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147 KERMODE STREET NORTH ADELAIDE SA 5006

TERRACE FOR SALE

$3,500,000

Estimated Valuation

147 KERMODE STREET NORTH ADELAIDE SA 5006 Property Photo
Bedrooms

3

Bathrooms

3

Car Space

2

Land Size

-

Year Built

1881

Property Type

Terrace

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Added 14 hours ago
Listing Price

Price withheld

Listed By
TOOP+TOOP - (RLA 301309)
Historic sandstone terrace with exceptional Adelaide Oval views and a unique whimsical cellar, offering the perfect blend of Victorian character and contemporary luxury living in one of North Adelaide's most prestigious locations.

Description

This historic single-fronted sandstone terrace, built circa 1881, offers a rare opportunity to secure a prestigious property in North Adelaide. The home is positioned just steps from the Adelaide Oval and features a tranquil private garden enclosed by a high wall. The interior retains picturesque Victorian architectural details, including hand-painted glass surrounds, decorative embellishments, and original plasterwork. Key living areas include formal living and study/dining rooms linked to overlook the north-facing courtyard, as well as a contemporary open-plan informal living area warmed by a gas fire. This space leads into an all-white kitchen featuring a long central island, parquetry floors, and Smeg appliances.

The master suite is located upstairs and boasts a north-facing balcony, walk-in robe, and ensuite. Two additional bedrooms share a well-appointed bathroom, with the rear bedroom offering views across the Adelaide Oval to the city. A unique highlight of this property is the enchanting cellar, which has been designed as a whimsical space for storage and wine. The home is equipped with R/C air conditioning, Comfort windows, and under-stair storage.

The exterior features a pretty lace-bound veranda and a rear wisteria-bound dining terrace. Access to the property includes a gated driveway and a remote entry double garage, conveniently fitted with an automatic car turntable for easy access. The landscaped garden is easy-care and irrigated. This property is ideal for those seeking a blend of historic charm and modern luxury in a vibrant lifestyle precinct.

Property Style & Condition

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

Key Features

Single fronted sandstone terrace built c.1881
Exceptional position near Adelaide Oval
Tranquil private north-facing garden
Victorian architectural details (lace veranda, plasterwork)
Contemporary open plan living with gas fire
All-white kitchen with Smeg appliances and island
Parquetry floors
Master suite with balcony and ensuite
Unique whimsical cellar
Gated driveway with automatic car turntable
Remote entry double garage
R/C air conditioning

Specifications

Property Details
Property Type terrace
Architectural Style Victorian,Contemporary
Stories 2
Parking Type attached garage, driveway
Construction stone
Windows double pane
Gas natural gas
Internet nbn,FTTP
Location & Setting
Setting urban
Lot Position interior lot
Views city skyline, park
Nearby Amenities
Near parks
Near golf course
Near university
Near shopping
Near restaurants
Rental Information
long term rental only

Exterior

patio
verandah
balcony
garden
irrigation system
mature landscaping
driveway
security gate
intercom
smart thermostat
none

Indoor

open floor plan
fireplace
hardwood floors
walk in closet
kitchen island
laundry room
home office
primary suite
ensuite bathroom
basement
finished basement
wine cellar
smart home
ceiling fan
recessed lighting
french doors
built in shelving
refrigerator
oven
gas range
induction cooktop
microwave
dishwasher
washer
dryer
wine fridge
central
central ac
gated entry
double story
Listed on 16 Sep 2026

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    Property     NORTH ADELAIDE     LGA

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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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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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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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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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