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55 HARRIS ROAD NORMANHURST NSW 2076

HOUSE FOR SALE

$2,500,000

Estimated Valuation

55 HARRIS ROAD NORMANHURST NSW 2076 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

1

Land Size

-

Year Built

-

Property Type

House

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Added 18 hours ago
Listing Price

Price withheld

Listed By
Ray White Upper North Shore -
Experience laid-back bushland living in this dual-level family home set on a massive 999sqm parcel in Normanhurst. Featuring raked ceilings, extensive outdoor decks, and modern updates including solar power and EV charging readiness, it offers exceptional versatility for multi-generational families or those seeking a productive home workspace.

Description

This dual-level home in the peaceful Normanhurst enclave offers a rare blend of architectural character and modern functionality on a substantial 999sqm parcel. The residence is set within deep, private bushland surrounds with north-to-rear views, maximizing natural light through broad picture windows and clerestory glazing. Externally, the home features a mix of timber weatherboard and brick detailing, complemented by extensive outdoor living spaces including a brand-new deck and balcony.

The interiors have been freshly painted to create a renewed, bright atmosphere. The upper level boasts an open-plan layout with raked ceilings and polished timber floors that flow seamlessly to the entertaining deck. A highlight is the generous rumpus room, which spills out onto the new deck, perfect for alfresco dining against the backdrop of the private backyard.

Accommodation includes four bedrooms spread across both levels, providing flexibility for extended family or teenagers. The primary suite features a huge walk-in wardrobe and access to the updated main bathroom, which has been renovated with floor-to-ceiling tiles, an automatic Velux skylight, a walk-in rain shower, and a Caroma smart toilet. Additional bedrooms are serviced by a second bathroom on the lower level.

Key technical features include solar panels for energy efficiency, split-system air conditioning throughout, and two 15-amp power provisions suitable for portable EV charging. A gated side access provides independent entry to a dedicated workspace or studio on the lower level, ideal for working from home. The property is conveniently located within walking distance of Normanhurst West Public School and local transport links.

Property Style & Condition

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

Key Features

999sqm land size
Dual-level layout
Four bedrooms
Two bathrooms
Raked ceilings throughout living areas
Brand-new entertaining deck
Bushland surrounds and north-to-rear views
Polished timber floors
Open plan lounge, dining, and kitchen
Generous rumpus room
Primary bedroom with huge walk-in wardrobe
Lower-level family bathroom
Updated main bathroom with rain shower and smart toilet
Dedicated workspace/studio with gated side access
Solar panels
Split-system air conditioning
EV charging power provisions (2 x 15-amp)
Built-in wardrobes in select bedrooms
Walking distance to schools and station

Specifications

Property Details
Property Type House
Architectural Style timber floors,raked ceilings,picture windows,clerestory windows
Stories 2
Parking Type driveway
Construction wood frame
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views forest
Nearby Amenities
Near train station
Near bus stop
Near primary school
Near high school
Near parks
Rental Information
long term rental only

Exterior

deck
timber deck
balcony
fire pit
solar panels
fenced yard
privacy fence
mature landscaping
native garden
side access
solar panels

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
hardwood floors
walk in closet
kitchen island
laundry room
home office
primary suite
ensuite bathroom
rain shower
skylight
built in shelving
ceiling fan
dishwasher
oven
heat pump
split system
gated entry
single story
Listed on 18 Sep 2026

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    Property     NORMANHURST     LGA

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NORMANHURST Statistics

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Crime in suburb of Normanhurst NSW

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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

Schools within the catchment Normanhurst NSW

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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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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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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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