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34 LYONS STREET COTTESLOE WA 6011

HOUSE FOR SALE

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Estimated Valuation

34 LYONS STREET COTTESLOE WA 6011 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

3

Land Size

685 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 6 hours ago
Listing Price

Price withheld

Listed By
Ray White Dalkeith | Claremont | Fremantle
Experience effortless family living in this beautifully designed contemporary four-bedroom home set on a generous 685sqm lot in North Cottesloe. With its massive kitchen island, resort-style pool with spa jets, and exceptional indoor-outdoor flow, this property is ideal for buyers seeking a sophisticated lifestyle close to the beach.

Description

This stunning four-bedroom residence is situated on a spacious 685sqm parcel in the sought-after pocket of North Cottesloe. The home offers an exceptional balance of privacy and community living, located just moments from the beach. The architecture presents a contemporary aesthetic with clean lines, white rendered facades, and large glazing that blurs the boundary between indoor and outdoor spaces. Inside, the property is defined by polished concrete floors and abundant natural light, creating an airy, sophisticated atmosphere.

The heart of the home is the sensational open-plan kitchen and family area, anchored by a massive 4.3-metre island bench. This culinary space is equipped with premium appliances including two ovens, a warming drawer, and a five-burner gas cooktop, alongside extensive storage. The layout provides excellent separation for families; downstairs features a dedicated children's bedroom wing and a second living/TV room, while the upper level houses an indulgent master retreat with a private balcony and luxurious ensuite featuring a dual vanity, bath, and separate shower. A home office/study is also located on this level.

The outdoor area is a true entertainer's paradise. Seamless flow leads to an alfresco zone complete with a built-in Beef Eater barbecue, sink, and gas fire. The backyard features a solar-heated swimming pool with water features and spa jets, a landscaped garden, and a side laneway providing access to three off-street parking bays (including a double garage). Additional features include five-zone air conditioning, solar power, full reticulation, and comprehensive security systems.

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

4 bedrooms
2 bathrooms
Home office/study
Polished concrete floors
Massive 4.3-metre kitchen island
Solar-heated swimming pool with spa jets and water features
Alfresco entertaining area with gas fire
Built-in Beef Eater barbecue
Double garage with laneway access (3 car spaces total)
5-zone air conditioning
Solar power system
Master suite with private balcony
Second living/TV room downstairs
Dual vanity in master ensuite
Comprehensive security system

Specifications

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

Exterior

pool
heated pool
spa
alfresco
outdoor kitchen
bbq area
covered patio
balcony
outdoor shower
fenced yard
privacy fence
irrigation system
mature landscaping
garden
retaining walls
driveway
security gate
solar panels
heat pump

Indoor

open floor plan
fireplace
tile floors
kitchen island
stainless steel appliances
pantry
walk in pantry
home office
primary suite
ensuite bathroom
soaking tub
dual vanity
ceiling fan
recessed lighting
sliding glass doors
built in shelving
refrigerator
oven
gas range
dishwasher
barbeque
central
central ac
alarm system
security cameras
video doorbell
intercom
double story
Listed on 02 Oct 2026

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    Property     COTTESLOE     LGA

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COTTESLOE Statistics

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

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High Owner Occupier % and Family Household %.

Livability Scores

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Crime Breakdown vs State Average

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Crime in suburb of Cottesloe WA

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Population

-

Crimes Committed

-

Crime Rate

- per 1,000

Safety Rank

-/100

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

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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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Ownership structure & income splittingSole, joint (split income), company or trust?
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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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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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