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2 DOYLE PLACE MERIMBULA NSW 2548

HOUSE FOR SALE

$1,200,000

Estimated Valuation

2 DOYLE PLACE MERIMBULA NSW 2548 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

3

Land Size

948 m²

Year Built

1970

Property Type

House

COMPARE LISTINGS
Added 12 hours ago
Listing Price

$1,235,000

Listed By
Dwyer Properties Sapphire Coast
2 Doyle Place is a character-filled coastal home offering panoramic views of Merimbula Lake and the ocean from both levels. With 4 bedrooms, a double garage, and a rare separate downstairs suite, this established property offers immense versatility for families or investors seeking a unique lifestyle in a prime location.

Description

Set in a quiet cul-de-sac in Merimbula, this 4-bedroom, 2-bathroom home offers a unique blend of classic 1970s character and modern coastal living. The property is built on a 948 sqm block and features an impressive dual-level layout. The main upper level includes a spacious sunken lounge room with exposed brickwork and timber rafters, flowing into an open-plan kitchen and dining area. Large windows frame sweeping views of Merimbula Lake, the bay, and the ocean beyond. The master bedroom is generously proportioned with dual built-in robes, while two additional bedrooms share a separate upstairs bathroom.

A significant feature is the completely separate downstairs accommodation, which functions as a private retreat with its own kitchen, living area, two bedrooms, and bathroom. This lower level retains original retro styling with bold red benchtops and classic brickwork but offers excellent flexibility for extended family or income potential. The exterior boasts an upgraded covered deck perfect for entertaining, established gardens, and 3 parking spaces including a double garage.

The home is described as having warmth and character, though the aesthetic leans heavily into its 1970s origins with rich timber tones and exposed face brick. While the structure appears solid, the style is distinctively vintage rather than contemporary. Buyers seeking a project to modernize may find this appealing, while those who appreciate period charm will enjoy the nostalgia. The property is moments from Main Beach and local amenities.

Property Style & Condition

Overall
outdated
fair
Condition
Exterior
mid century modern
good
Condition
Livingroom
outdated
fair
Condition
Bedrooms
standard
good
Condition
Kitchen
outdated
fair
Condition
Bathroom
standard
good
Condition
Yard
landscaped
good
Condition

Key Features

Panoramic views of Merimbula Lake, Bay, and Ocean
4 Bedrooms total (2 upstairs, 2 downstairs)
2 Bathrooms plus separate powder rooms
Completely separate downstairs accommodation with own kitchen
Sunken lounge room with exposed brick fireplace
Rich timber tones and exposed timber rafters throughout
Upgraded covered deck for entertaining
Double garage plus additional parking (3 total)
Established gardens on 948 sqm block
Plantation shutters and clerestory windows
Quiet cul-de-sac position

Specifications

Property Details
Property Type House
Architectural Style retro,character home,mid century
Stories 2
Parking Type attached garage, driveway
Construction brick,wood frame
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position cul de sac
Views ocean panoramic, lake, bay
Waterfront lakefront
Beach Proximity short drive
Nearby Amenities
Near beach
Near downtown
Near shopping
Near parks
Rental Information
long term rental only

Exterior

deck
timber deck
covered patio
mature landscaping
garden
double carport
driveway

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
fireplace
built in shelving
ceiling fan
sliding glass doors
dishwasher
oven
gas range
heat pump
split system
double story
Listed on 17 Sep 2026

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    Property     MERIMBULA     LGA

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MERIMBULA Statistics

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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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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.

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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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