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183 HARPERS ROAD WOODEND VIC 3442

ACREAGE FOR SALE

$2,450,000

Estimated Valuation

183 HARPERS ROAD WOODEND VIC 3442 Property Photo
Bedrooms

4

Bathrooms

3

Car Space

4

Land Size

8.09 m²

Year Built

1971

Property Type

Acreage

COMPARE LISTINGS
Added 7 hours ago
Listing Price

$2,400,000-$2,600,000

Listed By
Mount Macedon Realty - MACEDON
This 20-acre Woodend estate offers a rare combination of luxury living and serious equestrian infrastructure. Featuring an extensively renovated home with a self-contained apartment, a heated saltwater pool, and professional-grade riding arenas, this property is designed for high-end rural lifestyle enthusiasts.

Description

This Ardan Park property offers a substantial lifestyle opportunity set across approximately 8.09 hectares (20 acres) in the elevated position of Woodend, Victoria. The residence is a single-story home originally constructed in 1971 and has been extensively renovated to provide modern living standards. The interior features an expansive open-plan kitchen, dining, and family area that serves as the heart of the home, complete with Euro Maid appliances, stone benchtops, and double-glazed windows. There are four spacious bedrooms; the master includes an ensuite and robe, while other bedrooms feature carpet flooring and ceiling fans. A fully self-contained apartment with private access offers a kitchenette, bedroom, living area, and laundry, ideal for extended family or guests. The home is supported by multiple heating and cooling systems, including split-system air conditioning and wood combustion heaters.

Outside, the property boasts impressive equestrian infrastructure, including a 20m x 60m sand arena, powered shed, loose boxes, and tack room. A 9.5m x 3.5m heated saltwater swimming pool with an electric heat pump is surrounded by mature gardens and timber decking. The grounds feature four large fenced paddocks, a rear bush paddock for privacy, a dam, and bore water supply. Parking includes a four-car workshop/garage and an additional two-car garage, providing ample space for machinery and recreational vehicles.

Property Style & Condition

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

Key Features

Approximately 8.09 hectares (20 acres) of land
Extensively renovated single-story residence
4 bedrooms with master ensuite and robe
Fully self-contained apartment with private access
Open-plan kitchen with Euro Maid appliances
Separate formal lounge with wood combustion heater
Heated saltwater swimming pool (9.5m x 3.5m)
20m x 60m sand riding arena
Powered shed, loose boxes, and tack room
48,000-litre water tank and bore water supply
Six-person sauna
Four-car workshop/garage plus two-car garage
Mature gardens and tree-lined driveway
Split-system air conditioning throughout

Specifications

Property Details
Property Type Acreage
Architectural Style contemporary,modern
Stories 1
Parking Type detached garage, driveway
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position interior lot
Views sunset, valley, forest
Nearby Amenities
Near trails
Near parks
Rental Information
long term rental only

Exterior

pool
heated pool
deck
timber deck
patio
fenced yard
mature landscaping
garden
rainwater tank
bore water
workshop
shed
double carport
driveway
rainwater collection

Indoor

open floor plan
fireplace
tile floors
carpet
kitchen island
quartz countertops
stainless steel appliances
laundry room
home office
primary suite
ensuite bathroom
ceiling fan
recessed lighting
sliding glass doors
refrigerator
oven
dishwasher
forced air
radiant
split system
single story
Listed on 08 Sep 2026

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    Property     WOODEND     LGA

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WOODEND Statistics

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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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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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rent cash flow + capital gain − all costs & tax
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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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