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21 HIGH STREET GRANGE SA 5022

DUPLEX FOR SALE

$N/A

Estimated Valuation

21 HIGH STREET GRANGE SA 5022 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

0

Land Size

641 m²

Year Built

-

Property Type

Duplex

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Added 12 hours ago
Listing Price

Auction

Auction
Listed By
Belle Property Henley Beach / Glenelg - RLA 254416 / RLA 329240
Duplex on one title offering substantial redevelopment potential in the highly coveted coastal suburb of Grange. This property requires significant renovation but sits on a large 641sqm block with laneway access, presenting an exciting foundation for investors and developers.

Description

This listing presents a rare opportunity to acquire a duplex comprising two separate residences, 19 & 21 High Street, situated on a single title in the coastal suburb of Grange. The property sits on a generous 641sqm (approx.) allotment with a substantial 14.02m frontage, offering significant potential for homeowners, renovators, investors, and developers.

Residence 19 features a distinctive façade with an arched opening leading to a covered front verandah. The interior layout includes an entry hallway, a generously proportioned front lounge, and a main bedroom located at the front of the house. Further in, there is an open-plan dining and kitchen area connecting to the second bedroom and bathroom. Residence 21 presents a largely mirrored floorplan but replaces the open verandah with an entry porch and enclosed sunroom. Both residences provide functional two-bedroom accommodation with separate kitchen, dining, and bathroom facilities.

From a condition perspective, the property is clearly presented as a renovator's opportunity. The exterior photos reveal a weathered brick façade, worn roofing, and significant wear to the lawns. The interior imagery depicts dated aesthetics, including older timber joinery, terracotta tile flooring in the kitchen/dining areas, and standard bathroom fixtures that appear aged. The properties are furnished for presentation but require substantial updating and refreshment to suit individual needs.

The rear of the property features laneway access servicing both residences, enhancing flexibility for future redevelopment or subdivision potential (STCC). While there is a garden shed at 19, the outdoor spaces generally appear functional rather than landscaped. The location offers excellent proximity to Henley Beach and Grange Beach, Grange Primary School, and transport links, making it an enviable prospect for those seeking a coastal lifestyle with long-term upside.

Property Style & Condition

Overall
outdated
fair
Condition
Exterior
traditional
fair
Condition
Livingroom
outdated
fair
Condition
Bedrooms
standard
fair
Condition
Kitchen
outdated
fair
Condition
Bathroom
outdated
fair
Condition
Yard
standard
fair
Condition

Key Features

Duplex comprising 19 & 21 High Street on one title
Generous 641sqm (approx.) allotment
14.02m frontage
Subdivision and redevelopment potential (STCC)
Valuable rear laneway access servicing both residences
Two-bedroom accommodation to each residence
Separate front lounge rooms
Individual kitchen, dining, bathroom and laundry facilities
Garden shed to Number 19
Enclosed sunroom at Number 21
Positioned less than 420 metres from Henley Beach
Close to Grange Primary School and public transport

Specifications

Property Details
Property Type Duplex
Stories 1
Parking Type street parking
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views ocean partial
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near primary school
Near bus stop
Near train station
Rental Information
long term rental only

Exterior

verandah
shed
fenced yard
clothesline

Indoor

open floor plan
tile floors
carpet
built in shelving
laundry room
ceiling fan
refrigerator
oven
dishwasher
baseboard
ceiling fan
single story
Listed on 27 Aug 2026

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GRANGE Statistics

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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)

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Violent vs Property vs Other

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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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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?
A negatively geared property usually works best held by the higher earner; a positively geared one benefits from being split to the lower earner. This is general information only.
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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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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