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2 MIDDLETON WAY DORROUGHBY NSW 2480

HOUSE FOR SALE

$2,100,000

Estimated Valuation

2 MIDDLETON WAY DORROUGHBY NSW 2480 Property Photo
Bedrooms

5

Bathrooms

3

Car Space

9

Land Size

3.49 m²

Year Built

2023

Property Type

House

COMPARE LISTINGS
Added 7 hours ago
Listing Price

Price withheld

Listed By
Katrina Beohm Real Estate - Ballina/Byron Bay/Lismore
This 5-bedroom property on 3.49 acres combines contemporary luxury with rural independence, featuring a stunning main residence with polished concrete floors and a separate guest cottage. Ideally suited for those seeking privacy near the Nightcap National Park, it offers extensive amenities including an 8.8kW solar system and significant storage.

Description

Situated on a vast 3.49-acre block in the prestigious Dorroughby hinterland, this exceptional property offers a rare blend of modern country living and privacy. The main residence is a striking contemporary home, approximately 18 months old, featuring soaring raked ceilings, polished concrete floors, and extensive exposed brickwork that creates a warm, rustic aesthetic. The open-plan living area centers around a wood heater and opens to the outdoors via large doors, while the modern eat-in kitchen boasts generous bench space, louvre windows, and ample storage. Accommodation includes five bedrooms; the master retreat features a walk-in wardrobe and direct outdoor access, while other bedrooms also offer ceiling fans and garden views.

The property is complemented by an impressive family bathroom with floor-to-ceiling tiling, a deep bath, and a large walk-in shower. A key feature is the approved dual occupancy, consisting of a privately positioned two-bedroom guest cottage with its own kitchen, open living area, and air conditioning. The grounds are meticulously landscaped with established native gardens and fruit trees including citrus, mango, and banana. Outdoor entertaining is facilitated by a large covered patio overlooking the clearing and an elevated fire-pit area with views back across the property.

Practicality is prioritized with extensive shedding, including a powered double-bay shed and double carport. The home is equipped with an 8.8kW solar system, a dam, town water, and extensive rainwater storage, making it self-sufficient and eco-friendly. Positioned alongside the Whian Whian Conservation Area and Nightcap National Park, this home offers a lifestyle of space, privacy, and connection to nature.

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

Approved dual occupancy
Separate two-bedroom guest accommodation
3.49 acres of land
5 Bedrooms in main residence
Polished concrete floors
Soaring raked ceilings
Exposed brick walls
Modern eat-in kitchen with walk-in pantry
Wood heater in living area
8.8kW solar system
Dam and rainwater storage
Large covered outdoor patio
Elevated fire-pit area
Established native gardens
Powerful double-bay shed
Views of Whian Whian Conservation Area
Air conditioning in guest cottage
Family bathroom with deep bath

Specifications

Property Details
Property Type House
Stories 1
Parking Type driveway, carport, detached garage
Construction brick,wood frame
Windows double pane,floor to ceiling
Internet nbn
Location & Setting
Setting rural
Views forest, valley, park
Nearby Amenities
Near parks
Near trails
Rental Information
long term rental only

Exterior

deck
patio
covered patio
alfresco
bbq area
fire pit
garden
native garden
rainwater tank
workshop
shed
double carport
water tank
driveway
privacy fence
solar panels
rainwater collection

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
fireplace
tile floors
walk in closet
kitchen island
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
soaking tub
dual vanity
rain shower
crown molding
ceiling fan
french doors
sliding glass doors
built in shelving
refrigerator
oven
induction cooktop
microwave
dishwasher
barbeque
baseboard
split system
ceiling fan
single story
Listed on 02 Sep 2026

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    Property     DORROUGHBY     LGA

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DORROUGHBY Statistics

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Property Crime Chance 1 in X
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.
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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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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.

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