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16 LIFFORD ROAD FLOREAT WA 6014

HOUSE FOR SALE

$5,000,000

Estimated Valuation

16 LIFFORD ROAD FLOREAT WA 6014 Property Photo
Bedrooms

3

Bathrooms

3

Car Space

2

Land Size

903 m²

Year Built

1966

Property Type

House

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Added 11 hours ago
Listing Price

All Offers by 6th October

Listed By
ZSA ZSA Property - PERTH
Iwanoff House in Floreat offers a unique opportunity to own a piece of Western Australian architectural history, blending 1960s Brutalist design with modern luxury. This meticulously restored residence features 3 bedrooms, a new main suite, high-end appliances, and a resort-style rear garden with a plunge pool, all situated on a quiet street facing a reserve.

Description

This property is Iwanoff House, a rare piece of architectural history located in the prime suburb of Floreat, Western Australia. Built in 1966 as both a family residence and architectural practice for Iwan Iwanoff, this home features an unmistakable Brutalist style characterized by concrete besser block construction, sculptural façade panels, and continuous strip windows. The property sits on a spacious 903 square meter lot facing Roscommon Reserve.

Recently, the house has undergone a significant restoration guided by heritage consultants to preserve its original character while updating systems for modern living. Key structural updates include a new roof, insulation, plumbing, and electrical work. The interior retains Iwanoff's signature warmth through restored timber window frames, extensive custom wood cabinetry, and timber panelling.

The accommodation comprises 3 bedrooms and 3 bathrooms. A notable feature is the brand-new main suite located on the ground floor, offering a private retreat with curved forms and textured finishes. The two additional bedrooms are situated upstairs, each featuring its own ensuite bathroom and retaining original detailing like wallpaper and built-in storage. All bedrooms have continuous glazing framing the surrounding landscape.

The living areas are expansive and light-filled, maintaining the openness of the original planning. The ground floor includes Iwanoff's former studio, now a substantial second living area or home office. The upper level features a principal living area connected to a completely new kitchen and dining space. The kitchen is equipped with high-end appliances including V-ZUG steam/convection ovens, an induction cooktop, Miele dishwasher, Fisher & Paykel refrigerator, and Zip tap.

The exterior landscaping has been completely revitalized with native plantings, established trees, concrete terraces, and timber decks. A heated salt-chlorinated plunge pool is integrated into the rear garden, featuring smart Wi-Fi functionality and automatic lighting. The property offers 2 parking spaces via restored carport areas.

Property Style & Condition

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

Key Features

Significant architectural provenance by Iwan Iwanoff
Brutalist style with concrete besser block design
Extensive restoration preserving original character
3 Bedrooms with 3 Ensuite Bathrooms
Brand new ground floor main suite
Continuous glazing and strip windows
Restored timber window frames and panelling
Custom wood veneer cabinetry throughout
New kitchen with V-ZUG, Miele, and Fisher & Paykel appliances
Former architectural studio converted to second living/office
Heated salt-chlorinated plunge pool with smart lighting
New native landscaping and established trees
Timber decks and concrete terraces
New roof, insulation, plumbing, and electrical systems
Quiet location facing Roscommon Reserve
2 Car parking spaces

Specifications

Property Details
Property Type House
Architectural Style Brutalist,Mid-Century Modern,Contemporary Renovation
Stories 2
Parking Type carport
Construction concrete
Windows floor to ceiling
Gas natural gas
Location & Setting
Setting suburban
Lot Position interior lot
Views park, forest
Beach Proximity short drive
Nearby Amenities
Near parks
Near schools
Near shopping
Rental Information
long term rental only

Exterior

plunge pool
heated pool
deck
timber deck
patio
mature landscaping
garden
native garden
irrigation system
retaining walls
carport
smart home

Indoor

open floor plan
hardwood floors
kitchen island
walk in closet
built in shelving
home office
primary suite
ensuite bathroom
refrigerator
oven
induction cooktop
dishwasher
central
split system
none
single story
Listed on 19 Sep 2026

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    Property     FLOREAT     LGA

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FLOREAT Statistics

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Safety Rank

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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.
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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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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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