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25 THE ANCHORAGE MORUYA HEADS NSW 2537

HOUSE FOR SALE

$1,300,000

Estimated Valuation

25 THE ANCHORAGE MORUYA HEADS NSW 2537 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

8

Land Size

2,039 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 7 hours ago
Listing Price

$1,250,000 - $1,350,000

Listed By
For Sale By Owner
Discover the ultimate coastal retreat in this elevated 4-bedroom home set on a generous 2,039m² block in Moruya Heads. With stunning views, versatile living spaces, and sustainable features like rainwater tanks and solar power, this property offers both comfort and potential for future development.

Description

This elevated residence offers a rare opportunity to secure a spacious home designed for relaxed living and an outstanding coastal lifestyle. Positioned on a generous 2,039m² block in a quiet pocket of Moruya Heads, the property combines space, versatility, and functionality with a wonderfully relaxed atmosphere. The home features high ceilings and abundant natural light throughout the open-plan kitchen, dining, and living areas. The well-appointed galley-style kitchen includes premium appliances such as a Smeg Pyroclean oven, 900mm electric cooktop, dishwasher, and a generous butler's pantry for additional storage.

The spacious master bedroom features high ceilings, a walk-in robe, private ensuite, and direct access to the outdoor balcony. Two additional bedrooms with built-in robes are serviced by a central bathroom, while the fourth bedroom offers its own external entrance and can function as a home office, studio, or guest accommodation. The property is equipped with split-system air conditioning, roller blinds, bamboo flooring, and new carpet.

The beautifully landscaped yard is designed to be low maintenance while still offering plenty to enjoy. Established and mature plantings are interspersed with natural rock features, creating a peaceful garden sanctuary. Several raised garden beds provide the opportunity to grow your own vegetables, while a small citrus orchard allows you to enjoy fresh produce straight from the garden. A natural amphitheatre formed by granite boulders provides a spectacular backdrop for the outdoor firepit area.

The property features a spacious double garage (6.25m x 6.25m) with internal shelving, three-phase power, and plenty of practical working space. A garden shed at the rear of the main shed provides additional storage. The concrete driveway offers easy access, plenty of turning space, and a dedicated parking area suitable for visitors, caravans, or boats.

The property is equipped with substantial rainwater storage, including 50,000 litres of rainwater capacity, plus an additional 12,000-litre tank available for Rural Fire Service requirements if needed. The home is supplied by rainwater and automatically switches to town water when the tanks are low. A back-to-grid solar system provides further energy efficiency.

The current zoning provides the potential for dual occupancy, subject to council approval (STCA), adding another layer of flexibility and future opportunity to this already versatile property. The location is conveniently positioned within close proximity to Moruya township, Moruya Airport, and the new Eurobodalla Hospital.

Property Style & Condition

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

Key Features

4 Bedrooms
2 Bathrooms
Double Garage
Elevated Position
Open Plan Living
Galley Style Kitchen
Butler''s Pantry
Master with Ensuite and WIR
Outdoor Deck
Sunroom
Separate Laundry
Split-System Air Conditioning
Roller Blinds
Bamboo Flooring
New Carpet
Landscaped Yard
Raised Garden Beds
Citrus Orchard
Outdoor Firepit
Rainwater Storage (50,000 Litres)
Back-to-Grid Solar System
Dual Occupancy Potential

Specifications

Property Details
Property Type House
Architectural Style contemporary,modern
Stories 1
Parking Type attached garage, driveway
Construction wood frame
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views ocean panoramic, sunset
Waterfront oceanfront
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near airport
Near hospital
Near parks
Rental Information
long term rental only

Exterior

deck
timber deck
balcony
fire pit
mature landscaping
garden
rainwater tank
outdoor shower
shed
driveway
solar panels
rainwater collection

Indoor

open floor plan
vaulted ceilings
hardwood floors
walk in closet
kitchen island
stainless steel appliances
pantry
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
soaking tub
rain shower
built in shelving
recessed lighting
oven
induction cooktop
dishwasher
heat pump
split system
single story
Listed on 15 Sep 2026

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    Property     MORUYA HEADS     LGA

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MORUYA HEADS Statistics

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Suburb Statistcs:

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Property Price History

Track the market value of family homes over the last 10 years.

Market Activity (Sales Volume)

Number of homes sold annually.

Education Quality & Safety Index

School Quality (ICSEA) vs Safety Index.

Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

Walkability, Transit Access, and Green Space.

Crime Breakdown vs State Average

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Local School ICSEA Scores

Individual school ICSEA scores vs national average (1000).

Age Distribution Profile

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Household Composition

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Health & Wellbeing Indicators

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Commute & Transport Mix

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Environment & Natural Hazards

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Income vs Cost of Living

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Childcare Availability & Quality

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Economy & Income

Location Profile

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Local Places & Amenities

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Crime in suburb of Moruya Heads NSW

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Population

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Crimes Committed

-

Crime Rate

- per 1,000

Safety Rank

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Overall Crime

-

5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

Violent vs Property vs Other

Top 10 Offense Types (2024)

Victimization Probability

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

Schools within the catchment Moruya Heads NSW

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The True Cost of Buying this Property

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Buyer Fees Calculator

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  Investment Viability Engine · 2026 Tax Rules

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Fill in the essentials on the left. The verdict and your projected take-home profit update live on the right.

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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.
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.

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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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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