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31 SUTHERLAND STREET KINGSCLIFF NSW 2487

HOUSE FOR SALE

$8,500,000

Estimated Valuation

31 SUTHERLAND STREET KINGSCLIFF NSW 2487 Property Photo
Bedrooms

5

Bathrooms

3

Car Space

4

Land Size

613 m²

Year Built

-

Property Type

House

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Added 13 hours ago
Listing Price

Price withheld

Listed By
Witheriff Group - Kingscliff
A triple-level luxury retreat perched above Cudgen Creek offering panoramic views of the water and ocean. This prestige property features a resort-style backyard, magnesium pool, outdoor kitchen, and high-end finishes including a solar system with battery storage. Ideal for buyers seeking an elevated coastal lifestyle with significant entertaining space.

Description

Commanding an elevated position above Cudgen Creek in Kingscliff, this impressive tri-level residence captures expansive water views across the creek to the ocean and a coastal outlook extending towards Byron Bay. The home is designed for relaxed family living and entertaining, combining generous proportions with multiple living zones, lift access across all three levels, and a private resort-style backyard.

The upper floor unites the main living, dining, and kitchen spaces to maximize the elevated outlook. Broad windows frame sweeping views, while a covered entertaining deck provides an ideal spot to relax. The chef's kitchen features extensive bench space, a large island with breakfast seating, abundant cabinetry, and motorised pivot arm awnings for external protection. The main lounge includes air conditioning and a ceiling fan, along with a separate powder room.

An oversized master suite on the upper level offers excellent separation from secondary bedrooms, featuring a large walk-in robe, private ensuite with double vanity, air conditioning, and impressive water views. The lower level forms a functional guest or family wing with three well-proportioned bedrooms enjoying water outlooks and ceiling fans. This area also includes a shared bathroom with a bath and shower, separate toilet, laundry, family room, and dedicated home office, all accessible directly to the rear garden.

The backyard centres around a large magnesium swimming pool (approx 7.5m x 4.5m) surrounded by established landscaping, brick paving, and a vine-covered timber pergola. The pool has heat/cool capability for year-round enjoyment. A separate covered pavilion includes an outdoor kitchen with an integrated ASKO dishwasher and Argentinian grill, complemented by an outdoor speaker system and hot/cold shower.

Additional features include a substantial 10m x 6m freestanding shed with a mezzanine level, toilet, laundry sink, and double sliding doors, offering potential for guest accommodation. The ground level incorporates an open two-car garage, roller-door lock-up storage area suitable as a workshop, and additional storage beneath the stairs. An internal lift services all three levels.

The property boasts high-end technology including a 10.4kW solar power system with 32 panels and Hinen battery system, Control4 security cameras, video doorbell, and smart deadlocks. Irrigation ensures low-maintenance landscaped grounds. Positioned within one of Kingscliff's most desirable lifestyle pockets, the home places Cudgen Creek, the beach, cafés, restaurants, and village amenities within easy reach.

Property Style & Condition

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

Key Features

Tri-level residence
Elevated position above Cudgen Creek
Panoramic water views to ocean/Byron Bay
Main living, dining, and kitchen on upper level
Chef''s kitchen with large island
Motorised pivot arm awnings
Oversized master suite with walk-in robe and ensuite
Guest/family wing with three bedrooms
Home office / fifth bedroom
Internal lift access across all levels
Magnesium swimming pool (heat/cool)
Vine-covered timber pergola
Covered pavilion with outdoor kitchen and ASKO dishwasher
10m x 6m shed with mezzanine
Open two-car garage plus workshop/storage
10.4kW solar power system with battery storage
Control4 security cameras, video doorbell, smart deadlocks
Irrigation system

Specifications

Property Details
Property Type House
Stories 3
Parking Type attached garage, driveway
Construction brick
Windows floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position corner lot
Views ocean panoramic, river
Waterfront riverfront
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near restaurants
Near parks
Rental Information
long term rental only

Exterior

pool
heated pool
deck
timber deck
patio
covered patio
alfresco
outdoor kitchen
bbq area
pergola
fenced yard
privacy fence
irrigation system
mature landscaping
outdoor shower
workshop
shed
double carport
driveway
security gate
solar panels
battery storage

Indoor

open floor plan
hardwood floors
kitchen island
walk in closet
home office
primary suite
ensuite bathroom
dual vanity
ceiling fan
recessed lighting
smart home
elevator
refrigerator
dishwasher
heat pump
split system
ceiling fan
alarm system
security cameras
video doorbell
smart locks
elevator
Listed on 03 Sep 2026

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    Property     KINGSCLIFF     LGA

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KINGSCLIFF Statistics

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Crime in suburb of Kingscliff NSW

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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

-

5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

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Victimization Probability

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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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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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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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