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11 VICTORIA STREET GRAFTON NSW 2460

COMMERCIAL FOR SALE

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Estimated Valuation

11 VICTORIA STREET GRAFTON NSW 2460 Property Photo
Bedrooms

24

Bathrooms

7

Car Space

5

Land Size

4,019 m²

Year Built

-

Property Type

Commercial

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Added 8 hours ago
Listing Price

Auction

Auction
Listed By
Ray White TKG - GRAFTON
This is a rare opportunity to acquire The Convent, a historic landmark in the Grafton CBD overlooking the Clarence River. With over 4,000 square meters of land and versatile layout options including commercial kitchens, function centers, and residential quarters, it offers immense potential for investors or visionaries looking to create a boutique hotel or business hub.

Description

The Convent is a landmark property situated in the Grafton CBD, overlooking the Clarence River. This historic estate sits on approximately 4,019 square meters of land and combines heritage character with exceptional functionality. The building is designed with three distinct levels and offers a unique layout suitable for commercial enterprises, boutique accommodation, or function centers. The entry level features multiple rooms and offices, a full commercial kitchen, a bathroom, and three additional toilets. Elegant staircases lead to the second level, which includes additional rooms and offices, five bathrooms, two extra toilets, two well-appointed kitchens, and sunrooms framing river views.

The top floor is designed for independent living with a spacious lounge, two bedrooms, a sunroom, kitchen, and bathroom. The property is equipped with 51 air conditioners for climate control throughout all zones. Accessibility features include wide hallways, handrails, ramps, and a lift. A secondary dwelling at the front of the property currently serves as a function center, featuring a kitchenette, powder room, projector, and polished concrete floors. The grounds include a charming courtyard and a four-bay brick lock-up garage.

Condition-wise, the building presents as an established heritage structure. The exterior is primarily red brick with some modern additions like the solar system (51 panels) and aluminum-framed windows in certain areas. Interiors display a mix of styles: some areas retain period features such as high ceilings, cornices, and hardwood floors, while other rooms have been adapted for office use with carpeting and partitioned walls. The commercial kitchen appears functional but utilitarian. The property is described as having 'grand proportions' but requires interpretation to suit personal vision.

Property Style & Condition

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

Key Features

Overlooking the Clarence River
CBD Location
4,019m2 land size
Dual street frontage
Three distinct levels
51-panel solar system
Commercial kitchen
Secondary dwelling/function center
Lift access
Wide hallways and ramps
Multiple sunrooms
Polished concrete floors in function center
Four-bay brick garage
Ample air conditioning (51 units)
Charming courtyard

Specifications

Property Details
Property Type commercial
Architectural Style heritage,commercial
Stories 3
Parking Type attached garage
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting urban
Lot Position corner lot
Views river
Waterfront riverfront
Nearby Amenities
Near downtown
Near business district
Near public transit
Near highway
Near train station
Near bus stop
Near shopping
Near restaurants
Near parks
Rental Information
long term rental only

Exterior

deck
patio
mature landscaping
garden
workshop
shed
driveway
solar panels
solar panels
none

Indoor

hardwood floors
tile floors
carpet
kitchen island
built in shelving
ceiling fan
recessed lighting
french doors
refrigerator
oven
dishwasher
garbage disposal
split system
split system
alarm system
wheelchair accessible
elevator
wide doorways
Listed on 29 Aug 2026

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    Property     GRAFTON     LGA

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Crimes Committed

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Safety Rank

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

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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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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.
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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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net rent + unrealised equity gain (no sale, no CGT yet)
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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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