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21 BOOTH AVENUE NARRAWALLEE NSW 2539

HOUSE FOR SALE

$3,200,000

Estimated Valuation

21 BOOTH AVENUE NARRAWALLEE NSW 2539 Property Photo
Bedrooms

4

Bathrooms

3

Car Space

2

Land Size

702 m²

Year Built

2023

Property Type

House

COMPARE LISTINGS
Added 8 hours ago
Listing Price

Price withheld

Listed By
McGrath - Mollymook

Set in a prestigious coastal position, this completely rebuilt 2023 luxury residence offers breathtaking panoramic ocean views just steps from Narrawallee Beach. Featuring high-end finishes like blackbutt flooring and granite islands, it is the perfect turnkey opportunity for those seeking an exceptional sea-change lifestyle.

Description

Located just one street back from Narrawallee Beach, this remarkable property offers sweeping views towards St Georges Head and the coastline. Following an extensive architectural renovation, extension, and rebuild completed in 2023, the home is essentially brand new, featuring meticulous craftsmanship and high-quality materials throughout. The interior boasts engineered blackbutt floors, beautiful natural light, and a custom kitchen anchored by a spectacular Cosentino Sensa 'Sant Angelo' leather-finish granite island. The kitchen is equipped with premium appliances including a Miele dishwasher, Bosch cooktop and rangehood, and Westinghouse double ovens. The open-plan living area opens through louvred windows and sliding doors to create a protected indoor-outdoor setting.

The flexible two-level layout provides generous space for families or guests. Upstairs features ducted Daikin reverse-cycle air conditioning, while individual Mitsubishi systems are located downstairs. Comfort is enhanced by underfloor heating in almost all tiled areas and Low-E performance glazing throughout the home. The property includes 4 bedrooms, 3 bathrooms (plus a powder room), with Villeroy & Boch fixtures and tapware. Additional luxury features include instantaneous Rheem gas hot-water systems, automated irrigation, extensive garden lighting, and a smart, remotely operated keyless entry lock.

The exterior features heavy-duty Zipscreen to the garage opening, natural stone detailing, and merbau fencing. The double lock-up garage offers internal access and rear roller-door access to the backyard. The home is set on a 702sqm block with landscaped gardens designed by CNC Building Professionals. This coastal retreat offers a genuine sense of community and wonderful neighbors.

Property Style & Condition

Overall
contemporary
excellent
Condition
Exterior
contemporary
excellent
Condition
Livingroom
contemporary
excellent
Condition
Bedrooms
contemporary
excellent
Condition
Kitchen
contemporary
excellent
Condition
Bathroom
contemporary
excellent
Condition
Yard
landscaped
excellent
Condition

Key Features

Sweeping ocean and coastline views towards St Georges Head
Extensive architectural renovation, extension and rebuild completed in 2023
Custom kitchen with Cosentino Sensa ''Sant Angelo'' granite island
Engineered blackbutt floors throughout
Miele dishwasher, Bosch cooktop/rangehood, Westinghouse double oven
4 bedrooms, 3 bathrooms + powder room
Villeroy & Boch bathroom fixtures and tapware
Underfloor heating to almost all tiled areas
Ducted Daikin air conditioning upstairs / Mitsubishi systems downstairs
Low-E performance glazing throughout
Double lock-up garage with internal access
Automated irrigation and extensive garden lighting
Smart keyless entry lock
Protected indoor-outdoor dining area
Approximately 284sqm total floor area

Specifications

Property Details
Property Type House
Stories 2
Parking Type attached garage
Construction wood frame
Windows low e
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views ocean panoramic, sunset
Waterfront oceanfront
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near parks
Rental Information
short term rental allowed
vacation rental licensed

Exterior

deck
timber deck
covered patio
alfresco
outdoor kitchen
bbq area
fenced yard
colorbond fence
privacy fence
irrigation system
mature landscaping
double carport
tankless water heater

Indoor

open floor plan
hardwood floors
tile floors
kitchen island
granite countertops
stainless steel appliances
skylight
heated floors
ceiling fan
recessed lighting
sliding glass doors
smart home
refrigerator
oven
gas range
dishwasher
radiant
split system
central ac
smart locks
double story
Listed on 10 Sep 2026

Property Location Map

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    Property     NARRAWALLEE     LGA

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NARRAWALLEE 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 Narrawallee NSW

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Crime Rate

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Safety Rank

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Overall Crime

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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

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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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Calculating…
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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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