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184 6 CHARLSTON PLACE KULUIN QLD 4558

HOUSE FOR SALE

$1,900,000

Estimated Valuation

184 6 CHARLSTON PLACE KULUIN QLD 4558 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

2

Land Size

-

Year Built

2020

Property Type

House

COMPARE LISTINGS
Added 14 hours ago
Listing Price

$1,875,000

Listed By
Cube Real Estate - Sunshine Coast
Secure a rare waterfront position in this almost new, two-level residence at GemLife Maroochy Quays, offering expansive living spaces and direct access to the water. This property is ideal for buyers seeking a low-maintenance resort lifestyle with high-end finishes and an upper-level retreat.

Description

This almost new, two-level waterfront residence is situated within the highly regarded GemLife Maroochy Quays community. The home presents with a modern coastal-inspired aesthetic, featuring a crisp neutral colour palette and high ceilings that create a light, fresh atmosphere throughout. The ground floor comprises an exceptionally generous open-plan living, dining, and kitchen area anchored by a contemporary kitchen with stone benchtops, a large island, and a substantial walk-in pantry. A key feature is the expansive covered waterfront deck, equipped with a Corradi retractable pergola system, which seamlessly connects the interior to the peaceful water outlook.

The lower level includes a private master suite with direct access to the deck, a walk-in robe, and a modern ensuite with twin vanities. A second bedroom with plantation shutters and a dedicated study offer excellent flexibility on this level. The upper-level retreat provides significant additional value, featuring a large lounge, kitchenette, multipurpose room, bathroom, and a private balcony overlooking the water. Practicality is enhanced by a separate laundry, walk-in pantry, and a double garage.

Residents benefit from access to resort-style facilities centred around the waterfront Country Club within this secure over-50s community. Located in Kuluin, the property offers convenience with proximity to Maroochydore, Sunshine Plaza, beaches, and medical facilities. The home is described as beautifully presented with quality finishes throughout, making it an ideal turnkey solution for those seeking a resort lifestyle without the maintenance of a traditional large property.

Property Style & Condition

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

Key Features

Waterfront position within GemLife Maroochy Quays
Two-level design with fresh contemporary interiors
Expansive covered waterfront deck with Corradi retractable pergola
Upper-level private retreat with lounge, kitchenette, and bathroom
Open-plan living, dining, and kitchen area
Contemporary kitchen with stone benchtops and large island
Substantial walk-in pantry
Master suite with direct deck access and twin vanity ensuite
Second bedroom and dedicated study on main level
Upper-level private balcony overlooking water
Double garage and separate laundry
Plantation shutters, ducted air-conditioning, and ceiling fans
Resort-style facilities and Country Club access
Secure over-50s community

Specifications

Property Details
Property Type House
Architectural Style contemporary,coastal
Stories 2
Parking Type attached garage
Construction brick,concrete
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position waterfront lot
Views river, water
Waterfront riverfront
Beach Proximity short drive
Nearby Amenities
Near beach
Near shopping mall
Near restaurants
Near hospital
Near parks
Rental Information
no rentals allowed

Exterior

deck
timber deck
covered patio
pergola
balcony
mature landscaping
driveway
double carport
solar panels
gated community
clubhouse
community pool
gym
golf course

Indoor

open floor plan
vaulted ceilings
hardwood floors
walk in closet
kitchen island
granite countertops
quartz countertops
stainless steel appliances
pantry
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
dual vanity
ceiling fan
recessed lighting
sliding glass doors
built in shelving
refrigerator
oven
microwave
dishwasher
washer
dryer
central
central ac
intercom
double story
Listed on 01 Sep 2026

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    Property     KULUIN     LGA

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KULUIN Statistics

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Crime in suburb of Kuluin QLD

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Crimes Committed

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Safety Rank

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Overall Crime

-

5-Year Crime Trend (2020 - 2024)

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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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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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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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