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46 NORTH SHORE DRIVE PATTERSON LAKES VIC 3197

HOUSE FOR SALE

$1,625,000

Estimated Valuation

46 NORTH SHORE DRIVE PATTERSON LAKES VIC 3197 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

2

Land Size

253 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 8 hours ago
Listing Price

$1,550,000-$1,650,000

Listed By
Ray White - The Bayside Group
Experience an exceptional waterfront lifestyle in this architecturally designed 4-bedroom home situated in a secure gated community with a private boat mooring. Boasting stunning views of both the marina and Patterson River, this residence features high-end finishes, expansive entertaining spaces, and a prime location perfect for boating enthusiasts and families seeking luxury.

Description

This architecturally designed residence in the exclusive gated community of Patterson Lakes offers a rare combination of luxury and waterfront lifestyle. The home features a striking contemporary exterior with grey cladding, large windows, and a well-landscaped front yard leading to a double garage with adjoining workshop. Inside, the property is finished to a high standard with tiled entryways, pre-engineered timber flooring, and abundant natural light flowing through multiple levels.

The middle level serves as the main entertaining hub, featuring an expansive open-plan living and dining area that extends onto a massive 3.0 x 7.6m balcony with direct marina views. The heart of this level is the well-appointed kitchen, boasting substantial stone benchtops, a large island, double electric ovens, a gas cooktop, and a wine fridge. This level also includes the main bedroom with an ensuite and walk-in robe, as well as a fourth bedroom/home office with its own balcony overlooking the river.

Downstairs, the home offers significant flexibility with a substantial 5.0 x 6.0m rumpus room connecting to a rear courtyard deck, alongside two additional bedrooms—one with a walk-in robe and direct courtyard access. The main bathroom features stone vanities and a rainfall shower, while the ensuite has terrazzo flooring and a skylight. Outdoor living is exceptional, highlighted by an internal atrium, multiple balconies, and a private 4.3 x 7.6m courtyard deck with built-in seating and a water feature.

The property sits in a prime position between the marina and Patterson River, including a private boat mooring. It is finished with modern amenities such as duct heating/cooling, LED downlights, and integrated speakers. The overall condition appears to be excellent and well-maintained, suitable for immediate occupancy.

Property Style & Condition

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

Key Features

Private boat mooring
Gated waterfront community
Double garage with workshop
Marina and river views
Architecturally designed
Pre-engineered timber flooring
3.0 x 7.6m balcony/alfresco
5.0 x 6.0m rumpus room
4.3 x 7.6m courtyard deck with water feature
Internal atrium for natural light
Stone benchtops in kitchen
Wine fridge
Double electric ovens
Ducted heating and cooling
Integrated speakers
Main bedroom with walk-in robe and ensuite
Home office/bedroom 4 with river outlook
Terrazzo flooring in ensuite
Security gate

Specifications

Property Details
Property Type House
Stories 3
Parking Type attached garage
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position waterfront lot
Views river, sunset
Waterfront riverfront,canal
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near primary school
Near parks
Near marina
Near public transit
Rental Information
long term rental only

Exterior

deck
timber deck
balcony
water tank
retaining walls
driveway
security gate
workshop
boat ramp
gated community

Indoor

open floor plan
hardwood floors
tile floors
walk in closet
kitchen island
granite countertops
stainless steel appliances
wine cellar
home office
primary suite
ensuite bathroom
dual vanity
rain shower
skylight
ceiling fan
recessed lighting
sliding glass doors
refrigerator
oven
gas range
dishwasher
wine fridge
central
central ac
gated entry
double story
Listed on 01 Sep 2026

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    Property     PATTERSON LAKES     LGA

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PATTERSON LAKES Statistics

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Suburb Statistcs:

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

School Quality (ICSEA) vs Safety Index.

Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

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Crime Breakdown vs State Average

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Local School ICSEA Scores

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Age Distribution Profile

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Household Composition

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Health & Wellbeing Indicators

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Commute & Transport Mix

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Environment & Natural Hazards

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Income vs Cost of Living

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Crime in suburb of Patterson Lakes VIC

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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

Schools within the catchment Patterson Lakes VIC

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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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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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