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21 CHARLSON RISE HAPPY VALLEY SA 5159

HOUSE FOR SALE

$2,500,000

Estimated Valuation

21 CHARLSON RISE HAPPY VALLEY SA 5159 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

2

Land Size

914 m²

Year Built

-

Property Type

House

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Added 10 hours ago
Listing Price

Price withheld

Listed By
Magain Real Estate - Brighton (RLA 299713)
Spectacular panoramic views over the reservoir and ocean define this luxurious executive residence located in the prestigious Cholmondeley Estate. This custom-designed masterpiece on a massive 914sqm block offers an impressive 350sqm of undercover living, high-end finishes, and seamless indoor-outdoor entertaining spaces ideal for discerning families.

Description

Positioned within the highly sought-after Cholmondeley Estate, this custom-designed executive residence offers a rare blend of luxury and lifestyle on an expansive 914sqm allotment. The property features approximately 350sqm of undercover living space, designed to impress with its stunning stone facade and 2400mm oversize solid timber front door. Inside, the home boasts soaring 3-meter high ceilings, wide vaulted entrance hallways, and a flexible floorplan that balances privacy with functionality.

The accommodation includes a dedicated children's wing with a separate living/games room, a flexible large lounge or theatre room (potential fifth bedroom), and a separate study. The master retreat is a private sanctuary featuring an expansive walk-in robe and a deluxe hotel-inspired ensuite with dual rainfall showers and double vanities. Three additional oversized bedrooms feature luxury carpet and built-in robes.

The designer kitchen is the heart of the home, equipped with premium stone benchtops, 2Pac cabinetry, dual Miele ovens, a 900mm cooktop, integrated fridge/freezer, and a large breakfast bar. The open-plan living and dining area features feature vaulted ceilings and a cozy gas fireplace, creating an inviting atmosphere for family gatherings.

Entertaining is seamless with expansive stacker doors connecting the interior to the alfresco area. This outdoor space includes a fully equipped kitchen with stone benchtops, Beefeater BBQ, sink, rangehood, and bar fridge, alongside a massive L-shaped undercover decked patio. Spectacular 180-degree panoramic views over Grants Gully, the reservoir, and the ocean are maximized by feature glass fencing.

Premium features throughout include quality solid timber flooring in main areas, large format floor tiles, Daikin zoned ducted heating/cooling, a solar electrical system, and a double garage with epoxy flooring. The backyard offers flat rear lawn, established landscaping, an automated irrigation system, and a large tool shed.

Property Style & Condition

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

Key Features

Spectacular 180-degree panoramic views
Custom-designed executive residence
914sqm allotment with flat rear lawn
Approximately 350sqm undercover living space
Stunning stone facade and solid timber front door
Soaring 3m high ceilings and vaulted hallways
Dedicated children''s wing with separate living area
Flexible lounge/theatre room (potential 5th bedroom)
Separate study with built-in desk
Master retreat with WIR and hotel-inspired ensuite
Three additional bedrooms with luxury carpet
Designer kitchen with dual Miele ovens and stone benchtops
Large breakfast bar and walk-in pantry
Gas fireplace in main living area
Fully equipped outdoor kitchen with Beefeater BBQ
Massive L-shaped undercover decked patio
Feature glass fencing maximizing views
Quality solid timber flooring and large format tiles
Daikin zoned ducted heating/cooling
Solar electrical system
Double garage with epoxy flooring

Specifications

Property Details
Property Type House
Stories 1
Parking Type attached garage
Construction stone,brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views ocean panoramic, valley, sunset
Beach Proximity short drive
Nearby Amenities
Near public transit
Near highway
Near train station
Near bus stop
Near hospital
Near preschool
Near primary school
Near university
Near shopping
Near parks
Rental Information
long term rental only

Exterior

deck
timber deck
patio
covered patio
alfresco
outdoor kitchen
bbq area
fenced yard
privacy fence
irrigation system
mature landscaping
garden
shed
double carport
driveway
solar panels
gated community

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
fireplace
hardwood floors
tile floors
carpet
walk in closet
kitchen island
quartz countertops
stainless steel appliances
pantry
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
dual vanity
rain shower
recessed lighting
sliding glass doors
refrigerator
oven
gas range
induction cooktop
dishwasher
wine fridge
barbeque
central
split system
alarm system
single story
Listed on 16 Sep 2026

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HAPPY VALLEY Statistics

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Suburb Statistcs:

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

School Quality (ICSEA) vs Safety Index.

Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

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Crime Breakdown vs State Average

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Local School ICSEA Scores

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Age Distribution Profile

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Crime in suburb of Happy Valley SA

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Population

-

Crimes Committed

-

Crime Rate

- per 1,000

Safety Rank

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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

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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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Interest on the borrowed deposit is also tax-deductible and is added to your gearing position. Your true out-of-pocket cash is reduced by whatever portion you borrow.
Borrowing capacity & serviceabilityCan you actually get the loan? Lender stress test.
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Ownership structure & income splittingSole, joint (split income), company or trust?
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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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net rent + gain after CGT, selling costs & loan payout
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net rent + unrealised equity gain (no sale, no CGT yet)
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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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