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25 DUFFY LANE STANLEY VIC 3747

FARM FOR SALE

$1,200,000

Estimated Valuation

25 DUFFY LANE STANLEY VIC 3747 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

6

Land Size

7.28 m²

Year Built

-

Property Type

Farm

COMPARE LISTINGS
Added 8 hours ago
Listing Price

$1,249,000

Listed By
Indigo Real Estate - BEECHWORTH
This expansive 18-acre property in Stanley offers a perfect blend of rural infrastructure and family living, highlighted by a massive wrap-around deck and extensive machinery sheds. With its split-level layout, solar power, and proximity to local conveniences, it is an ideal turnkey opportunity for those seeking a relaxed country lifestyle with practical farming capabilities.

Description

Situated on a gently elevated allotment within the Stanley market, this property offers a rare combination of rural lifestyle and residential comfort. The home is a split-level residence featuring Colorbond cladding and roofing, designed to blend into the surrounding paddocks while providing durability. The interior boasts Sydney Blue Gum flooring in key areas, adding warmth and character to the space. Upon entering, you are greeted by a generous open-plan living zone that captures the north-easterly aspect, flooding the room with natural light and offering sweeping views of distant ranges.

The kitchen is well-appointed for daily living and entertaining, featuring 1½ stainless-steel sinks, excellent bench space, a large walk-in pantry, and essential appliances including an electric oven and cooktop. Adjacent to the kitchen is a substantial meals and lounge area centered around a wood combustion heater. Sliding doors from this space open directly onto a massive wrap-around undercover deck, ideal for relaxing and taking in the expansive rural outlooks.

Accommodation consists of four bedrooms across two levels. The upper level includes an oversized king-size main bedroom with carpet, walk-in robe, and views, along with two additional king-size bedrooms with built-in robes. The main bathroom offers a separate shower, bath, and double vanity, while the toilet is positioned separately. A dedicated laundry provides independent access to the rear verandah. Downstairs, a flexible fourth bedroom features hardwood flooring, its own ensuite with shower and toilet, and independent access to the carport, making it suitable for guests or extended family.

Outside, the property infrastructure is substantial, catering to hobby farmers or equestrians. The grounds include established paddocks, timber stockyards, a six-bay machinery shed (approx 18m x 7m), and significant water infrastructure including a deep bore and rainwater storage tanks. A 6kW solar system is installed on the roof. While the property offers excellent land size and practical facilities, buyers should note that the interior styling reflects an earlier era, suggesting potential for modernization to align with current market trends.

Property Style & Condition

Overall
standard
good
Condition
Exterior
farmhouse
good
Condition
Livingroom
standard
good
Condition
Bedrooms
standard
good
Condition
Kitchen
standard
good
Condition
Bathroom
standard
good
Condition
Yard
sloped
good
Condition

Key Features

18-acre allotment
Split-level residence
Colorbond clad and roofed exterior
North-easterly aspect
Sydney Blue Gum flooring
Double-glazed windows
Open-plan living zone
Wood combustion heater
Wrap-around undercover deck
Kitchen with walk-in pantry and 1.5 sinks
Four bedrooms total (3 upstairs, 1 downstairs)
Oversized main bedroom with views
Main bathroom with bath and double vanity
Downstairs ensuite
Dedicated laundry
Six-bay machinery shed
Timber stockyards
6kW solar system
Bore water and rainwater storage

Specifications

Property Details
Property Type Farm
Architectural Style rural,farmhouse,split-level
Stories 2
Parking Type carport, driveway
Construction steel,concrete
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position corner lot
Views valley, mountain, forest
Nearby Amenities
Near shopping
Near restaurants
Rental Information
long term rental only

Exterior

deck
timber deck
covered patio
verandah
wrap around verandah
outdoor kitchen
bbq area
fenced yard
rainwater tank
workshop
shed
carport
bore water
retaining walls
driveway
solar panels
rainwater collection

Indoor

open floor plan
fireplace
hardwood floors
tile floors
carpet
walk in closet
kitchen island
pantry
walk in pantry
laundry room
primary suite
ensuite bathroom
soaking tub
dual vanity
rain shower
ceiling fan
sliding glass doors
oven
dishwasher
microwave
forced air
radiant
ceiling fan
security gate
single story
Listed on 25 Sep 2026

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STANLEY Statistics

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Crime in suburb of Stanley VIC

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-

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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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  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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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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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.

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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.

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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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