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16A BROUGHAM PLACE NORTH ADELAIDE SA 5006

TOWNHOUSE FOR SALE

$2,800,000

Estimated Valuation

16A BROUGHAM PLACE NORTH ADELAIDE SA 5006 Property Photo
Bedrooms

3

Bathrooms

1

Car Space

1

Land Size

-

Year Built

1975

Property Type

TownHouse

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Added 12 hours ago
Listing Price

Price withheld

Listed By
Harris Real Estate - Kent Town RLA 226409
This architectural townhome offers a rare opportunity to own a meticulously renovated residence in North Adelaide's prestigious Brougham Gardens precinct. Featuring iconic skyline views, designer finishes, and high-end European appliances, it is the perfect choice for buyers seeking a low-maintenance, luxury lifestyle within walking distance of Melbourne Street.

Description

This architectural three-bedroom townhome in North Adelaide is the result of a comprehensive renovation completed in 2025, set within a boutique and securely gated enclave. The property offers a refined living experience characterized by iconic skyline views stretching from the eastern foothills to the historic Brougham Place Uniting Church spire. Upon entry, you are greeted by a private terrace paved with Oyster travertine, ideal for entertaining under the stars within brush-fenced privacy. Inside, the open-plan living zone features crisp lines softened by chevron timber floors and a well-considered color palette. The home is defined by designer details throughout, including 2-pac joinery with aged bronze hardware and generous storage solutions.

The kitchen is a highlight of functionality and style, boasting stone benchtops, a hybrid laundry setup that can double as a butler's pantry, and high-end European appliances including Bosch induction cooking, Miele ovens, and integrated dishwashers. Access to the secure undercover carport is provided via a glazed custom back door that floods the space with winter sunlight.

Upstairs, the accommodation offers flexibility and luxury. One bedroom features a wall of robes and distinctive Anna Spiro 'Round the Garden' wallpaper, serving as an excellent guest room or study. The chic main bathroom includes underfloor heating, heated towel rails, and hand-made tiles imported from Morocco. A celestial loft-style bedroom sits above, bathed in northern sun with textured sisal carpets and a private balcony framing the city skyline. With plantation shutters and custom joinery throughout, this home presents a turnkey solution for those seeking cosmopolitan city-fringe prestige.

Property Style & Condition

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

Key Features

Architectural three-bedroom townhome
Renovated in 2025
Secure gated entry with intercom
Private Oyster travertine terrace
Brush-fenced privacy
Iconic skyline views to Brougham Place Uniting Church
Chevron timber floors
Open plan living zone
Designer 2-pac joinery
Stone benchtops
European appliances (Bosch induction, Miele oven)
Hybrid laundry/butler''s pantry
Secure undercover carport with private entry
Wall of robes in bedrooms
Chic bathroom with underfloor heating and Moroccan tiles
Loft-style bedroom with private balcony
Plantation shutters
Walking distance to Melbourne Street and CBD

Specifications

Property Details
Property Type townHouse
Architectural Style Contemporary,Aesthetic,Refined
Stories 2
Parking Type carport
Construction brick
Windows double pane
Location & Setting
Setting urban
Lot Position interior lot
Views city skyline, park
Nearby Amenities
Near downtown
Near public transit
Near university
Near shopping
Near restaurants
Near parks

Exterior

patio
fenced yard
privacy fence
garden
security gate
intercom
balcony
outdoor kitchen
gated community

Indoor

open floor plan
hardwood floors
kitchen island
pantry
walk in pantry
laundry room
home office
built in shelving
heated floors
ceiling fan
recessed lighting
sliding glass doors
loft
refrigerator
induction cooktop
oven
dishwasher
microwave
washer
dryer
radiant
split system
gated entry
intercom
Listed on 02 Oct 2026

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    Property     NORTH ADELAIDE     LGA

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NORTH ADELAIDE Statistics

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Safety Rank

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Overall Crime

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5-Year Crime Trend (2020 - 2024)

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Violent vs Property vs Other

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Victimization Probability

Violent Crime Chance 1 in X
Property Crime Chance 1 in X
State Average (Violent) 1 in 84

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The True Cost of Buying this Property

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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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net rent + gain after CGT, selling costs & loan payout
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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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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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