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25 ALMA ROAD CAMBERWELL VIC 3124

HOUSE FOR SALE

$7,500,000

Estimated Valuation

25 ALMA ROAD CAMBERWELL VIC 3124 Property Photo
Bedrooms

5

Bathrooms

4

Car Space

3

Land Size

1,990 m²

Year Built

1898

Property Type

House

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Added 4 hours ago
Listing Price

Expressions Of Interest Close Mon 26 October 5pm

Listed By
Marshall White - Boroondara

Set on an exceptional 1,990sqm estate in prestigious Sunnyside, this landmark Victorian residence offers a rare blend of heritage character and modern luxury. The property features towering ceilings, a resort-style main suite, a conservatory dining room, and a solar-heated pool, making it an ideal turnkey home for large families seeking prestige and space.

Description

This landmark Victorian residence, originally constructed circa 1898 and located in the prestigious Sunnyside Estate of Camberwell, sits on an expansive park-like garden spanning approximately 1,990sqm. The property features a grand brick façade with tuck pointing, iron lacework verandas, and a slate roof, set behind secure gated perimeters. The interior retains significant Victorian character, including towering 4.1m ceilings, ornate cornices, arched hallways, original marble fireplaces, and polished timber floorboards.

The home has been architecturally renovated to provide sophisticated modern luxury suitable for multi-generational living. Key architectural features include a sun-drenched open-plan living and dining domain flowing into a glass-enclosed conservatory dining area with soaring ceilings and garden views. The kitchen is state-of-the-art, equipped with marble benchtops, prestige Miele appliances, a Sub Zero fridge, Vintec wine fridges, and a butler's pantry.

The accommodation includes a magnificent main bedroom sanctuary featuring a resort-scale ensuite, two walk-in robes, and a private parent's retreat. This is supported by four additional bedrooms, two with ensuites, a family bathroom, a powder room, and a study. The rear of the property transitions seamlessly to superb alfresco spaces with an outdoor kitchen overlooking a solar-heated pool.

Comprehensive appointments include ducted heating and cooling, high-end fixtures, roof storage, a dedicated cellar, garden irrigation, and auto gates leading to a rear three-car garage with mezzanine level storage. The property is ideally positioned for lifestyle and convenience, being within walking distance to Camberwell Junction shopping and dining, the Rivoli Cinemas, and elite private school precincts.

Property Style & Condition

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

Key Features

1,990sqm park-like garden
Victorian heritage architecture c1898
Tuck point brick façade and slate roof
Iron lacework verandas
4.1m soaring ceilings with ornate cornices
Original marble fireplaces
Polished timber floorboards
Main bedroom sanctuary with resort-scale ensuite and two walk-in robes
Glass-enclosed conservatory dining area
Designer kitchen with Miele appliances and Sub Zero fridge
Solar-heated swimming pool
Rear three-car garage with mezzanine storage
Dedicated cellar
Butler''s pantry
Home office/study
Ducted heating and cooling
Video intercom and alarm system

Specifications

Property Details
Property Type House
Stories 2
Parking Type attached garage, driveway
Construction brick
Windows double pane,floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position corner lot
Views garden, park
Nearby Amenities
Near public transit
Near train station
Near bus stop
Near preschool
Near primary school
Near high school
Near shopping
Near restaurants
Near parks
Near trails
Rental Information
long term rental only

Exterior

pool
heated pool
deck
patio
alfresco
verandah
outdoor kitchen
bbq area
garden
irrigation system
security gate
intercom
driveway
retaining walls
solar panels
gated community

Indoor

open floor plan
vaulted ceilings
fireplace
hardwood floors
walk in closet
kitchen island
quartz countertops
stainless steel appliances
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
soaking tub
dual vanity
wine cellar
crown molding
loft
smart home
recessed lighting
french doors
refrigerator
oven
dishwasher
wine fridge
central
central ac
alarm system
video doorbell
smart locks
gated entry
single story
Listed on 25 Sep 2026

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CAMBERWELL Statistics

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Crime in suburb of Camberwell VIC

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Safety Rank

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Overall Crime

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5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

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Victimization Probability

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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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Borrowing capacity & serviceabilityCan you actually get the loan? Lender stress test.
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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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