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183 BERRY ROAD GIDGEGANNUP WA 6083

FARM FOR SALE

$2,050,000

Estimated Valuation

183 BERRY ROAD GIDGEGANNUP WA 6083 Property Photo
Bedrooms

5

Bathrooms

2

Car Space

8

Land Size

20.04 m²

Year Built

-

Property Type

Farm

COMPARE LISTINGS
Added 2 hours ago
Listing Price

From $2,100,000

Listed By
Joudo Realty Group
Escape to your own private sanctuary on 50 acres just 50 minutes from Perth CBD. This property offers a spacious family home, massive land for hobby farming or livestock, and robust infrastructure including solar power and a high-yield bore.

Description

This substantial rural property sits on approximately 50 acres in Gidgegannup, combining a spacious family home with extensive land infrastructure. The exterior features a traditional single-story design with a red tiled roof and large gravel driveway capable of parking up to 8 vehicles. The interior centers around a massive open-plan kitchen, dining, and living area characterized by high ceilings, timber flooring, and stone benchtops. The galley-style kitchen is well-equipped with stainless steel appliances, including a five-burner cooktop, double ovens, and dishwasher.

The home offers five bedrooms. The master suite is particularly generous, featuring his-and-hers walk-in robes and an ensuite with a double vanity and private patio access. Three other bedrooms include built-in robes, while the fifth room provides versatile space for a study or office. A separate games room adds to the living options. The main bathroom features modern tiling, dual vanities, and a glass-enclosed shower.

The property is equipped with 6.6kW solar panels, ducted evaporative air conditioning, and split-system cooling. Key infrastructure includes a bore producing approximately 1,000 liters per hour, a massive 150,000L rainwater tank, underground power, and NBN connectivity. The grounds include established orange, lemon, and mandarin trees, four fenced paddocks with gated access, and extensive sheds suitable for machinery or livestock.

Property Style & Condition

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

Key Features

Approximately 50 acres of land
Substantial rural property with space and privacy
Beautifully appointed family home
Established paddocks and extensive shedding
Excellent water infrastructure (bore and rainwater tank)
Spacious open-plan kitchen, dining, and living area
High ceilings throughout main living areas
Galley kitchen with stone benchtops
Stainless steel appliances including five-burner cooktop and double ovens
Master suite with his-and-hers walk-in robes
Ensuite with double vanity and private patio
Five bedrooms total, with built-in robes in three
Versatile fifth bedroom ideal for study or office
Multiple living areas including lounge and games room
Split-system and ducted evaporative air conditioning
6.6kW solar system
iStore 270L heat-pump hot water system
Large outdoor entertaining area
Approx. 7 acres of natural bushland
Four fenced paddocks with gated access
Established orange, lemon, and mandarin trees
Bore producing approx. 1,000L per hour
Massive 150,000L rainwater tank
Extensive sheds, carports, and parking for up to 8 vehicles
Underground power and NBN internet
Approx. 5 minutes to Noble Falls Tavern
School bus service and grocery delivery available

Specifications

Property Details
Property Type Farm
Stories 1
Parking Type driveway, carport
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position corner lot
Views forest, valley
Nearby Amenities
Near schools
Rental Information
long term rental only

Exterior

patio
fenced yard
rainwater tank
shed
carport
bore water
retaining walls
driveway
security gate
solar panels
heat pump
rainwater collection

Indoor

open floor plan
vaulted ceilings
hardwood floors
kitchen island
granite countertops
stainless steel appliances
walk in closet
primary suite
ensuite bathroom
dual vanity
rain shower
ceiling fan
recessed lighting
french doors
sliding glass doors
refrigerator
oven
gas range
double oven
microwave
dishwasher
forced air
split system
central ac
gated entry
single story
Listed on 12 Sep 2026

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    Property     GIDGEGANNUP     LGA

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GIDGEGANNUP Statistics

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Crime in suburb of Gidgegannup WA

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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

Schools within the catchment Gidgegannup WA

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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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Ownership structure & income splittingSole, joint (split income), company or trust?
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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 + 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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