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148 SANCTUARY POINT ROAD SANCTUARY POINT NSW 2540

HOUSE FOR SALE

$3,500,000

Estimated Valuation

148 SANCTUARY POINT ROAD SANCTUARY POINT NSW 2540 Property Photo
Bedrooms

4

Bathrooms

3

Car Space

1

Land Size

803 m²

Year Built

1992

Property Type

House

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Added 13 hours ago
Listing Price

Expressions of Interest

Listed By
Oz Combined Realty - Huskisson & Sanctuary Point

This architecturally designed luxury residence on the waters of St Georges Basin offers breathtaking views and high-end finishes throughout. Ideal for those seeking a premium waterfront lifestyle, the home features a heated plunge pool, polished concrete floors with underfloor heating, and exceptional construction quality that ensures long-term value.

Description

Situated on the tranquil waters of St Georges Basin, just a short drive from Jervis Bay, this architecturally designed luxury residence by Luxitecture Architects offers an exceptional blend of refined finishes and breathtaking views. The property is constructed with engineered structural steel and features double-glazed windows for superior durability and insulation. Inside, the home boasts polished concrete floors with underfloor heating throughout, creating a seamless flow between the spectacular open-plan kitchen, dining, and living areas. Large glass openings connect these interiors to a generous alfresco area, maximizing the peaceful waterfront reserve setting.

The kitchen is equipped with quality integrated appliances, including a fridge, freezer, and dishwasher, complemented by ducted air conditioning for year-round climate control. The home features four bedrooms and three bathrooms, with the master bedroom offering amazing water views and provisions to add a spa on the balcony. Additional accommodation includes a second lounge room ideal for relaxation or guests. Future-proofing is evident with a 14kw solar system, a three-phase isolator in the garage for an electric vehicle charger, and electrical cabling in the eaves for a potential lift.

Outside, a heated plunge pool provides a private spot to relax, while the expansive alfresco area is perfectly suited for entertaining. The exterior features modern landscaping with native plants and retaining walls. This turnkey property combines premium construction with an exceptional level of detail, making it a rare opportunity in this sought-after location.

Property Style & Condition

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

Key Features

Waterfront reserve setting
Architecturally designed by Luxitecture Architects
Engineered structural steel construction
Double glazed windows
Polished concrete floors with underfloor heating
Spectacular open-plan kitchen, dining and living area
Integrated appliances (fridge, freezer, dishwasher)
Ducted air conditioning
14kw solar system
Heated plunge pool
Generous alfresco area
Four bedrooms with water views from master
Three bathrooms
Second lounge room
Spa provisions in master balcony
Future-proofed for EV charging and lift installation

Specifications

Property Details
Property Type House
Stories 2
Parking Type attached garage, ev charging
Construction steel,concrete
Windows double pane,floor to ceiling
Internet nbn
Location & Setting
Setting rural
Lot Position waterfront lot
Views ocean panoramic, bay, sunset
Waterfront bayfront
Beach Proximity short drive
Nearby Amenities
Near beach
Near marina
Rental Information
long term rental only

Exterior

pool
heated pool
alfresco
deck
patio
balcony
mature landscaping
garden
retaining walls
driveway
solar panels

Indoor

open floor plan
kitchen island
primary suite
ensuite bathroom
heated floors
ceiling fan
recessed lighting
sliding glass doors
built in shelving
refrigerator
dishwasher
radiant
central ac
double story
Listed on 26 Aug 2026

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    Property     SANCTUARY POINT     LGA

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Property Transaction History

Sale and rental history records

1 sale and 0 rent events during 1992 – 1992
Sold Rented
Last sale price
N/A
Oct 1992
A single sale is on record at N/A in Oct 1992. More sales are needed to measure capital growth.
Sale price journey
N/AOct 1992→N/AOct 1992
First sold
1992
at N/A
Price Positioning

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SANCTUARY POINT Statistics

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Market Activity (Sales Volume)

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Education Quality & Safety Index

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Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

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Crime Breakdown vs State Average

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Local School ICSEA Scores

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Age Distribution Profile

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Income vs Cost of Living

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Crime in suburb of Sanctuary Point NSW

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Crimes Committed

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Crime Rate

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Safety Rank

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Overall Crime

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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

Schools within the catchment Sanctuary Point NSW

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Fully updated to reflect the latest Federal Budget provisions, it analyses rental yield, cash flow, and overall Return on Investment (ROI), giving you the clarity to assess whether a property truly aligns with your financial objectives.

The True Cost of Buying this Property

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Buyer Fees Calculator

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Investment Calculator

  Investment Viability Engine · 2026 Tax Rules

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Fill in the essentials on the left. The verdict and your projected take-home profit update live on the right.

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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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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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