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1852 BRUNY ISLAND MAIN ROAD GREAT BAY TAS 7150

HOUSE FOR SALE

$975,000

Estimated Valuation

1852 BRUNY ISLAND MAIN ROAD GREAT BAY TAS 7150 Property Photo
Bedrooms

2

Bathrooms

1

Car Space

2

Land Size

1,429 m²

Year Built

2018

Property Type

House

COMPARE LISTINGS
Added 8 hours ago
Listing Price

$950,000+

Listed By
First National Real Estate Kingston

This exceptional beachfront residence on Bruny Island combines architect-designed luxury with immediate access to Great Bay Beach. Built in 2018 with an 8-star energy rating, the home features high-end finishes, expansive timber interiors, and a robust corrugated metal exterior perfect for island living.

Description

Located in Great Bay on Bruny Island, this architect-designed property offers a unique combination of luxury and rugged island living. Built in 2018 by a respected local master builder, the residence features a striking corrugated metal exterior that blends with the natural surroundings while providing durability against the coastal elements. The home is positioned directly beside protected Great Bay Beach, offering residents immediate access to the shoreline and extensive water views. Inside, the property boasts a bright, open-plan living area characterized by high ceilings, Tassie Oak solid timber flooring, and expansive glazing that draws the landscape indoors. The design emphasizes indoor-outdoor flow, with glass sliders opening onto an expansive entertaining deck equipped with a motorized retractable awning for all-weather enjoyment.

The interior is defined by its contemporary aesthetic, featuring a kitchen with timber benchtops, a Pyroclassic wood heater for warmth, and off-peak energy-efficient panel heaters. The home holds an impressive 8-star energy rating, achieved through double glazing and full insulation, ensuring comfort regardless of the season. Although currently configured as a two-bedroom residence with loft storage, the layout offers flexibility for future expansion or the addition of a second cabin, supported by the substantial 1,429m² land size.

The setting is described as a private ecological sanctuary, complete with established native gardens and opportunities to spot local wildlife such as sea eagles and seals. Practical amenities include a workshop container, garden shed, EV charging point, and NBN broadband wireless connection. The property is accessible via a quality sealed road just 12 minutes from the Bruny Island ferry terminal, making it suitable for permanent living, a private island retreat, or holiday accommodation.

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

Absolute beachfront position beside protected Great Bay Beach
Direct access to sandy beach from property boundary
Architect-designed by two architects
Built in 2018 by a respected master builder
Impressive 8-star energy rating
Approximately 118m² of living space including loft
Two-bedroom configuration with flexible potential
High ceilings and expansive glazing
Tassie Oak solid timber flooring
Timber kitchen benchtops
Double glazing and full insulation
Off-peak energy-efficient panel heaters
Pyroclassic wood heater
Expansive waterfront entertaining deck
Motorized Helioscreen retractable awning
Established native gardens
Dedicated EV charging point
Workshop container and garden shed
NBN broadband wireless connection
Aurora Energy connection with off-peak tariff
Low-maintenance grounds

Specifications

Property Details
Property Type House
Stories 1
Parking Type ev charging, street parking
Construction steel
Windows double pane,floor to ceiling
Gas lpg gas
Internet nbn
Location & Setting
Setting rural
Lot Position waterfront lot
Views ocean panoramic, bay
Waterfront bayfront
Beach Proximity beachfront
Nearby Amenities
Near beach
Near trails
Rental Information
short term rental allowed

Exterior

deck
timber deck
native garden
workshop
shed
driveway
off grid power

Indoor

open floor plan
vaulted ceilings
fireplace
hardwood floors
kitchen island
loft
built in shelving
refrigerator
oven
dishwasher
central
heat pump
single story
Listed on 03 Sep 2026

Property Location Map

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    Property     GREAT BAY     LGA

Property Transaction History

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GREAT BAY Statistics

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High Owner Occupier % and Family Household %.

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Crime in suburb of Great Bay TAS

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Safety Rank

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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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Fully updated to reflect the latest Federal Budget provisions, it analyses rental yield, cash flow, and overall Return on Investment (ROI), giving you the clarity to assess whether a property truly aligns with your financial objectives.

The True Cost of Buying this Property

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Investment Calculator

  Investment Viability Engine · 2026 Tax Rules

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Fill in the essentials on the left. The verdict and your projected take-home profit update live on the right.

Select property type and purchase date to see which tax regime applies.

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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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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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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