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18 ERITH LANE KALORAMA VIC 3766

HOUSE FOR SALE

$1,850,000

Estimated Valuation

18 ERITH LANE KALORAMA VIC 3766 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

3

Land Size

4,898 m²

Year Built

-

Property Type

House

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Added yesterday
Listing Price

$1,750,000 - $1,900,000

Listed By
Fletchers - Yarra Ranges
This luxurious stone chalet in Kalorama offers an unparalleled lifestyle with breathtaking panoramic views from its expansive deck and over one acre of manicured gardens. The home boasts exceptional craftsmanship, bespoke finishes, and the unique potential to operate as a registered Bed and Breakfast, making it an ideal investment for families or hospitality enthusiasts seeking sophistication and versatility.

Description

Located in the prestigious hills suburb of Kalorama, this spectacular stone chalet sits on over one acre of manicured and natural gardens. The property features a remote gate entry, sealed driveway, and a striking stone façade that hints at the luxury within. The interior has been impeccably updated with bespoke finishes, including rich timber flooring throughout, soaring cathedral ceilings, and high-end appliances such as an integrated fridge and induction cooktop. A key feature is the opulent chef's kitchen boasting bespoke ceramic benchtops and a striking copper splashback.

The open-plan living area flows seamlessly onto an expansive deck that captures breathtaking panoramic views across the surrounding landscape. This entertaining space is complemented by a dedicated BBQ and lounge pergola, making it ideal for hosting gatherings. The home also includes a magnificent open wood fire in the lounge, adding to the cozy yet sophisticated atmosphere.

Accommodation consists of four bedrooms. The main bedroom on the upper level offers two private balconies, two walk-in robes, and a designer ensuite featuring a fluted finish bathtub, Dripart tiles, and a frameless rain shower. A secondary living area and study nook branch off to three further bedrooms with built-in robes and another premium bathroom. Additional features include a guest powder room, deluxe laundry, storeroom/cellar, new gas ducted heating, rewiring, replumbing, and insulation.

Outside, the grounds are beautifully landscaped with a Coldstream crazy pave stone patio and an inviting fire pit area. The property includes a double garage with internal access and an extra-height single carport suitable for recreational vehicles. Notably, this residence is registered as a Bed and Breakfast with Yarra Valley Council, offering potential for additional income generation, subject to approvals.

Property Style & Condition

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

Key Features

Over 1 acre of manicured and natural gardens
Remote gate entry and sealed driveway
Spectacular stone façade
Expansive outdoor entertaining deck with panoramic views
Dedicated BBQ and lounge pergola
Opulent chef''s kitchen with bespoke ceramic benchtops and copper splashback
Integrated Fisher & Paykel fridge, induction cooktop, Smeg appliances
Cathedral ceilings and timber flooring throughout
Magnificent open wood fire in the lounge
Main bedroom with two private balconies and walk-in robes
Designer ensuite with fluted bathtub and frameless rain shower
Secondary living area and study nook
Three further bedrooms with built-in robes
Registered Bed and Breakfast potential
Double garage and extra-height single carport

Specifications

Property Details
Property Type House
Stories 3
Parking Type attached garage, carport, rv parking
Construction stone
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Views ocean panoramic, valley
Rental Information
short term rental allowed

Exterior

deck
timber deck
patio
covered patio
alfresco
balcony
bbq area
fire pit
pergola
fenced yard
mature landscaping
garden
double carport
driveway
security gate

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
fireplace
hardwood floors
walk in closet
kitchen island
pantry
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
soaking tub
rain shower
skylight
recessed lighting
sliding glass doors
refrigerator
oven
induction cooktop
microwave
barbeque
central
split system
gated entry
Listed on 19 Sep 2026

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    Property     KALORAMA     LGA

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KALORAMA Statistics

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

School Quality (ICSEA) vs Safety Index.

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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Health & Wellbeing Indicators

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Commute & Transport Mix

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Income vs Cost of Living

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Crime in suburb of Kalorama VIC

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Population

-

Crimes Committed

-

Crime Rate

- per 1,000

Safety Rank

-/100

Overall Crime

-

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

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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.

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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