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12 ILUKA ROAD PALM BEACH NSW 2108

HOUSE FOR SALE

$14,500,000

Estimated Valuation

12 ILUKA ROAD PALM BEACH NSW 2108 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

1

Land Size

569.1 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 9 hours ago
Listing Price

$13,200,000

Listed By
McGrath Pittwater - Avalon Beach
Beachfront living at its finest, this Palm Beach property offers an unrivaled location on Iluka Road with direct access to the shoreline and Pittwater views. With a massive 569sqm parcel, classic weatherboard charm, and the potential for redevelopment, it is an ideal investment for those seeking a luxury holiday home or a future family estate.

Description

This is a rare opportunity to acquire a coveted beachfront parcel on the exclusive south stretch of Iluka Road in Palm Beach. Held by one family for nearly five decades, this property offers a unique blend of heritage charm and modern convenience, sitting directly on the shoreline with panoramic views of Pittwater. The home features a classic weatherboard façade and unfolds into a smartly updated, single-level layout that captures the essence of effortless coastal living.

The interior design is focused on integration and flow, featuring open-plan living and dining zones that seamlessly connect to the outdoors. The kitchen is equipped with Bosch appliances and provides access to the extensive outdoor entertaining areas. A standout feature is the substantial boathouse which has been converted into a fifth bedroom, adding versatility to the property.

Exterior highlights include glorious gardens and level lawns that drop directly onto the beach, a sheltered beachfront deck for year-round enjoyment, and an original sandstone terrace off the side of the house perfect for alfresco dining. The property also includes double bedrooms with built-in robes, a beach shower, and an extra water closet. While the home is presented in immaculate condition suitable for immediate move-in as a holiday retreat, the land size of 569.1sqm presents significant potential for future redevelopment (STCA).

Property Style & Condition

Overall
contemporary
excellent
Condition
Exterior
weatherboard
excellent
Condition
Livingroom
contemporary
excellent
Condition
Bedrooms
contemporary
excellent
Condition
Kitchen
contemporary
excellent
Condition
Bathroom
contemporary
good
Condition
Yard
landscaped
excellent
Condition

Key Features

Beachfront position on Iluka Road
569.1sqm land size with level lawns to the beach
Classic weatherboard cottage style
Single-level design
Smartly updated interiors
Open plan Bosch kitchen
Sheltered beachfront deck
Original sandstone terrace
Boathouse converted to fifth bedroom
Double bedrooms with built-ins
Beach shower and extra water closet
Stroll to Palm Beach boutiques and cafes

Specifications

Property Details
Property Type House
Architectural Style weatherboard,coastal cottage
Stories 1
Parking Type street parking
Construction wood frame
Windows double pane,sliding glass doors
Gas natural gas
Internet nbn
Location & Setting
Setting urban
Lot Position waterfront lot
Views ocean panoramic, sunset
Waterfront oceanfront
Beach Proximity beachfront
Nearby Amenities
Near beach
Near restaurants
Near shopping
Rental Information
short term rental allowed
vacation rental licensed

Exterior

deck
timber deck
patio
alfresco
mature landscaping
garden
outdoor shower
fenced yard
privacy fence
solar panels

Indoor

open floor plan
hardwood floors
kitchen island
stainless steel appliances
built in shelving
walk in closet
french doors
sliding glass doors
recessed lighting
refrigerator
oven
dishwasher
split system
ceiling fan
intercom
single story
Listed on 28 Aug 2026

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    Property     PALM BEACH     LGA

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PALM BEACH Statistics

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

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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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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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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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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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