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32 MEWSTONE CRESCENT NORTH COOGEE WA 6163

HOUSE FOR SALE

$4,500,000

Estimated Valuation

32 MEWSTONE CRESCENT NORTH COOGEE WA 6163 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

2

Land Size

280 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 6 hours ago
Listing Price

Price withheld

Listed By
White House Property Partners - EAST FREMANTLE
Impeccably crafted as a contemporary coastal retreat, this luxury two-storey home combines architectural drama with functional elegance. Key highlights include a dramatic light-filled void, floating stairs, and a main suite with a private balcony overlooking treetops. It is an ideal turnkey property for discerning buyers seeking high-end finishes and a premium location.

Description

This two-storey contemporary coastal retreat is situated on a quiet cul-de-sac within the prestigious South Beach Estate. The exterior features modern architectural lines, large glass panels, and a double lock-up garage with internal entry. The property has been meticulously maintained, showcasing a blend of luxury finishes and functional design throughout.

Upon entering, you are greeted by a dramatic light-filled void featuring floating stairs that lead to the upper level. A glossy laundry with external access to a drying court is located near the entrance. The lower floor includes two good-sized bedrooms with mirrored robes and a spa bathroom with a separate toilet. There is also a home theatre/living area with custom-built cabinetry, which flows seamlessly through tinted stacked glass to an indoor-outdoor room.

The upper level boasts Brushbox timber floors and a vast sense of space centered around an ocean-blue and white galley kitchen. The kitchen is equipped with a waterfall island, integrated Miele appliances (including stacked ovens and a steamer), a Smeg electric oven, and a Billi tap for instant hot and cold water. Adjacent to the kitchen are a butler's pantry and a powder room.

The main living area features a gas log fire below a repurposed timber sleeper and opens via tinted stackable glass to a sheltered terrace with treetop outlooks. The main suite acts as a private retreat with lofty heights, a private balcony, white plantation shutters, a dual ensuite bathroom, and a custom-designed walk-in robe.

Outdoor living is enhanced by a rear deck featuring an integrated barbecue grill, gas burner, and dishwasher drawer, centered around a glorious Chinese elm. The property includes solar power, ducted heating/cooling, motorised blinds upstairs, and ScreenAway blockout blinds downstairs. It offers high-end coastal luxury in a lifestyle location with walking access to South Beach and nearby amenities.

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

Two-storey contemporary coastal retreat
Quiet cul-de-sac location in South Beach Estate
Double lock-up garage with internal entry
Dramatic light-filled void with floating staircase
Glossy laundry with external drying court and mural
Home theatre/living area with custom cabinetry
Indoor-outdoor room with stackable glass and kitchenette
Integrated outdoor BBQ grill, gas burner, and dishwasher drawer
Chinese elm rising through rear decking
Two lower-level bedrooms with mirrored robes
Spa bathroom with separate toilet
Brushbox timber flooring upstairs
Ocean-blue and white galley kitchen with waterfall island
Integrated Miele appliances (stacked ovens, steamer)
Smeg electric oven and Billi tap
Butler''s pantry and powder room
Main living area with gas log fire
Sheltered terrace with treetop outlooks
Main suite with private balcony, dual ensuite, and WIR
Solar power system
Ducted heating/cooling
Motorised and blockout blinds

Specifications

Property Details
Property Type House
Stories 2
Parking Type attached garage
Construction wood frame
Windows floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position cul de sac
Views sunset, park
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near parks
Near shopping
Near restaurants
Near primary school
Near high school
Rental Information
long term rental only

Exterior

deck
timber deck
covered patio
alfresco
outdoor kitchen
bbq area
balcony
fenced yard
privacy fence
mature landscaping
garden
driveway
double carport
solar panels
walking trails

Indoor

open floor plan
vaulted ceilings
fireplace
hardwood floors
walk in closet
kitchen island
pantry
laundry room
home theater
primary suite
ensuite bathroom
dual vanity
skylight
recessed lighting
sliding glass doors
built in shelving
refrigerator
oven
induction cooktop
double oven
microwave
dishwasher
barbeque
central
central ac
double story
Listed on 25 Sep 2026

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NORTH COOGEE Statistics

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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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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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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.

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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.

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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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