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32 NARBETHONG ROAD BEDFORDALE WA 6112

ACREAGE FOR SALE

$2,500,000

Estimated Valuation

32 NARBETHONG ROAD BEDFORDALE WA 6112 Property Photo
Bedrooms

6

Bathrooms

3

Car Space

15

Land Size

3.41 m²

Year Built

-

Property Type

Acreage

COMPARE LISTINGS
Added 10 hours ago
Listing Price

$2,400,000

Listed By
O'Neil Real Estate - KELMSCOTT
32 Narbethong Road offers an unparalleled lifestyle on 8.43 acres alongside the Neerigen Brook, featuring a spectacular main residence with cathedral ceilings and a separate cottage. This luxury estate combines premium indoor-outdoor living with a massive workshop and ample parking, making it ideal for those seeking privacy, space, and rural convenience in Bedfordale.

Description

This exceptional property is located in the Narbethong Estate of Bedfordale, offering a rare combination of luxury and vast acreage. The estate sits on 3.41 hectares (8.43 acres) alongside the Neerigen Brook, providing a serene, private lifestyle with abundant fresh water features. The main residence is an extraordinary architectural statement featuring a high-pitched gable roof and a magnificent cathedral ceiling in the living area. The interior boasts an open-plan layout that seamlessly integrates the kitchen, dining, and living spaces, creating a grand entertaining environment. High-quality finishes include stone fireplace surrounds, polished floors, and extensive glazing that captures views of the natural bushland.

The home includes 6 bedrooms, with the main suite serving as a private retreat complete with a corner spa in the ensuite. Secondary bedrooms are spacious and well-appointed. The property also features a separate 2-bedroom cottage positioned away from the main house, ideal for guests or extended family. Outdoor living is centered around a gorgeous swimming pool, exposed aggregate concrete pathways, and multiple entertaining zones including an outdoor kitchen area under shade sails.

Practicality meets beauty with an enormous workshop featuring a large patio and direct access to the house, alongside a retreat/games room. The estate offers immense parking options, including a drive-through carport for caravans and a vast hardstand area suitable for heavy machinery or vehicles. With irrigation from the creek water supply and established gardens, this is a turnkey rural lifestyle property ready for immediate occupation.

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

3.41 hectares (8.43 acres) of land
Main residence with cathedral ceilings
6 Bedrooms in main house
Separate 2-bedroom cottage
Pool and outdoor kitchen
Neerigen Brook frontage
Massive workshop with patio
Drive-through carport
Irrigation system
Stone fireplace
Open floor plan
Hardstand area for parking

Specifications

Property Details
Property Type Acreage
Stories 1
Parking Type driveway, carport
Construction brick,stone
Windows double pane,floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position waterfront lot
Views forest, valley, nature
Waterfront riverfront
Nearby Amenities
Near trails
Near parks
Near shopping
Near high school
Rental Information
long term rental only

Exterior

pool
deck
timber deck
patio
covered patio
alfresco
outdoor kitchen
bbq area
pergola
fenced yard
privacy fence
irrigation system
mature landscaping
garden
native garden
rainwater tank
workshop
shed
carport
double carport
water tank
bore water
driveway
security gate
solar panels
rainwater collection

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
fireplace
hardwood floors
tile floors
walk in closet
kitchen island
granite countertops
stainless steel appliances
pantry
laundry room
home office
primary suite
ensuite bathroom
soaking tub
dual vanity
ceiling fan
recessed lighting
sliding glass doors
refrigerator
oven
gas range
dishwasher
wine fridge
barbeque
heat pump
split system
ceiling fan
security gate
single story
Listed on 03 Sep 2026

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    Property     BEDFORDALE     LGA

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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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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.
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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.

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