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141 ALEXANDERS LANE DOCKER VIC 3678

FARM FOR SALE

$950,000

Estimated Valuation

141 ALEXANDERS LANE DOCKER VIC 3678 Property Photo
Bedrooms

4

Bathrooms

1

Car Space

6

Land Size

-

Year Built

1940

Property Type

Farm

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Added 8 hours ago
Listing Price

$949,000

Listed By
Kyle Raven
A rare opportunity to own a restored 1940s farmhouse on a spacious 5-acre block, blending heritage character with modern comfort. This property features a massive undercover entertaining area, energy-efficient upgrades including solar and battery storage, and a versatile tiny home annex, making it ideal for families or investors seeking a lifestyle retreat near Wangaratta.

Description

This 2-hectare (5-acre) lifestyle property in Docker offers a blend of historic charm and modern updates on a picturesque rural block. The main residence, featuring an original section from the late 1940s, has been lovingly restored with high-end finishes. Inside, you will find polished timber floorboards throughout and spacious rooms with 10ft ceilings. The living area is north-facing, flooded with natural light, and equipped with a split system air conditioner, ceiling fans, and a slow combustion wood heater. The kitchen is a standout feature, boasting an updated design with plenty of preparation space, excellent storage, Smeg appliances, a dishwasher, and a large insulated walk-in pantry ideal for wine storage.

The home comprises 4 bedrooms. The master bedroom features a ceiling fan and a walk-in robe, while the other three bedrooms are generously sized. The property includes one modern updated bathroom with a separate bath and a step-in shower. A significant bonus is the attached two-room tiny home, which provides versatile living space suitable for intergenerational living, a teenager's retreat, or a potential BnB setup.

Outdoor entertaining is a major highlight, centered around a massive 9m x 11m paved undercover area with an insulated ceiling that links the main house to the tiny home. The grounds are well-established with shade trees, fruit trees, and a vegetable garden. Water security is excellent with approximately 150,000 litres of rainwater storage and a large dam. Energy efficiency is prioritized with a 6.6kW solar system plus battery, R6.5 ceiling insulation, R2.5 wall insulation, and custom double-glazed windows on the northern side.

The property also features substantial outbuildings, including a 6m x 12m shed, an adjacent storage section, a wood shed, and a semi-enclosed carport with an electric roller door. Located only 20 minutes from the Rural City of Wangaratta, it offers peace and quiet while remaining close to amenities and King Valley wineries.

Property Style & Condition

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

Key Features

2 hectares (5 acres) of land
Original late 1940s farmhouse section
10ft ceilings throughout
Polished timber floorboards
North-facing lounge with wood heater and split system AC
Updated kitchen with Smeg appliances and walk-in pantry
4 Bedrooms including master with WIR
Modern bathroom with separate bath and shower
Attached two-room tiny home
9m x 11m paved undercover entertaining area
150,000 litre rainwater storage system
Large dam
6.6kW solar system plus battery
Double glazed windows
Massive shed and workshop facilities
Semi-enclosed carport with electric roller door
Established gardens and fruit trees

Specifications

Property Details
Property Type Farm
Architectural Style Farmhouse,Lifestyle
Stories 1
Parking Type carport, driveway
Construction wood frame
Windows double pane
Location & Setting
Setting rural
Nearby Amenities
Near bus stop

Exterior

patio
covered patio
shed
workshop
carport
rainwater tank
water tank
driveway
garden
mature landscaping
solar panels
battery storage
rainwater collection

Indoor

hardwood floors
walk in closet
walk in pantry
ceiling fan
fireplace
oven
dishwasher
baseboard
split system
ceiling fan
single story
Listed on 02 Oct 2026

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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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Your take-home profit over — yrs ?
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rent cash flow + capital gain − all costs & tax
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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.
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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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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.

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