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31 GILMOUR ROAD BENTLEIGH VIC 3204

HOUSE FOR SALE

$2,600,000

Estimated Valuation

31 GILMOUR ROAD BENTLEIGH VIC 3204 Property Photo
Bedrooms

5

Bathrooms

3

Car Space

4

Land Size

697 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 15 hours ago
Listing Price

$2,500,000 - $2,700,000

Listed By
Jellis Craig - Bentleigh
This contemporary five-bedroom masterpiece in Bentleigh offers an impressive lifestyle with a 697m² sports-focused backyard featuring a heated pool and mini oval. Ideal for entertaining families or athletes, the home combines luxury interiors with high-end appliances and ample space both inside and out.

Description

Located in Bentleigh, this five-bedroom plus study residence sits on a generous 697m² block and presents a striking blend of modern architecture and high-end finishes. The exterior features a contemporary two-storey design with a double auto garage behind an automated gate. Inside, the home boasts antique style European Oak floorboards, high ceilings, and a light-filled open-plan living area oriented to the north-west.

The kitchen is equipped with premium appliances including 900mm Ariston cooking units, a Fotile rangehood, Fisher & Paykel dish drawers, and wraps around into a preparation pantry and walk-in pantry. Adjacent to the kitchen are three distinct living spaces (lounge, dining, and family) that flow seamlessly onto a covered alfresco area with a built-in barbecue. The outdoor space is designed for sport and entertainment, featuring a solar/gas heated pool, spa, fire pit area, manicured lawn, and a mini football oval.

The ground floor includes a mudroom, guest bedroom with semi-ensuite, and a stylish study. Upstairs, the accommodation includes four large bedrooms capable of fitting king-size beds, each with walk-in robes. The main bedroom offers a dressing room and chic ensuite, while the upper level also features a restful lounge and family bathroom. Additional features include duct heating/air conditioning, ducted vacuum, solar hot water, double glazing, and abundant storage.

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

solar/gas heated pool
spa
fire pit area
mini football oval
manicured lawn
mod grass basketball key
five bedrooms plus study
three bathrooms
antique style European Oak floorboards
high ceilings
north west facing open plan living
Ariston cooking appliances
Fotile rangehood
Fisher & Paykel dish drawers
walk-in pantry
covered alfresco with built-in barbecue
dressing room
duct heating/air conditioning
solar hot water
double glazing
double auto garage with storeroom
automated gate

Specifications

Property Details
Property Type House
Architectural Style Contemporary,Modern Luxury
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 park, none
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near public transit
Near train station
Near bus stop
Near high school
Near primary school
Near shopping
Near restaurants
Near parks
Rental Information
long term rental only

Exterior

pool
heated pool
spa
deck
timber deck
patio
covered patio
alfresco
outdoor kitchen
bbq area
fire pit
fenced yard
privacy fence
irrigation system
garden
double carport
security gate
solar panels
solar hot water
none

Indoor

open floor plan
vaulted ceilings
hardwood floors
kitchen island
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
dual vanity
soaking tub
ceiling fan
recessed lighting
sliding glass doors
built in shelving
oven
gas range
dishwasher
central
central ac
gated entry
single story
Listed on 23 Sep 2026

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    Property     BENTLEIGH     LGA

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BENTLEIGH Statistics

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Crime in suburb of Bentleigh VIC

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Population

-

Crimes Committed

-

Crime Rate

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Safety Rank

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Overall Crime

-

5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

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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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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.
Cash buffer & risk capacityCould you survive vacancy, rate rises and repairs?
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Calculating…Verdict ?
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Your take-home profit over — yrs ?
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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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