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296 TYAGARAH ROAD MYOCUM NSW 2481

FARMHOUSE FOR SALE

$2,500,000

Estimated Valuation

296 TYAGARAH ROAD MYOCUM NSW 2481 Property Photo
Bedrooms

3

Bathrooms

3

Car Space

3

Land Size

7,722 m²

Year Built

1900

Property Type

FarmHouse

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Added 7 hours ago
Listing Price

Price withheld

Listed By
Atlas | Byron Bay - BYRON BAY

This exceptional 1.9-acre estate in Myocum offers a unique opportunity to purchase both a stunningly restored 1900s farmhouse and a separate, elevated build site with panoramic ocean views. Ideal for buyers seeking a lifestyle of privacy and tropical luxury, the property combines timeless character with significant future investment potential.

Description

Set on a fully fenced 1.9 acres in Myocum, this property presents a rare combination of a beautifully restored character home and significant future potential. The main residence is a restored 1900s timber farmhouse featuring soaring ceilings, polished timber floors, and abundant natural light throughout. The interior style is standard character with high-quality finishes. Key living areas include a gourmet European kitchen equipped with stone benchtops and premium appliances (Ilve, Miele, Smeg), alongside generous north and east-facing covered decks ideal for entertaining. Accommodation comprises three bedrooms and three bathrooms, plus a versatile multi-purpose room suitable for office or guest use.

The condition of the home is excellent, reflecting its restored nature. The exterior features established tropical gardens and a productive orchard. Notable outdoor amenities include a fox-proof hen house, fire pit, and an original re-enamelled cast iron bath in one bathroom. A standout feature is the separate second build site, elevated to capture panoramic ocean and Mount Warning views, offering genuine development potential subject to council approval. The property is positioned approximately 15 minutes from Byron Bay and Brunswick Heads.

Property Style & Condition

Overall
standard
excellent
Condition
Exterior
farmhouse
excellent
Condition
Livingroom
standard
good
Condition
Bedrooms
standard
excellent
Condition
Kitchen
contemporary
excellent
Condition
Bathroom
standard
excellent
Condition
Yard
landscaped
excellent
Condition

Key Features

Separate second build site with panoramic ocean and Mount Warning views
1.9-acre fully fenced parcel
Restored 1900s timber farmhouse
Sweeping hinterland outlooks and ocean glimpses
Gourmet European kitchen with stone benchtops
Premium appliances (Ilve, Miele, Smeg)
Generous north and east-facing covered deck with adjustable shutters
Three bedrooms and three bathrooms
Multi-purpose room for flexible use
Original re-enamelled cast iron bath
Hot and cold outdoor shower
Established tropical gardens and productive orchard
Fox-proof hen house and fire pit
Combustion wood fireplace, air conditioning, and ceiling fans
15 minutes to Byron Bay, Brunswick Heads and Bangalow

Specifications

Property Details
Property Type FarmHouse
Architectural Style Farmhouse,Character
Stories 1
Parking Type driveway
Construction wood frame
Windows double pane
Location & Setting
Setting rural
Views ocean panoramic, mountain, valley
Nearby Amenities
Near airport
Near highway

Exterior

deck
timber deck
covered patio
verandah
fire pit
outdoor shower
fenced yard
mature landscaping
garden
retaining walls
driveway

Indoor

open floor plan
vaulted ceilings
fireplace
hardwood floors
kitchen island
granite countertops
stainless steel appliances
walk in pantry
home office
ensuite bathroom
soaking tub
ceiling fan
french doors
built in shelving
refrigerator
oven
gas range
dishwasher
wine fridge
heat pump
split system
ceiling fan
Listed on 18 Sep 2026

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    Property     MYOCUM     LGA

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MYOCUM Statistics

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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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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.
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Calculating…Verdict ?
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rent cash flow + capital gain − all costs & tax
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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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