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26 MAY STREET GOULBURN NSW 2580

HOUSE FOR SALE

$N/A

Estimated Valuation

26 MAY STREET GOULBURN NSW 2580 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

2

Land Size

1,012 m²

Year Built

1880

Property Type

House

COMPARE LISTINGS
Added 17 hours ago
Listing Price

Auction

Auction
Listed By
Carol James Real Estate - GOULBURN

Experience heritage charm meets modern living in this spacious 1,012m² double-brick cottage featuring four bedrooms, two bathrooms, and a substantial solar system. Perfect for families or investors, the property offers unique style with its period details and expansive outdoor decks capturing stunning sunset views.

Description

This circa-1880 double-brick cottage is situated on a spacious 1,012m² parcel, offering a blend of heritage charm and modern versatility. The exterior features a classic white facade with a corrugated iron roof, a front verandah, and mature landscaping that frames the property well. A separate double garage is accessible via side access, alongside an original outhouse with potential for redevelopment.

Inside, the home retains significant period character, highlighted by timber floors, patterned cornices, picture rails, and fireplaces with decorative timber mantles. The main living areas feature high ceilings and a fireplace, creating a cozy atmosphere. A recent renovation has introduced a kitchenette area with mint-green cabinetry, while a two-storey addition at the rear expands the living footprint significantly.

The accommodation comprises four bedrooms and two bathrooms. The main bedroom is located upstairs in the new addition, featuring purple walls, mirrored wardrobes, and access to a private deck. The renovated ensuite includes a standalone soaking tub and walk-in shower. Other bedrooms include one with blue feature walls and another with built-in shelving suitable for study or play.

Outdoor living is extensive, with multiple decks capturing elevated views across Goulburn and beautiful sunsets. The backyard provides ample space for gardens and recreation. Practical features include reverse-cycle air conditioning throughout and a substantial solar panel system visible on the roof. Currently tenanted, this property offers flexibility for investors or owner-occupiers seeking a character home with renovation scope.

Property Style & Condition

Overall
standard
good
Condition
Exterior
cottage
good
Condition
Livingroom
standard
good
Condition
Bedrooms
contemporary
good
Condition
Kitchen
standard
fair
Condition
Bathroom
contemporary
good
Condition
Yard
landscaped
fair
Condition

Key Features

1,012m² land size
Four bedrooms
Two bathrooms
Double garage
Period features (timber floors, cornices, fireplaces)
Two-storey rear addition
Private deck with elevated views
Substantial solar system
Reverse-cycle air conditioning
Original outhouse/shed potential

Specifications

Property Details
Property Type House
Stories 2
Parking Type attached garage
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views valley, sunset
Nearby Amenities
Near primary school
Near golf course
Near parks
Rental Information
current tenant occupied

Exterior

deck
timber deck
double carport
shed
mature landscaping
side access
solar panels

Indoor

fireplace
hardwood floors
carpet
walk in closet
ensuite bathroom
soaking tub
rain shower
crown molding
split system
ceiling fan
refrigerator
oven
dishwasher
washer
heat pump
split system
double story
Listed on 19 Sep 2026

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    Property     GOULBURN     LGA

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GOULBURN Statistics

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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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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?
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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.

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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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