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3 HILLSIDE COURT MOUNT BARKER SA 5251

HOUSE FOR SALE

$2,850,000

Estimated Valuation

3 HILLSIDE COURT MOUNT BARKER SA 5251 Property Photo
Bedrooms

6

Bathrooms

3

Car Space

5

Land Size

2,139 m²

Year Built

2005

Property Type

House

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Added 9 hours ago
Listing Price

Auction

Auction
Listed By
Ray White - Mount Barker RLA278947
A rare opportunity to acquire a massive 2,139sqm estate in Mount Barker featuring a unique blend of Federation charm and contemporary luxury. This 6-bedroom family compound offers exceptional entertaining capabilities with a massive paved rear yard, an undercover alfresco, and a brand-new outdoor kitchen complete with BBQ and wine storage. Perfect for large families seeking privacy, space, and high-end finishes.

Description

This property is a substantial six-bedroom, three-bathroom residence located in the Waterford Estate of Mount Barker. The home presents an understated Federation-style façade that transitions into a modern, light-filled interior. Originally built in 2005 and extended in 2008, the residence offers approximately 2,139sqm of land with a significant paved entertaining area at the rear. The internal layout features high ceilings, with 14-foot ceilings at the entry and 10-foot ceilings throughout the rest of the home, complemented by Victorian Cove cornices. The open-plan living area is defined by floor-to-ceiling windows that connect the interior to the garden. Key interior features include a custom kitchen with a 4m island bench, pure white Corian benchtops, a Smeg gas cooktop, and an Asko dishwasher. A separate formal lounge and dining area provide distinct gathering spaces, while a passage with a study overlooks a fish pond. The master suite includes a walk-in robe and an ensuite with a spa bath and skylight. Bedrooms 5 and 6 form a private wing connected by a sitting area and Jack-and-Jill bathroom. The home is equipped with duct reverse-cycle heating and cooling across five zones.

Externally, the property offers approximately 250sqm of paved entertaining space, including a 75sqm undercover alfresco area featuring a brand-new outdoor kitchen with timber detailing, a waterfall benchtop, sink, Matador BBQ, wine fridge, and bar fridge. A dedicated firepit area is framed by decorative pillars and stacker stone with festoon lighting. The backyard is expansive and grassed with established gardens and mature trees. A courtyard situated between the main living area and bedroom wing provides additional natural light. The property also includes a 6m x 9m shed with three-phase power, accessed via a dedicated driveway on the left side of the home. The front garden features a substantial water fountain and a 1.7m-wide verandah wrapping around the front and right-hand side. The home is surrounded by established hedges for privacy.

Property Style & Condition

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

Key Features

6 bedrooms, 3 bathrooms
Approximately 2,139sqm allotment
5 car spaces (Garage + Shed + Driveway)
Federation-style façade with contemporary rear living
Grand 2m-wide entry with 14-foot ceilings
10-foot ceilings throughout remainder of home
Victorian Cove cornices
Open-plan kitchen and living area
Floor-to-ceiling windows
4m kitchen island with waterfall finishes
Pure white Corian benchtops
Smeg gas cooktop and Asko dishwasher
Separate dining area and formal lounge
Master suite with WIR and ensuite (spa bath, skylight)
Bedrooms 5 & 6 separate wing with sitting area
Ducted reverse-cycle heating and cooling (5 zones)
Approximately 250sqm paved entertaining space
75sqm undercover alfresco
Brand-new outdoor kitchen with waterfall benchtop
Matador BBQ, wine fridge, and bar fridge
Firepit area with festoon lighting
Established gardens and mature trees
6m x 9m shed with 3-phase power
Substantial water fountain in front garden

Specifications

Property Details
Property Type House
Architectural Style Federation exterior with modern interior, luxury finishes, extensive entertaining areas.
Stories 1
Parking Type attached garage, detached garage, driveway
Construction brick
Windows floor to ceiling
Gas natural gas
Location & Setting
Setting suburban
Lot Position interior lot
Nearby Amenities
Near highway
Near parks
Near trails
Near schools
Near shopping
Rental Information
long term rental only

Exterior

deck
patio
covered patio
alfresco
verandah
outdoor kitchen
bbq area
fire pit
pergola
fenced yard
mature landscaping
garden
shed
workshop
driveway
walking trails

Indoor

open floor plan
vaulted ceilings
hardwood floors
walk in closet
kitchen island
laundry room
home office
primary suite
ensuite bathroom
soaking tub
dual vanity
skylight
crown molding
ceiling fan
recessed lighting
sliding glass doors
refrigerator
oven
gas range
dishwasher
wine fridge
barbeque
heat pump
central ac
single story
Listed on 01 Oct 2026

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    Property     MOUNT BARKER     LGA

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MOUNT BARKER Statistics

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Crime in suburb of Mount Barker SA

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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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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.
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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.

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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