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28 BARNES ROAD ROLEYSTONE WA 6111

HOUSE FOR SALE

$4,500,000

Estimated Valuation

28 BARNES ROAD ROLEYSTONE WA 6111 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

9

Land Size

3.31 m²

Year Built

2016

Property Type

House

COMPARE LISTINGS
Added 11 hours ago
Listing Price

POA

Listed By
Koch & Co
28 Barnes Road is a spectacular hillside estate reimagined for modern luxury living, offering privacy, views, and entertaining capabilities. With 460sqm of built area, three-phase power, and a brand-new smart home system, this property appeals to those seeking an exclusive bushland lifestyle just 40 minutes from the city.

Description

Located at the end of a secluded cul-de-sac in Roleystone, this iconic residence offers a rare combination of luxury and privacy amidst bushland. The property has undergone an extraordinary transformation over the past two years, featuring a new gourmet kitchen with high-end Miele and Smeg appliances, extensive landscaping, and a brand-new fully insulated workshop. Designed for intergenerational living, the home spans approximately 460sqm across two levels. The ground floor features a grand entrance hall leading to expansive open-plan living areas with soaring ceilings and direct access to the pool. The master suite is a private sanctuary with a spa-inspired ensuite featuring a Nero Marquina marble freestanding bath.

The upper level provides a self-contained lifestyle with its own kitchen, two bedrooms, bathroom, and an 8.5-meter balcony capturing valley views. Advanced technology is a key feature, including a commercial-grade Smart Control automation system controlling lighting, sound, and climate. Outdoor living is prioritized with a 10x4m saltwater pool, multiple entertaining zones, a freestanding gazebo, and a secluded spa overlooking the scarp. The property includes a large double garage, extensive bitumen parking, and a massive 3.31-acre land size.

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

New luxury kitchen with engineered stone benchtops
Smart Control 4 automation system
Master suite with Nero Marquina marble bath
10m x 4m saltwater pool
3.31-acre land size
Valley and bushland views
Upper level self-contained living area
Brand new insulated workshop with three-phase power
Freestanding gazebo and spa
High-end Miele, Smeg, Fisher & Paykel appliances
15kW solar system
Ornamental pond and water feature
Home office/second bedroom
Walk-in pantry
Dry-stone feature wall with gas fireplace

Specifications

Property Details
Property Type House
Architectural Style contemporary
Stories 2
Parking Type attached garage, driveway
Construction stone
Windows double pane,floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position cul de sac
Views valley, forest, sunset
Nearby Amenities
Near parks
Rental Information
long term rental only

Exterior

pool
spa
deck
timber deck
patio
covered patio
alfresco
balcony
outdoor kitchen
bbq area
fire pit
gazebo
fenced yard
privacy fence
irrigation system
mature landscaping
garden
outdoor shower
workshop
double carport
retaining walls
driveway
security gate
solar panels
smart thermostat

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
rain shower
basement
wine cellar
smart home
ceiling fan
recessed lighting
sliding glass doors
built in shelving
refrigerator
oven
dishwasher
induction cooktop
wine fridge
central
split system
central ac
gated entry
double story
Listed on 19 Sep 2026

Property Location Map

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    Property     ROLEYSTONE     LGA

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ROLEYSTONE Statistics

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Suburb Statistcs:

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

School Quality (ICSEA) vs Safety Index.

Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

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Crime Breakdown vs State Average

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Local School ICSEA Scores

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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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Crime in suburb of Roleystone WA

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Population

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Crimes Committed

-

Crime Rate

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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)

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 Roleystone WA

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The True Cost of Buying this Property

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Investment Calculator

  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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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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