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1262 BOLONG ROAD COOLANGATTA NSW 2535

HOUSE FOR SALE

$N/A

Estimated Valuation

1262 BOLONG ROAD COOLANGATTA NSW 2535 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

5

Land Size

1,051 m²

Year Built

-

Property Type

House

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Listing Price

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Listed By
Bond Lifestyle Properties - BERRY

This newly built Hamptons-style waterfront sanctuary offers direct access to the Shoalhaven River inlet in a highly sought-after enclave. The property features impeccable design with high ceilings, travertine floors, and seamless indoor-outdoor flow to a timber deck, perfect for discerning buyers seeking a refined lifestyle.

Description

Privately nestled along the highly sought-after stretch off Berrys Bay Road, Bayberry Cottage is one of only ten waterfront properties in this tightly held enclave. With filtered water views through a graceful weeping willow and direct access to the inlet from the Shoalhaven River, this newly built Hamptons-style home is a rare and refined sanctuary.

Every inch of the home reflects impeccable taste-crafted by two exceptionally creative and intelligent owners, with a clear eye for design, detail and timeless beauty. From the moment you arrive, the charm is immediate. A recycled brick pathway leads you around the home, while the front fence entry sets the stage for a truly memorable first impression. Step through the front door and you're instantly drawn to uninterrupted sightlines across the open-plan interiors to the water beyond.

Inside, high ceilings, travertine tiles, and a central gas fireplace create a warm and elegant ambiance. The open-plan kitchen, dining, and living areas flow seamlessly to the timber entertaining deck-an ideal spot to unwind with loved ones and take in the ever-changing light on the water.

The home features a generous master suite with ensuite, plus two additional bedrooms-one currently used as a home office. A pull-down ceiling ladder offers access to ceiling storage, while a three-car garage with mezzanine level provides ample space for a workshop, studio, or creative retreat.

Perfectly positioned between Berry, Shoalhaven Heads, and Gerringong, this is a lifestyle address with rare character and presence. Private, peaceful, and utterly unique, Bayberry Cottage is not just a home-it's a place to savour life.

Property Style & Condition

Overall
contemporary
excellent
Condition
Exterior
hamptons
excellent
Condition
Livingroom
contemporary
excellent
Condition
Bedrooms
contemporary
excellent
Condition
Kitchen
contemporary
excellent
Condition
Bathroom
contemporary
excellent
Condition
Yard
landscaped
excellent
Condition

Key Features

Privately nestled along Berrys Bay Road
One of only ten waterfront properties in the enclave
Filtered water views through weeping willow
Direct access to inlet from Shoalhaven River
Newly built Hamptons-style home
High ceilings and travertine tiles
Central gas fireplace
Open-plan kitchen, dining, and living areas
Timber entertaining deck with water views
Generous master suite with ensuite
Two additional bedrooms (one currently used as home office)
Pull-down ceiling ladder for storage
Three-car garage with mezzanine level
Spacious artists'' loft studio above garage
Easy to maintain sumptuous gardens
Potential for further development of second story (STCA)

Specifications

Property Details
Property Type House
Stories 1
Parking Type attached garage
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position waterfront lot
Views river, sunset
Waterfront riverfront
Beach Proximity short drive
Nearby Amenities
Near beach
Near parks
Near trails
Rental Information
no rentals allowed

Exterior

deck
timber deck
patio
mature landscaping
garden
workshop
driveway
waterfront lot

Indoor

open floor plan
vaulted ceilings
fireplace
tile floors
kitchen island
home office
primary suite
ensuite bathroom
soaking tub
skylight
ceiling fan
refrigerator
oven
gas range
dishwasher
washer
dryer
central
ceiling fan
single story
Listed on 22 Sep 2026

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    Property     COOLANGATTA     LGA

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COOLANGATTA 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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Livability Scores

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Crime Breakdown vs State Average

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Age Distribution Profile

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Crime in suburb of Coolangatta NSW

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Population

-

Crimes Committed

-

Crime Rate

- per 1,000

Safety Rank

-/100

Overall Crime

-

5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

Violent vs Property vs Other

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

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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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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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