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20 BOAMBEE STREET PORT MACQUARIE NSW 2444

HOUSE FOR SALE

$1,175,000

Estimated Valuation

20 BOAMBEE STREET PORT MACQUARIE NSW 2444 Property Photo
Bedrooms

4

Bathrooms

3

Car Space

2

Land Size

642 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 15 hours ago
Listing Price

$1,100,000-$1,200,000

Listed By
HEM Property - PORT MACQUARIE

Perfect for growing families seeking space and lifestyle, this renovated split-level home offers four bedrooms, three bathrooms, and a sparkling swimming pool on a massive 642sqm block. Ideally located within walking distance of schools and shops in Port Macquarie, it combines modern updates with generous proportions for comfortable entertaining.

Description

This spacious four-bedroom, three-bathroom family home is situated on a substantial 642 square meter block in the highly sought-after suburb of Port Macquarie. The property is set across two levels and features a distinct split-level layout that separates the primary living spaces from the bedrooms, offering excellent privacy for families.

The exterior is defined by established tropical gardens that frame a sparkling swimming pool and a grassed area suitable for children and pets. A covered entertaining area provides sheltered outdoor relaxation. The home combines a traditional aesthetic with modern renovations; while the original architecture retains character features like plantation shutters, recent updates have significantly enhanced its livability.

Inside, the home boasts beautiful hardwood flooring throughout the main living areas. The open-plan living and dining space is bright and airy, connected to the backyard via sliding glass doors. It includes split-system air conditioning and ceiling fans for year-round comfort. A separate downstairs rumpus room adds flexibility for entertainment or a media area.

The kitchen has been updated with white cabinetry, a breakfast bar, and stainless steel appliances including an electric cooktop, wall oven, and Bosch dishwasher. It overlooks the garden, making it ideal for entertaining guests while cooking.

The accommodation comprises four bedrooms. The main bedroom is located upstairs and features a walk-in robe and a private ensuite with contemporary finishes. Three other bedrooms are situated across both levels; one downstairs bedroom offers easy access to the renovated main bathroom, which includes a freestanding bath, separate shower, and timber vanity. Two of the three bathrooms have been recently renovated.

Additional features include multiple built-in robes, under-stair storage, a separate laundry, a garden shed, and roller door access to a storage room. The property is positioned within walking distance of Hastings Public School and local shops, combining family convenience with proximity to the CBD and beaches.

Property Style & Condition

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

Key Features

Swimming pool
Established tropical gardens
Covered outdoor entertaining area
Hardwood flooring throughout main areas
Plantation shutters
Open-plan living and dining
Separate downstairs rumpus room
Upstairs living area
Kitchen with breakfast bar, Bosch dishwasher, wall oven
Split-system air conditioning and ceiling fans
Four bedrooms across two levels
Master bedroom with walk-in robe and ensuite
Three renovated bathrooms (freestanding bath, separate shower)
Multiple built-in robes
Separate laundry
Garden shed and under-stair storage
Roller door access to storage room
Walking distance to Hastings Public School

Specifications

Property Details
Property Type House
Stories 2
Parking Type driveway, attached garage
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Beach Proximity short drive
Nearby Amenities
Near beach
Near primary school
Near shopping
Near bus stop
Rental Information
long term rental only

Exterior

pool
covered patio
mature landscaping
garden
shed
fenced yard

Indoor

open floor plan
hardwood floors
kitchen island
built in shelving
ceiling fan
sliding glass doors
primary suite
ensuite bathroom
laundry room
walk in closet
oven
dishwasher
split system
double story
Listed on 19 Sep 2026

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    Property     PORT MACQUARIE     LGA

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PORT MACQUARIE Statistics

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Suburb Statistcs:

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Property Price History

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Market Activity (Sales Volume)

Number of homes sold annually.

Education Quality & Safety Index

School Quality (ICSEA) vs Safety Index.

Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

Walkability, Transit Access, and Green Space.

Crime Breakdown vs State Average

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Local School ICSEA Scores

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Age Distribution Profile

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Household Composition

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Health & Wellbeing Indicators

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Commute & Transport Mix

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Environment & Natural Hazards

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Income vs Cost of Living

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Local Places & Amenities

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Crime in suburb of Port Macquarie NSW

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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 Port Macquarie NSW

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The True Cost of Buying this Property

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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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