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237 MAIN NEERIM ROAD NEERIM SOUTH VIC 3831

ACREAGE FOR SALE

$1,275,000

Estimated Valuation

237 MAIN NEERIM ROAD NEERIM SOUTH VIC 3831 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

6

Land Size

15.5 m²

Year Built

-

Property Type

Acreage

COMPARE LISTINGS
Added 10 hours ago
Listing Price

$1,250,000

Listed By
OBrien Real Estate Clark - Drouin
A rare opportunity to acquire a lifestyle acreage property in Neerim South with 38 acres of land and 180-degree views. The home offers four bedrooms and extensive outdoor entertaining spaces, but buyers should note the mid-2000s interior style (dark stone floors) and that the property is currently tenanted until 2027.

Description

This Neerim South property sits on a massive 38-acre block of rolling green hills, offering a rare combination of rural privacy and suburban convenience. The residence is currently tenanted until early 2027, making it an immediate investment opportunity for buyers looking to secure rental income while waiting for possession.

The home features four bedrooms, including a main suite with an ensuite. Interiors display a distinct mid-2000s aesthetic, characterized by dark stone flooring in the kitchen and dining areas (seen in photos 3 and 4) which creates a somewhat heavy atmosphere compared to the lighter living areas. The kitchen features wood cabinetry and a large island with seating. While functional, the style is outdated and may appeal less to buyers seeking modern finishes.

The standout feature is the extensive outdoor living space. A massive wrap-around deck (photos 1, 9) provides sweeping 180-degree views of the countryside and distant mountains. The backyard is well-maintained with a large lawn, a children's playset, and a substantial shed/workshop suitable for hobbyists or farmers.

Although the property is set on significant acreage, it is positioned close to primary and secondary schools (within walking distance) and the town centre (700 meters away). The listing highlights amenities such as under-house storage, split system heating/cooling, and a wood-fired heater. The condition of the home appears fair; while clean, the dark tiling and cabinetry style suggests it is an established property that may require cosmetic updates to appeal to modern tastes.

Property Style & Condition

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outdated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

Key Features

Approximately 38 acres of land
180-degree rural views
Four bedrooms with main suite and ensuite
Central family bathroom
Wrap-around deck with outdoor dining area
Large shed/workshop
Split system heating and cooling
Wood-fired heater
Under-house storage
Tenanted until early 2027
Walking distance to schools and town centre

Specifications

Property Details
Property Type Acreage
Architectural Style outdated,standard
Stories 1
Parking Type driveway
Construction brick
Windows double pane
Gas lpg gas
Internet nbn
Location & Setting
Setting rural
Lot Position corner lot
Views valley, mountain, forest
Nearby Amenities
Near primary school
Near high school
Near shopping
Near parks
Rental Information
current tenant occupied

Exterior

deck
timber deck
alfresco
wrap around verandah
shed
workshop
fenced yard
retaining walls
driveway

Indoor

kitchen island
ensuite bathroom
soaking tub
ceiling fan
recessed lighting
tile floors
walk in pantry
refrigerator
oven
dishwasher
heat pump
split system
single story
Listed on 12 Sep 2026

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    Property     NEERIM SOUTH     LGA

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NEERIM SOUTH Statistics

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Crime in suburb of Neerim South VIC

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Crimes Committed

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Safety Rank

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Overall Crime

-

5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

Violent vs Property vs Other

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Victimization Probability

Violent Crime Chance 1 in X
Property Crime Chance 1 in X
State Average (Violent) 1 in 84

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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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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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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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