550m to cafe

Specifications

Property Details
Property Type House
Stories 1
Parking Type detached garage
Construction wood frame
Windows single pane
Gas propane
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views city skyline
Nearby Amenities
Near parks
Near restaurants
Near shopping
Rental Information
long term rental only

Exterior

verandah
covered patio
workshop
shed
water tank
rainwater tank
fenced yard
driveway
rainwater collection

Indoor

fireplace
walk in pantry
pantry
built in shelving
ceiling fan
carpet
tile floors
oven
heat pump
split system
single story
Listed on 29 Aug 2026

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    Property     COOTAMUNDRA     LGA

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COOTAMUNDRA Statistics

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Crime in suburb of Cootamundra NSW

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Safety Rank

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Overall Crime

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

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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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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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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.

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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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