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15 LANG DRIVE BOLWARRA HEIGHTS NSW 2320

ACREAGE FOR SALE

$4,500,000

Estimated Valuation

15 LANG DRIVE BOLWARRA HEIGHTS NSW 2320 Property Photo
Bedrooms

8

Bathrooms

4

Car Space

9

Land Size

1.16 m²

Year Built

2020

Property Type

Acreage

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Added 12 hours ago
Listing Price

Expressions of Interest closing 16th OCT at 5pm

Listed By
Clarke & Co Estate Agents - EAST MAITLAND
Discover the pinnacle of luxury living in this 2020-built Bolwarra Heights estate, set on over 2.8 acres of meticulously landscaped grounds. This exceptional property offers a grand main residence with high-end finishes, including Miele appliances and cathedral ceilings, alongside a substantial granny flat and resort-style pool for ultimate entertainment.

Description

This exceptional Bolwarra Heights estate sits on a sprawling 2.87-acre parcel featuring fully landscaped grounds and stunning valley views from every angle. Completed in 2020, the residence is a high-end luxury build with an original construction cost exceeding $2 million, designed to deliver an extraordinary lifestyle of scale and sophistication. The property features a grand main home, extensive shedding, a two-bedroom granny flat, and a resort-style pool.

The exterior boasts sweeping lawns, established gardens, and a reinforced concrete driveway capable of accommodating heavy vehicles up to 10 tonnes. A dedicated fire pit area overlooks distant mountain ranges. The home itself includes a triple-car garage with workshop space, automated roller doors, and a covered travertine front porch with stacked stone surrounds.

Inside, the main living and dining zones feature timber-lined cathedral ceilings, polished concrete flooring, and expansive glass sliding doors opening to the alfresco areas. The kitchen is superbly appointed with a massive Caesarstone island bench, Miele appliances, dual ovens, and a walk-in pantry. There are two stone-stacked combustion fireplaces servicing the living spaces.

The property offers extensive versatility with six bedrooms in the main home (including three with balcony access) and an additional downstairs rumpus room that can serve as a sixth bedroom. The main bedroom features a walk-in robe and a luxury ensuite with underfloor heating and dual rain showers. A secondary powder room and family bathroom also feature high-end finishes.

Outside, the resort-style 12m x 4m saltwater pool includes a kids' splash zone, staircase, multiple depths, an in-floor cleaning system, and a water fountain. The grounds are fully irrigated with vegetable beds and town water access. A separate high-clearance shed with automated roller doors and a 187sqm granny flat provide immense utility and rental potential.

Property Style & Condition

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

Key Features

2.87-acre fully landscaped and fenced parcel
High-end luxury build completed in 2020
Main residence with six bedrooms plus versatile downstairs rumpus room
Separate two-bedroom granny flat (approx. 187sqm)
Resort-style 12m x 4m saltwater pool with heat pump and fountain
Miele appliances and Caesarstone benchtops in kitchen
Timber-lined cathedral ceilings in living areas
Polished concrete flooring downstairs, plush carpet upstairs
Three-phase power and NBN Fibre to the Premises
High-clearance shed with automated roller doors
Triple-car attached garage with workshop
Valley views from every angle
Dedicated fire pit area
Irrigation system and vegetable beds

Specifications

Property Details
Property Type Acreage
Stories 2
Parking Type attached garage, driveway
Construction brick,stone
Windows double pane
Gas natural gas
Internet FTTP,fiber
Location & Setting
Setting rural
Lot Position interior lot
Views mountain, valley
Beach Proximity short drive
Nearby Amenities
Near shopping mall
Near high school
Near primary school
Rental Information
long term rental only

Exterior

pool
heated pool
deck
timber deck
alfresco
outdoor kitchen
bbq area
fire pit
fenced yard
irrigation system
mature landscaping
garden
granny flat
workshop
shed
driveway
security gate
solar panels
heat pump

Indoor

open floor plan
cathedral ceilings
fireplace
hardwood floors
tile floors
carpet
walk in closet
kitchen island
quartz countertops
stainless steel appliances
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
dual vanity
rain shower
heated floors
ceiling fan
recessed lighting
sliding glass doors
refrigerator
oven
gas range
double oven
dishwasher
wine fridge
central ac
heat pump
split system
central ac
alarm system
security cameras
double story
Listed on 23 Sep 2026

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    Property     BOLWARRA HEIGHTS     LGA

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BOLWARRA HEIGHTS Statistics

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Crime in suburb of Bolwarra Heights NSW

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5-Year Crime Trend (2020 - 2024)

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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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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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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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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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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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