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187 BOOKER BAY ROAD BOOKER BAY NSW 2257

DUPLEX FOR SALE

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Estimated Valuation

187 BOOKER BAY ROAD BOOKER BAY NSW 2257 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

4

Land Size

-

Year Built

-

Property Type

Duplex

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Added 7 hours ago
Listing Price

Price withheld

Listed By
The Agency - Central Coast
This Booker Bay property is a highly engineered luxury duplex built for permanence with reinforced concrete construction and advanced flood protection systems. Designed as a legacy home, it offers sophisticated coastal living with four bedrooms, a heated pool, solar power, and an accessible layout suitable for multi-generational families.

Description

This Booker Bay residence is a luxury duplex defined by its exceptional engineering and coastal resilience. Constructed entirely of reinforced concrete, the home features suspended slabs, integrated blade walls, and an advanced insulated wall system anchored by eight-metre screw pile foundations. The design includes purpose-designed hydraulic flood protection, stormwater detention systems, and dual pumps with Tesla battery backup, ensuring durability in demanding coastal conditions. The property is fully equipped with a premium 15kW Enphase solar system, 28kWh Tesla Powerwall storage, EV charging, heat pump hot water, and energy-efficient pool heating.

The sophisticated upside-down floorplan places the main living areas on the upper level to maximize views. The open-plan interiors feature soaring ceilings, travertine benchtops, and a chef's 900mm oven in the kitchen, flowing seamlessly onto an elevated entertaining terrace with a heated concrete pool and outdoor barbecue. Accommodation includes four oversized bedrooms: a principal suite with a custom walk-in wardrobe and ensuite; a second master suite with a private balcony; and two additional bedrooms. The home is accessible via an Italian-designed lift connecting three levels, with wider hallways and wheelchair-friendly design throughout.

Comfort features include underfloor heating in the principal living areas and bathrooms, zoned Daikin ducted air conditioning, and premium Krix in-ceiling speakers across three zones. The exterior offers resort-inspired living around a heated concrete pool framed by travertine surrounds, an outdoor shower, and views of the bay.

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

Reinforced concrete construction
Suspended slabs and blade walls
ZEGO insulated wall system
Eight-metre screw pile foundations
Hydraulic flood protection
Stormwater detention system
Dual Italian-engineered pumps
Tesla battery backup
15kW Enphase solar system
28kWh Tesla Powerwall
EV charging
Heat pump hot water
Heated concrete pool
Up-side-down floorplan
Travertine benchtops
Chef''s 900mm oven
Four oversized bedrooms
Principal suite with walk-in wardrobe
Second master suite with private balcony
Italian-designed lift
Wider hallways and doorways
Underfloor heating
Zoned Daikin ducted air conditioning
Premium Krix in-ceiling speakers
Outdoor kitchen and barbecue
Three levels of living space

Specifications

Property Details
Property Type Duplex
Stories 3
Parking Type driveway, ev charging
Construction concrete
Windows double pane,floor to ceiling
Internet fiber
Location & Setting
Setting suburban
Lot Position corner lot
Views ocean panoramic, bay
Waterfront bayfront
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near marina
Rental Information
long term rental only

Exterior

pool
heated pool
outdoor kitchen
bbq area
patio
balcony
rooftop terrace
outdoor shower
driveway
security gate
intercom
solar panels
battery storage
heat pump

Indoor

open floor plan
vaulted ceilings
kitchen island
walk in closet
primary suite
ensuite bathroom
dual vanity
rain shower
heated floors
recessed lighting
sliding glass doors
built in shelving
elevator
wide doorways
smart home
oven
barbeque
heat pump
radiant
central ac
alarm system
smart locks
wheelchair accessible
elevator
wide doorways
Listed on 02 Sep 2026

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    Property     BOOKER BAY     LGA

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BOOKER BAY Statistics

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Crime in suburb of Booker Bay NSW

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Safety Rank

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Overall Crime

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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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  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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Interest on the borrowed deposit is also tax-deductible and is added to your gearing position. Your true out-of-pocket cash is reduced by whatever portion you borrow.
Borrowing capacity & serviceabilityCan you actually get the loan? Lender stress test.
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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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net rent + gain after CGT, selling costs & loan payout
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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.

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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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