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32 BOMBALA STREET BROADBEACH WATERS QLD 4218

HOUSE FOR SALE

$N/A

Estimated Valuation

32 BOMBALA STREET BROADBEACH WATERS QLD 4218 Property Photo
Bedrooms

5

Bathrooms

5

Car Space

4

Land Size

953 m²

Year Built

-

Property Type

House

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Added 5 hours ago
Listing Price

Auction

Auction
Listed By
Kollosche
Impeccably presented waterfront sanctuary offering a resort-style lifestyle on a massive 953m² block. With 490m² of sophisticated living space, a custom chef's kitchen, luxury amenities including a sauna and pool, and direct water access via pontoon and sandy beach, this is the ultimate entertainer's dream home.

Description

Impeccably presented and utterly captivating, this property offers waterfront living elevated to an extraordinary resort experience. Situated on a vast 953m² block with sweeping views of the hinterland and city skyline, it is a leisure-filled sanctuary designed for endless relaxation and entertaining. The north-facing outdoor oasis features a sun-soaked 10m x 4m pool, cabana, spa, and a large sunken firepit with built-in seating. A stand-alone sauna provides wellness benefits, while boaties can utilize the pontoon on a 38.2m sandy beach. Entertaining is further enhanced by a sheltered alfresco terrace, side patio with an outdoor kitchen, remote-operated Vergola, and tiered Travertine terraces for sunset viewing.

Inside, the sophisticated residence boasts a sprawling 490m² floorplan showcasing flawless finishes, high ceilings, and effortless indoor-outdoor flow. The chef's kitchen features natural stone benchtops, Siemens appliances, a built-in dual-sided bar with a servery window connecting to the poolside zone, a supersized butler's pantry, and a custom LED-backlit wine display wall. The expansive open-plan living areas include an electric fireplace and statement lighting.

Luxury continues across six oversized bedrooms. The opulent master suite features cascading crystal pendants, a sunlit sitting area, balcony access, walk-in robe, and an open-plan ensuite with a freestanding bath. Four additional upper-level bedrooms offer various configurations including ensuites and Jack-and-Jill bathrooms. A ground floor guest bedroom provides convenient external access.

Practicalities include ducted air-conditioning, CCTV, alarm, video intercom, keyless front door, and an oversized double garage with storage plus two additional off-street car parks behind a secure gated entry. Set at the end of a tranquil cul-de-sac, this home is less than 3km from famous beaches and offers a rare blend of elegance and escape.

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

Waterfront
Pool
Spa
Sauna
Outdoor Kitchen
Fire Pit
Pontoon
Sandy Beach
Gated Entry
Wine Display
Master Suite with Balcony
Ducted Air-Conditioning

Specifications

Property Details
Property Type House
Architectural Style contemporary
Stories 2
Parking Type attached garage, driveway
Construction brick
Windows double pane,floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position cul de sac,waterfront lot
Views lake, city skyline, sunset
Waterfront riverfront
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near public transit
Near shopping mall
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
verandah
balcony
rooftop terrace
pergola
cabana
fenced yard
privacy fence
mature landscaping
garden
outdoor shower
boat ramp
double carport
security gate
intercom
smart thermostat
gated community

Indoor

open floor plan
vaulted ceilings
fireplace
hardwood floors
walk in closet
kitchen island
pantry
walk in pantry
laundry room
primary suite
ensuite bathroom
soaking tub
dual vanity
wine cellar
smart home
ceiling fan
recessed lighting
sliding glass doors
built in shelving
refrigerator
oven
gas range
induction cooktop
dishwasher
wine fridge
central
central ac
alarm system
security cameras
video doorbell
smart locks
gated entry
single story
Listed on 15 Sep 2026

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    Property     BROADBEACH WATERS     LGA

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BROADBEACH WATERS Statistics

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Property Price History

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High Owner Occupier % and Family Household %.

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Crime in suburb of Broadbeach Waters QLD

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Population

-

Crimes Committed

-

Crime Rate

- per 1,000

Safety Rank

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Overall Crime

-

5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

Violent vs Property vs Other

Top 10 Offense Types (2024)

Victimization Probability

Violent Crime Chance 1 in X
Property Crime Chance 1 in X
State Average (Violent) 1 in 84

Schools within the catchment Broadbeach Waters QLD

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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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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.
Borrowing capacity & serviceabilityCan you actually get the loan? Lender stress test.
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Ownership structure & income splittingSole, joint (split income), company or trust?
A negatively geared property usually works best held by the higher earner; a positively geared one benefits from being split to the lower earner. This is general information only.
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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net rent + gain after CGT, selling costs & loan payout
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net rent + unrealised equity gain (no sale, no CGT yet)
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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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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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