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2 MONTROSE PLACE BEAUMONT SA 5066

HOUSE FOR SALE

$3,500,000

Estimated Valuation

2 MONTROSE PLACE BEAUMONT SA 5066 Property Photo
Bedrooms

5

Bathrooms

3

Car Space

5

Land Size

1,360 m²

Year Built

1965

Property Type

House

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Added 14 hours ago
Listing Price

Offers Closing Tue 20th October

Listed By
WILLIAMS Real Estate - RLA 247163
This solid-brick residence sits on a massive 1,360 m² allotment in the heart of Beaumont, offering exceptional privacy in a cul-de-sac setting. With 5 bedrooms, a guest apartment, and an impressive 15kw solar system with Tesla battery storage, this home combines luxury living with high-end energy independence.

Description

This solid-brick home in the premium suburb of Beaumont offers a rare combination of lifestyle and privacy within a tightly held cul-de-sac. Built approximately in 1965 on two allotments totaling around 1,360 m², the property has been beautifully presented and meticulously maintained. The exterior features mature landscaping, an impressive wrap-around terrace, and extensive paved areas suitable for entertaining. Inside, the home provides a grand scale with elegant lounge and dining rooms featuring a gas fireplace, flowing into an excellent fully equipped kitchen with stone benchtops that opens to a spacious family room.

The residence includes up to 5 bedrooms, highlighted by a master suite with an ensuite and a separate, spacious guest or teenager's apartment complete with its own bathroom. The home is highly equipped for modern living and self-sufficiency, featuring a massive 15kw solar electrical system with approximately 50 panels and a Tesla Powerwall battery, along with a backup diesel generator. Additional features include ducted reverse-cycle air-conditioning throughout, a studio-hobby room, and a cellar-storeroom.

Parking is exceptional for the area, consisting of a huge double garage with extra-height auto doors, two carports (one with electric gates), and additional driveway space, totaling 5 parking spots. The outdoor areas are equally impressive, boasting a terrace that wraps around the front, an alfresco dining area under a pergola, and manicured lawns. This is a special opportunity to acquire an extraordinary family home in a premium location.

Property Style & Condition

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

Key Features

Up to 5 bedrooms including a spacious guest/teenager''s apartment
3 bathrooms including ensuites to master bedroom and the apartment
Elegant lounge and dining room with gas fireplace
Excellent, fully equipped kitchen opening to the family room
Superb indoor-outdoor entertaining area
Wonderful terrace that wraps around the front of the residence
Huge double garage with extra-height auto doors
2 carports, one with electric gates
Studio-hobby room + cellar-storeroom
15kw approx. solar electrical system with 50 approx. panels and Tesla 2 Powerwall battery
Back-up diesel generator in case of power outage
Ducted reverse-cycle air-conditioning for year-round comfort

Specifications

Property Details
Property Type House
Stories 2
Parking Type attached garage, carport, driveway
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position cul de sac
Views sunset, valley
Nearby Amenities
Near high school
Near primary school
Rental Information
long term rental only

Exterior

deck
patio
covered patio
alfresco
verandah
wrap around verandah
outdoor kitchen
bbq area
pergola
fenced yard
mature landscaping
garden
security gate
driveway
double carport
solar panels
battery storage

Indoor

fireplace
tile floors
carpet
kitchen island
pantry
home office
ensuite bathroom
soaking tub
dual vanity
ceiling fan
recessed lighting
sliding glass doors
built in shelving
refrigerator
oven
dishwasher
central
gas
central ac
security gate
double story
Listed on 02 Oct 2026

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    Property     BEAUMONT     LGA

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BEAUMONT Statistics

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Crime in suburb of Beaumont SA

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Safety Rank

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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.

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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