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14 PASCOE TERRACE BARMERA SA 5345

HOUSE FOR SALE

$600,000

Estimated Valuation

14 PASCOE TERRACE BARMERA SA 5345 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

4

Land Size

1,250 m²

Year Built

1922

Property Type

House

COMPARE LISTINGS
Added 10 hours ago
Listing Price

$585,000

Listed By
Ray White Riverland - RLA 302148
14 Pascoe Terrace is a stunning example of early 20th-century craftsmanship featuring rich Jarrah floorboards and a restored 1944 claw-foot bath within its double-brick walls. Set on a massive 1,250m² block, this home offers exceptional entertaining potential with a north-facing yard, pizza oven, and extensive workshop space, making it an ideal choice for heritage lovers seeking practicality in a central location.

Description

This 1922 Tudor residence in Barmera offers a rare blend of heritage character and modern comfort on a substantial 1,250m² allotment. Built with double-brick construction, the home features high ceilings, sash windows, picture rails, and rich Jarrah floorboards that have been beautifully preserved. The layout centers around an open-plan kitchen and dining area equipped with slow-combustion heating and a well-stocked pantry with cellar-style storage.

The property includes three bedrooms and a versatile rear sunroom, which can serve as a study or second living area. Two bathrooms are provided; the main bathroom features a restored 1944 Royal Doulton claw-foot bath, adding significant period charm. The north-facing backyard is designed for entertaining with a covered patio featuring a pizza oven and slow-combustion heater, alongside a sunken firepit.

Practicality is enhanced by a U-shaped driveway providing ample parking, rear-lane access to a two-bay shed with three-phase power, 4.6kW solar system, and approximately 44,000L of rainwater storage. Located just 400m from the town center and opposite St Joseph's Primary School, this property combines historical aesthetics with essential modern conveniences.

Property Style & Condition

Overall
traditional
good
Condition
Exterior
traditional
good
Condition
Livingroom
standard
good
Condition
Bedrooms
standard
good
Condition
Kitchen
modern
good
Condition
Bathroom
traditional
good
Condition
Yard
landscaped
good
Condition

Key Features

1922 Tudor residence
Double-brick construction
Rich Jarrah floorboards
Three bedrooms plus versatile sunroom
Restored Royal Doulton claw-foot bath (1944)
Open-plan kitchen and dining
Walk-in pantry with cellar storage
North-facing backyard
Covered entertaining area with pizza oven
Sunken firepit
U-shaped driveway
Rear-lane access to two-bay shed
Three-phase power in shed
4.6kW solar system
44,000L rainwater storage

Specifications

Property Details
Property Type House
Architectural Style Tudor,Heritage
Stories 1
Parking Type driveway
Construction brick
Windows single pane
Gas lpg gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Nearby Amenities
Near primary school
Near shopping
Near parks
Rental Information
long term rental only

Exterior

covered patio
outdoor kitchen
fire pit
workshop
shed
water tank
driveway
fenced yard
solar panels
rainwater collection

Indoor

hardwood floors
fireplace
walk in pantry
laundry room
soaking tub
ceiling fan
crown molding
refrigerator
oven
dishwasher
washer
forced air
split system
gated entry
single story
Listed on 03 Sep 2026

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    Property     BARMERA     LGA

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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.

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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.

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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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