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21 WATERSON LANE CARLTON TAS 7173

FARM FOR SALE

$1,800,000

Estimated Valuation

21 WATERSON LANE CARLTON TAS 7173 Property Photo
Bedrooms

4

Bathrooms

4

Car Space

7

Land Size

13.27 m²

Year Built

2014

Property Type

Farm

COMPARE LISTINGS
Added 8 hours ago
Listing Price

$1,750,000

Listed By
LJ Hooker - Pinnacle Property
Experience the ultimate in rural luxury on this 32-acre estate featuring a modern, well-maintained home with panoramic views of the river and bay. Perfect for those seeking privacy and space, this property includes extensive outbuildings, a games pavilion, and endless potential for livestock or hobby farming while remaining close to coastal amenities.

Description

This exceptional single-level residence is set on a sprawling 32.79 acres of clean pasture in Carlton, Tasmania, offering expansive views towards the Carlton River and Frederick Henry Bay. Built in 2014, the home features modern aesthetics with Colorbond cladding and roofing, designed to capture the northern light through extensive glazing. The interior boasts an open-plan layout with raked ceilings and a wall of glass that connects the living areas to the outdoors. The kitchen is equipped for serious cooking with a large island bench, walk-in pantry, and premium appliances. There are multiple living zones, including a main area with a wood heater and a separate family room or office. The property includes 4 bedrooms, with a luxurious main suite featuring a spa-lit ensuite with a corner spa and double-headed shower. Additional amenities include a 480sqm powered shed with high clearance doors and its own bathroom, as well as a games room and bar pavilion suitable for entertaining. The outdoor space is equally impressive, featuring a long timber deck, paved alfresco area with a pizza oven, an enclosed BBQ hut, and extensive fenced paddocks with dams. The property offers a rare blend of rural acreage living and coastal proximity, situated just minutes from Carlton Beach.

Property Style & Condition

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

Key Features

32.79 acres of land
480sqm powered shed with bathroom
Games room and bar pavilion
Panoramic views of Carlton River and Frederick Henry Bay
Single-level design
Raked ceilings
Wall of glass
Colorbond construction
4 bedrooms, 4 bathrooms
Main suite with spa-lit ensuite
Walk-in pantry
Wood heater
Reverse cycle heating and cooling
Timber deck
Paved alfresco area
Pizza oven
Enclosed BBQ hut
Fenced paddocks
Dams
Sheep yards
Rainwater tanks
Home office

Specifications

Property Details
Property Type Farm
Stories 1
Parking Type detached garage, driveway
Construction steel
Windows double pane,floor to ceiling
Gas lpg gas
Internet nbn
Location & Setting
Setting rural
Lot Position waterfront lot
Views ocean panoramic, river, valley, sunset
Waterfront riverfront,bayfront
Beach Proximity short drive
Nearby Amenities
Near beach
Near parks
Rental Information
long term rental only

Exterior

spa
deck
timber deck
patio
alfresco
outdoor kitchen
bbq area
fire pit
fenced yard
rainwater tank
workshop
shed
double carport
water tank
driveway
rainwater collection

Indoor

open floor plan
vaulted ceilings
fireplace
hardwood floors
tile floors
walk in closet
kitchen island
walk in pantry
home office
primary suite
ensuite bathroom
soaking tub
rain shower
recessed lighting
sliding glass doors
refrigerator
oven
dishwasher
heat pump
split system
single story
Listed on 11 Sep 2026

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    Property     CARLTON     LGA

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CARLTON Statistics

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Crime in suburb of Carlton TAS

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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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  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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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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