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2 DEFIANCE COURT NORMANVILLE SA 5204

HOUSE FOR SALE

$850,000

Estimated Valuation

2 DEFIANCE COURT NORMANVILLE SA 5204 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

4

Land Size

581 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 16 hours ago
Listing Price

$819,000-$869,000

Listed By
Harcourts Coast & Vines
This immaculately presented 4-bedroom home in Normanville offers a versatile opportunity to embrace a relaxed coastal lifestyle, whether as a permanent family residence or an established short-stay accommodation investment. The property boasts a substantial secure shed capable of housing multiple vehicles and beach gear, alongside a functional open-plan interior ready for immediate enjoyment.

Description

Positioned in a quiet pocket of Normanville, this immaculately maintained home offers space, flexibility, and the relaxed coastal lifestyle associated with this popular Fleurieu township. The property features light-filled interiors with a neutral colour palette and an easy-flowing floorplan centred around the open-plan living and dining area.

The home comprises four bedrooms, including a spacious master bedroom complete with its own ensuite. Built-in robes feature in three of the bedrooms, while the centrally positioned main bathroom services the remainder of the home. The kitchen is modern and functional, opening onto the living spaces to facilitate entertaining.

A standout feature is the generous front deck, creating the perfect space for enjoying a morning coffee or relaxing in peaceful surrounds. The property has previously operated as the successful short-stay accommodation 'Bungala Beach House', offering versatility for its next owner to continue as an Airbnb, use as a holiday escape, or settle in permanently.

Outside, low-maintenance gardens are complemented by concrete paving and a wide aggregate driveway, providing practical street-to-shed access. The substantial 6m x 9m secure shed is a major drawcard, with an impressive high-clearance entry of approximately 2.81m and plenty of room for multiple vehicles, a boat, caravan, and beach gear. A 3kW solar system adds further practicality, helping to reduce everyday energy costs.

The location is another highlight, with Normanville's town centre just over a 5-minute walk away, putting an abundance of cafés, eateries, shops, and everyday conveniences close to home. Bungala River and nearby reserves are also within walking distance, while the beautiful Normanville Beach and The Links Lady Bay Golf Course are just a short drive away.

Yankalilla is approximately five minutes away, providing further shopping and amenities along with schooling and childcare options, making the property equally well suited to permanent family living as it is to a weekend escape. The location also provides an ideal base for exploring more of the Fleurieu Peninsula, with Myponga, Ingalalla Falls, and Second Valley among the many popular destinations within easy reach for days spent outdoors.

Property Style & Condition

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

Key Features

4 Bedrooms
2 Bathrooms
Master bedroom with ensuite
Built-in robes in 3 bedrooms
Open-plan living and dining area
Generous front deck
Substantial 6m x 9m secure shed with high-clearance entry
Wide aggregate driveway
3kW solar system
Low-maintenance gardens
Concrete paving
Close proximity to Normanville town centre
Walking distance to Bungala River and reserves
Short drive to Normanville Beach and The Links Lady Bay Golf Course

Specifications

Property Details
Property Type House
Architectural Style modern,coastal,minimalist
Stories 1
Parking Type driveway
Construction wood frame
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views ocean partial, golf course
Beach Proximity short drive
Nearby Amenities
Near beach
Near golf course
Near shopping
Near restaurants
Near parks
Rental Information
short term rental allowed
vacation rental licensed

Exterior

deck
timber deck
shed
driveway
solar panels
solar panels
none

Indoor

open floor plan
hardwood floors
kitchen island
stainless steel appliances
built in shelving
ceiling fan
recessed lighting
sliding glass doors
primary suite
ensuite bathroom
dual vanity
refrigerator
oven
gas range
dishwasher
none
split system
secure shed
single story
Listed on 29 Sep 2026

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    Property     NORMANVILLE     LGA

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NORMANVILLE Statistics

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

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Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

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Crime Breakdown vs State Average

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Age Distribution Profile

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Crime in suburb of Normanville SA

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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 Normanville SA

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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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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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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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