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18 ST JAMES ROAD VARROVILLE NSW 2566

ACREAGE FOR SALE

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Estimated Valuation

18 ST JAMES ROAD VARROVILLE NSW 2566 Property Photo
Bedrooms

9

Bathrooms

7

Car Space

13

Land Size

9,995.74 m²

Year Built

-

Property Type

Acreage

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Added 13 hours ago
Listing Price

Price withheld

Listed By
@realty - National Head Office Australia

Discover the ultimate acreage lifestyle in Varroville with this unique 2.5-acre property featuring three distinct dwellings, a dam, and extensive recreational facilities. Perfect for families seeking privacy or investors looking for multiple income streams, this versatile holding combines a renovated family home with separate living quarters and massive hobby/workshop spaces.

Description

This exceptional property in the rural-residential enclave of Varroville offers a rare opportunity to acquire a massive 2.5-acre holding comprising three separate dwellings, extensive acreage, and diverse recreational facilities. The main residence (Dwelling A) is a spacious family home featuring four bedrooms with built-in robes, including a master suite with a walk-in robe and ensuite. It has been updated with a renovated kitchen and bathroom, while retaining character features such as a large lounge room with a combustion fireplace and timber-lined ceiling details. The interior condition of the main house appears good to excellent, with modern finishes in the kitchen and bathrooms complementing traditional elements.

Dwelling B provides comfortable independent living, ideal for extended family or rental income, featuring a large bedroom with mirrored wardrobes, a modern kitchen, and split-system air conditioning. Dwelling C is a massive recreational and hobby space, boasting a huge seven-space carport, a renovated kitchen, two bathrooms, and substantial multipurpose areas totaling over 140 square meters for workshops or games rooms.

The outdoor lifestyle is defined by approximately 2.5 acres of cleared, fenced land suitable for livestock, an inground swimming pool, a large dam, and multiple entertaining zones including an undercover area with an outdoor kitchen and bathroom. The property features extensive vehicle accommodation (13 spaces total) and a workshop, making it highly functional for hobbyists or farmers. While the acreage setting is pristine and manicured, the older aesthetic of Dwelling B's interior suggests it may require some cosmetic updating compared to the more modern main residence.

Property Style & Condition

Overall
contemporary
good
Condition
Exterior
traditional
excellent
Condition
Livingroom
contemporary
good
Condition
Bedrooms
standard
fair
Condition
Kitchen
contemporary
excellent
Condition
Bathroom
contemporary
good
Condition
Yard
landscaped
excellent
Condition

Key Features

Approx. 2.5 acres of land
Three separate dwellings
Inground swimming pool
Large dam
Cleared and fenced land suitable for livestock
Main Residence: Four bedrooms with built-in robes
Master bedroom with walk-in robe and ensuite
Renovated kitchen in main residence
Renovated bathroom in main residence
Large lounge room with combustion fireplace
Dwelling B: Independent living with modern kitchen
Dwelling C: Huge seven-space carport
Dwelling C: Large renovated kitchen and two bathrooms
Dwelling C: Approx. 9.5m x 14m multipurpose area
Approx. 5.5m x 10m games room
Outdoor bathroom and outdoor kitchen
7m x 7.2m workshop area
Extensive vehicle accommodation (13 spaces)
Split-system air conditioning throughout
Close proximity to highly regarded schools

Specifications

Property Details
Property Type Acreage
Architectural Style contemporary,traditional
Stories 1
Parking Type attached garage, detached garage, carport, driveway
Construction brick,wood frame
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position corner lot
Views valley, forest, sunset
Nearby Amenities
Near high school
Near primary school
Near tafe
Rental Information
long term rental only

Exterior

pool
deck
covered patio
outdoor kitchen
bbq area
fenced yard
privacy fence
water tank
bore water
workshop
shed
carport
double carport
retaining walls
driveway
solar panels

Indoor

fireplace
walk in closet
kitchen island
stainless steel appliances
ensuite bathroom
soaking tub
dual vanity
rain shower
split system
crown molding
built in shelving
refrigerator
oven
microwave
dishwasher
barbeque
baseboard
split system
security cameras
single story
Listed on 17 Sep 2026

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    Property     VARROVILLE     LGA

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VARROVILLE Statistics

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Crime in suburb of Varroville NSW

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Population

-

Crimes Committed

-

Crime Rate

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Safety Rank

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Overall Crime

-

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Top 10 Offense Types (2024)

Victimization Probability

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

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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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Ownership structure & income splittingSole, joint (split income), company or trust?
A negatively geared property usually works best held by the higher earner; a positively geared one benefits from being split to the lower earner. This is general information only.
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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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.

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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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