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24-28 SALEM ROAD PENRICE SA 5353

FARM FOR SALE

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Estimated Valuation

24-28 SALEM ROAD PENRICE SA 5353 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

4

Land Size

1.73 m²

Year Built

2019

Property Type

Farm

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Added 16 hours ago
Listing Price

Auction

Auction
Listed By
Homburg Real Estate - Tanunda (RLA 352059)

A rare opportunity to own a home within an established premium Shiraz vineyard in Angaston. This 2019-built residence sits on over 4 acres, offering a blend of modern comfort and viticultural heritage with stunning panoramic views.

Description

Set on approximately 4.27 acres in the heart of Angaston, this property combines a quality-built residence with an established vineyard and expansive rural grounds. The home was constructed in 2019 by Bartsch Builders, featuring a contemporary design with brick detailing visible on the exterior walls (Photo 11) and a tiled roof. The interior is bright and spacious, characterized by open-plan living areas that flow seamlessly into an enclosed alfresco space equipped with glass sliding doors to capture panoramic views of the surrounding hills (Photos 4, 11).

The kitchen features white cabinetry, stone-look benchtops, and a central island with bar seating, opening up to the dining area. The living spaces are finished with light timber-look flooring. The property includes three bedrooms; the master bedroom is spacious with built-in robes and access to an ensuite (Photos 5, 9), while two additional bedrooms share a main bathroom (Photos 7, 8). A separate laundry room provides utility space.

The exterior is a major feature of this listing. The land includes over three acres of premium old Shiraz vines, which are own-rooted and date back to 1950. These vines are bird-netted and sustainably managed with new trellising and irrigation systems (Photos 12, 13). The grounds also include cottage gardens, raised vegetable patches, and generous lawn areas suitable for pets or recreation. Additional structures include a garden shed and a substantial 6m x 6m shed, offering valuable workspace or storage. The property offers the flexibility of country living with easy access to Angaston’s amenities.

Property Style & Condition

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

Key Features

Established premium Shiraz vineyard (3+ acres)
Own-rooted vines dating back to 1950
Approximately 4.27 acres of land
Constructed in 2019 by Bartsch Builders
Enclosed alfresco area with glass sliding doors
Panoramic rural views
Reverse-cycle ducted air-conditioning
Slow-combustion heater
Rainwater plumbing throughout the home
Master bedroom with ensuite and built-in robes
Open-plan living, dining, and kitchen area
Kitchen island with bar seating
Double garage with direct internal access
6m x 6m shed for storage/workshop
Cottage gardens and raised vegetable patches

Specifications

Property Details
Property Type Farm
Stories 1
Parking Type attached garage, driveway
Construction brick,wood frame
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position interior lot
Views valley, forest
Nearby Amenities
Near highway
Near shopping
Near restaurants
Near parks

Exterior

alfresco
covered patio
shed
workshop
garden
rainwater tank
driveway
double carport
irrigation system
rainwater collection

Indoor

open floor plan
kitchen island
walk in closet
ensuite bathroom
built in shelving
laundry room
sliding glass doors
recessed lighting
refrigerator
oven
gas range
dishwasher
washer
heat pump
central ac
single story
Listed on 08 Sep 2026

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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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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.
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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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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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