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1163 MILBRODALE ROAD BROKE NSW 2330

ACREAGE FOR SALE

$2,500,000

Estimated Valuation

1163 MILBRODALE ROAD BROKE NSW 2330 Property Photo
Bedrooms

4

Bathrooms

3

Car Space

2

Land Size

17 m²

Year Built

-

Property Type

Acreage

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Added 12 hours ago
Listing Price

By Negotiation

Listed By
Next Move Property - SINGLETON
This rare opportunity offers an idyllic retreat on 42 fully fenced acres in Broke, perfect for those seeking privacy and equestrian amenities. The property features a spacious brick home with exceptional views, a separate guest cottage, horse stables, and a swimming pool, making it an ideal lifestyle investment close to Singleton.

Description

Situated on a substantial 42-acre fully fenced property in the established wine sub-region of Broke, NSW, this residence offers an idyllic rural retreat with exceptional views. The home features a traditional aesthetic with brick and tile construction, set against a backdrop of stunning sandstone escarpments and Yellow Rock visible from most rooms. A key feature is the expansive wrap-around verandah that allows for uninterrupted appreciation of the tranquil rural panorama.

Inside, the home boasts a warm and elegant atmosphere characterized by polished timber floors, 2.7-metre (9-foot) ceilings, and freshly painted white interiors that contrast beautifully with timber trims. The layout includes two living areas at the front: a formal living room/library and an open-plan family area featuring a slow combustion fireplace. The heart of the home is the spacious kitchen equipped with stone benchtops, excellent storage including a walk-in pantry, and a large island bench.

Adjacent to the dining area are glass stacker doors leading to a magnificent screened entertaining room with raked ceilings and tiled floors. Beyond this space lies an in-ground swimming pool. The property includes three bedrooms in the main house plus a separate one-bedroom cottage/guest accommodation linked by a double carport. Accommodation features include built-in robes, ceiling fans throughout, and contemporary bathrooms with freestanding baths.

The grounds are fully developed for rural living, featuring veggie gardens, fruit and olive trees, five dams, two horse stables, and a tack room. Water security is provided by two 26,000-litre tanks for the main house and one 16,000-litre tank for the cottage, along with a PID allocation of 10 megalitres from Wollombi Brook.

Property Style & Condition

Overall
traditional
good
Condition
Exterior
farmhouse
good
Condition
Livingroom
standard
good
Condition
Bedrooms
standard
good
Condition
Kitchen
contemporary
excellent
Condition
Bathroom
contemporary
excellent
Condition
Yard
landscaped
good
Condition

Key Features

42-acre fully fenced land
Established wine sub-region location in Broke
Views of sandstone escarpment and Yellow Rock
Wrap-around verandah
Brick and tile construction
Polished timber floors throughout
2.7-metre (9-foot) ceilings
Ducted air-conditioning and ceiling fans
Formal living room with library
Family room with slow combustion fireplace
Kitchen with stone benchtops and walk-in pantry
Screened entertaining room with raked ceiling
In-ground swimming pool
Separate one-bedroom cottage/guest accommodation
Double carport
Two horse stables and tack room
Five dams and veggie gardens
Water tanks (26,000L x 2, 16,000L)
PID allocation of 10 megalitres
Two land titles

Specifications

Property Details
Property Type Acreage
Stories 1
Parking Type carport
Construction brick
Windows double pane
Gas lpg gas
Internet nbn
Location & Setting
Setting rural
Lot Position interior lot
Views mountain, valley, sunset
Nearby Amenities
Near shopping
Near restaurants
Near parks
Rental Information
no rentals allowed

Exterior

pool
in ground pool
deck
timber deck
verandah
wrap around verandah
fenced yard
rainwater tank
workshop
shed
carport
double carport
water tank
bore water
driveway
granny flat
rainwater collection

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
fireplace
hardwood floors
kitchen island
granite countertops
walk in pantry
laundry room
home office
built in shelving
ceiling fan
french doors
sliding glass doors
washer
dryer
central
forced air
split system
central ac
fenced yard
single story
Listed on 01 Sep 2026

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    Property     BROKE     LGA

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BROKE Statistics

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Population

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Crimes Committed

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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)

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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.
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
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net rent + gain after CGT, selling costs & loan payout
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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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