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3 BARRATT STREET BLACKHEATH NSW 2785

HOUSE FOR SALE

$830,000

Estimated Valuation

3 BARRATT STREET BLACKHEATH NSW 2785 Property Photo
Bedrooms

3

Bathrooms

1

Car Space

1

Land Size

569 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 10 hours ago
Listing Price

$800,000 - $850,000

Listed By
Ray White - Upper Blue Mountains
This 3-bedroom cottage in Blackheath offers a rare combination of established cool-climate gardens, mountain views, and significant scope for renovation. With its warm interiors, separate living spaces, and large deck, it is an ideal investment or holiday home for buyers seeking a peaceful retreat with potential.

Description

Tucked away in a quiet and highly sought-after pocket of Blackheath, this charming cottage presents a wonderful opportunity to secure a much-loved Blue Mountains home with genuine scope to make it your own. Lovingly cared for and maintained over approximately 25 years as a cherished weekender, the home is in good condition and ready to enjoy, while offering plenty of potential for those looking to add value through refurbishment and thoughtful updates. A slow-combustion fireplace and central heating ensure the home remains warm and inviting through the cooler Blue Mountains months.

Offering three bedrooms, one bathroom and a carport, the home has a warm and comfortable feel, with two separate living spaces providing flexibility for relaxing, entertaining or simply enjoying the peaceful surrounds. The kitchen overlooks one of the living areas, creating a practical connection to the heart of the home, while a generous deck looks out across the cool climate garden, with many established camellias, azaleas and rhododendrons, which offers the perfect setting for a morning coffee, afternoon drinks or relaxed weekend entertaining.

The current owners have found the large underhouse storage area to be a very practical addition and it has been used a lot over many years. It offers a large, dry area with lino floor covering, simple shelving and a wall mounted light. Clean and secure, it is a great general storage area for garden tools and lawn mower etc.

Whether you're searching for the quintessential Blackheath weekender, a sound investment or a permanent residence, this property offers an appealing combination of location, comfort and future potential. This is one to give priority viewing to.

Breakdown of Features:
• Three bedrooms, master with views across established cool climate gardens
• Original neat and tidy bathroom; separate internal laundry off kitchen area
• Two separate living areas offering versatility for all
• Open plan kitchen, living and dining with access to rear gardens and deck
• Generous ent. deck overlooking a mix of camellias, azaleas and rhododendrons
• Slow-combustion fireplace in front lounge; ducted central gas heating
• Lovingly maintained over approximately 25 years; scope to add further value
• Single carport plus off street parking for additional vehicle; large under-house storage
• Quiet, established and highly sought-after locale; 1.7km to village shops and cafes

Property Style & Condition

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

Key Features

Three bedrooms
One bathroom
Carport
Two separate living areas
Open plan kitchen, living and dining
Generous deck overlooking gardens
Established cool climate gardens (camellias, azaleas, rhododendrons)
Slow-combustion fireplace
Ducted central gas heating
Large under-house storage area
Separate internal laundry
Views across established gardens

Specifications

Property Details
Property Type House
Stories 1
Parking Type carport
Construction wood frame
Windows single pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views mountain, valley
Nearby Amenities
Near shopping
Rental Information
long term rental only

Exterior

deck
timber deck
mature landscaping
garden
carport

Indoor

fireplace
built in shelving
laundry room
ceiling fan
central
single story
Listed on 27 Aug 2026

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    Property     BLACKHEATH     LGA

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BLACKHEATH Statistics

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Crime in suburb of Blackheath NSW

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Safety Rank

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Overall Crime

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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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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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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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