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465 EAST BARHAM ROAD BARHAM NSW 2732

FARM FOR SALE

$1,400,000

Estimated Valuation

465 EAST BARHAM ROAD BARHAM NSW 2732 Property Photo
Bedrooms

3

Bathrooms

1

Car Space

6

Land Size

34.18 m²

Year Built

-

Property Type

Farm

COMPARE LISTINGS
Added 10 hours ago
Listing Price

$1,350,000 - $1,450,000

Listed By
Charles L King & Co - Cohuna
A beautifully renovated three-bedroom home set on approximately 84.47 acres of productive land and wetlands in Barham. This versatile property offers exceptional water security, extensive infrastructure including massive sheds, and a comfortable, updated living space perfect for hobby farming or rural lifestyle living.

Description

This Barham rural property presents a compelling blend of renovated residential comfort and extensive agricultural infrastructure. The home features three bedrooms and has been thoughtfully updated to provide contemporary living while retaining its country appeal. Key interior upgrades include double-glazed windows, solar power, and a new split-system heating and cooling system for year-round comfort.

The living spaces are expansive, highlighted by vaulted ceilings with exposed trusses in the main living area and dining room. The kitchen is spacious with modern white cabinetry and a large island bench suitable for entertaining. The property boasts significant infrastructure, including approximately 34 acres of laser-levelled farmland and 20 acres of wetlands that support native birdlife.

Water security is a major asset, featuring 8ML of water through the Bonnie Doon Syndicate, an additional 52ML available to purchase, three dams supplied from river water, and a 50,000-litre rainwater tank. The grounds include an expansive undercover alfresco area with roll-up blinds, providing excellent all-weather entertaining. The site also offers substantial shedding options, including a 10m x 7m shed and a powered 24m x 8m shed for machinery or storage. An adjoining 125 acres is available for separate purchase to expand the holding.

Property Style & Condition

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

Key Features

3 Bedrooms
1 Bathroom
Approximately 84.47 acres
Renovated home with modern finishes
Solar power system
Double-glazed windows
New split-system heating and cooling
Expansive undercover alfresco area with roll-up blinds
34 acres laser-levelled farmland
20 acres wetlands
8ML water via Bonnie Doon Syndicate
52ML additional water available to purchase
Three dams supplied from river water
50,000-litre rainwater tank
10m x 7m shed with roller doors
24m x 8m powered shed
Fully fenced
Adjoining 125 acres available for purchase

Specifications

Property Details
Property Type Farm
Architectural Style contemporary,modern
Stories 1
Parking Type driveway, shed
Construction wood frame
Windows double pane
Gas lpg gas
Internet nbn
Location & Setting
Setting rural
Lot Position interior lot
Views valley, forest
Waterfront riverfront
Nearby Amenities
Near parks
Rental Information
long term rental only

Exterior

alfresco
timber deck
covered patio
workshop
shed
rainwater tank
water tank
driveway
fenced yard
solar panels
rainwater collection

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
kitchen island
walk in pantry
ceiling fan
recessed lighting
french doors
sliding glass doors
built in shelving
refrigerator
oven
gas range
dishwasher
washer
dryer
heat pump
split system
gated entry
single story
Listed on 27 Aug 2026

Property Location Map

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    Property     BARHAM     LGA

Property Transaction History

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BARHAM Statistics

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High Owner Occupier % and Family Household %.

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Crime in suburb of Barham NSW

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Crimes Committed

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Crime Rate

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Safety Rank

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Overall Crime

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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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The True Cost of Buying this Property

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Investment Calculator

  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?
A negatively geared property usually works best held by the higher earner; a positively geared one benefits from being split to the lower earner. This is general information only.
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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net rent + gain after CGT, selling costs & loan payout
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net rent + unrealised equity gain (no sale, no CGT yet)
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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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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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