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6-10 HONEYMAN GROVE MCCRACKEN SA 5211

HOUSE FOR SALE

$2,400,000

Estimated Valuation

6-10 HONEYMAN GROVE MCCRACKEN SA 5211 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

6

Land Size

2,790 m²

Year Built

2000

Property Type

House

COMPARE LISTINGS
Added 13 hours ago
Listing Price

$2,300,000-$2,500,000

Listed By
Harris Real Estate - South Coast RLA 337539
This exceptional architect-designed residence perched high above Victor Harbor offers panoramic ocean views and 2,875m² of land across three allotments. The home features a dramatic vaulted ceiling, an extensive 2021 renovation, mature gardens with fruit trees, and a massive three-bay shed, making it ideal for those seeking luxury coastal living with ample space for vehicles and hobbies.

Description

Set high above Victor Harbor on one of its most coveted streets, this exceptional architect-designed residence combines extraordinary space, established gardens, and panoramic views across the sea, islands, and Fleurieu landscape. Occupying approximately 2,875m² across three allotments, the circa-2000 home has been designed to embrace its remarkable setting, with expansive picture windows, soaring ceilings, and generous living spaces unfolding across two levels.

A sandstone-paved entrance framed by mature clipped hedges introduces an elegant lower level centred around an expansive family living area. A stone-topped kitchenette, insulated wine cellar, laundry, and versatile sunroom complement two bedrooms, each opening through French doors to the garden. The living area flows effortlessly outdoors to a sophisticated entertaining terrace, complete with an outdoor kitchen and built-in pizza oven.

Upstairs, the home's architecture takes centre stage. A dramatic vaulted ceiling crowns the open-plan kitchen and living space, while expansive windows frame breathtaking views encompassing Seal Rock, Granite Island, the Causeway, Wright Island, and The Bluff at Encounter Bay. The 2021 Goolwa Kitchens renovation delivers a refined culinary centrepiece with Caesarstone island and benchtops, premium Miele appliances, an 800mm induction cooktop, and a fully equipped butler's pantry.

Sydney blue gum floors add warmth and character, flowing through to an elegant second living and dining space with plantation shutters and balcony access. To the north, tranquil views extend towards McCracken Country Club and the surrounding hills. The private master suite captures ocean views and opens to the balcony, featuring a walk-in robe and a beautifully appointed bathroom with marble finishes, full-height tiling, a bath, and shower. An adjoining office offers flexibility as a dressing room or private retreat.

The established grounds are an exceptional extension of the home, with expansive lawns, irrigated terraces, a secluded sunken garden lounge, and productive fruit trees including citrus, pear, peach, apricot, apple, mandarin, and cherry. Raised vegetable gardens add to the property's self-sufficient charm. Vehicle accommodation is equally impressive, with three-car garaging under the main roof, automatic panel-lift doors, and a dedicated home office.

A substantial 9m x 7.5m x 3.6m three-bay shed provides exceptional space for additional vehicles, boats, recreational equipment, or storage, with paved caravan accommodation alongside. This is a residence defined by its setting, scale, and sense of permanence—a home for grand entertaining and quiet retreat, where mature gardens meet expansive architecture and the ever-changing coastal horizon becomes part of everyday life.

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

Panoramic ocean views (Seal Rock, Granite Island, The Bluff)
Approximately 2,875m² land size across three allotments
Architect-designed residence built circa-2000
Expansive picture windows and soaring vaulted ceilings
2021 Goolwa Kitchens renovation with Caesarstone benchtops
Premium Miele appliances and 800mm induction cooktop
Fully equipped butler''s pantry
Sydney blue gum floors throughout
Private master suite with ocean views, balcony, walk-in robe, and marble bathroom
Lower level family living area and two additional bedrooms
Sophisticated entertaining terrace with outdoor kitchen and pizza oven
Established gardens with irrigated terraces, sunken lounge, and fruit trees
Raised vegetable gardens
Three-car garage under the main roof with automatic doors
Dedicated home office
Substantial 9m x 7.5m x 3.6m three-bay shed for vehicles/boats
Paved caravan accommodation

Specifications

Property Details
Property Type House
Stories 2
Parking Type attached garage, detached garage
Construction wood frame
Windows floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position corner lot
Views ocean panoramic
Waterfront oceanfront
Beach Proximity near beach
Nearby Amenities
Near beach
Near golf course
Near shopping
Near restaurants
Rental Information
long term rental only

Exterior

deck
patio
outdoor kitchen
mature landscaping
garden
shed
irrigation system
retaining walls
driveway

Indoor

open floor plan
vaulted ceilings
hardwood floors
kitchen island
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
soaking tub
pantry
wine cellar
french doors
sliding glass doors
built in shelving
ceiling fan
refrigerator
oven
induction cooktop
dishwasher
wine fridge
central
split system
double story
Listed on 02 Oct 2026

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MCCRACKEN Statistics

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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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Borrowing capacity & serviceabilityCan you actually get the loan? Lender stress test.
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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.

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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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