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41 VINNICOMBES ROAD ROMSEY VIC 3434

ACREAGE FOR SALE

$3,100,000

Estimated Valuation

41 VINNICOMBES ROAD ROMSEY VIC 3434 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

2

Land Size

10.37 m²

Year Built

1990

Property Type

Acreage

COMPARE LISTINGS
Added 12 hours ago
Listing Price

$2,950,000 - $3,245,000

Listed By
Mount Macedon Realty - MACEDON
This unique dual-residence property in Romsey offers the rare combination of two fully functional homes on approximately 10 acres of land, perfect for multi-generational living or income generation. The main residence is a renovated architect-designed home featuring luxury finishes like Blackbutt timber floors and Miele appliances, while the separate weatherboard cottage provides additional privacy and versatility.

Description

This exceptional lifestyle property in Romsey presents a rare opportunity to secure two beautifully presented homes on approximately 10.37 acres of rural land. The principal residence is an architect-designed home built in 1990 that has undergone significant renovation to offer sophisticated contemporary living.

The main house features four bedrooms, including a generous main suite with a dressing room and ensuite, alongside three additional bedrooms suitable for family or guests. The interior design emphasizes light and space, anchored by an expansive open-plan kitchen, dining, and living area. This heart of the home boasts soaring picture windows that frame the northerly outlook across rolling pastures towards Mount Crystal. A striking French-inspired three-sided wood heater serves as a focal point within the living zone. The gourmet kitchen is equipped with stone benchtops, custom two-pack cabinetry, a bespoke island bench, walk-in pantry, and a full suite of Miele appliances.

Finishes throughout the main residence are high-quality, featuring solid Blackbutt timber flooring, partial double glazing for comfort, and bathrooms appointed with concrete basins and brushed brass tapware. Additional practical features include a dedicated laundry/mudroom, powder room, and 14-panel solar array.

Set privately at the northern end of the property is a second original weatherboard cottage. This separate dwelling provides four bedrooms, an open-plan living area, bathroom, laundry, and a north-facing deck. It offers exceptional flexibility for multi-generational living, extended family, or income potential via short-term accommodation.

Outside, the grounds are established with gardens, three fenced paddocks, animal shelters, substantial shedding, and a delightful treehouse. The property includes a double carport, three water tanks, and ample room for animals and recreation while remaining well-connected to local schools and services.

Property Style & Condition

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

Key Features

Two homes on one title
Principal residence built in 1990
Renovated architect-designed main house
Approximately 10.37 acres of land
Four bedrooms in the main home with main suite
Separate weatherboard cottage with four bedrooms
Expansive open-plan living area
Three-sided wood heater
Gourmet kitchen with Miele appliances and stone benchtops
Solid Blackbutt timber flooring
Walk-in pantry
Concrete basins and brushed brass tapware in bathrooms
14-panel solar array
Double carport
Three fenced paddocks
Established gardens
North-facing outlook towards Mount Crystal

Specifications

Property Details
Property Type Acreage
Architectural Style contemporary,rural
Stories 1
Parking Type carport
Construction wood frame
Windows double pane
Gas natural gas
Location & Setting
Setting rural
Lot Position interior lot
Views mountain, valley
Nearby Amenities
Near primary school
Near high school
Near shopping
Near parks

Exterior

deck
timber deck
verandah
fenced yard
mature landscaping
rainwater tank
shed
double carport
water tank
solar panels
rainwater collection

Indoor

open floor plan
fireplace
hardwood floors
walk in pantry
primary suite
ensuite bathroom
dual vanity
soaking tub
rain shower
laundry room
home office
ceiling fan
recessed lighting
french doors
sliding glass doors
refrigerator
oven
gas range
dishwasher
washer
dryer
heat pump
split system
Listed on 10 Sep 2026

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    Property     ROMSEY     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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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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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.

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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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