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6 NEMARLUK COURT LUDMILLA NT 0820

HOUSE FOR SALE

$940,000

Estimated Valuation

6 NEMARLUK COURT LUDMILLA NT 0820 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

2

Land Size

1,100 m²

Year Built

-

Property Type

House

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Added 12 hours ago
Listing Price

Offers over $925,000

Listed By
HERON PROPERTY - DARWIN
Discover a rare opportunity to own an elevated home with a 'Timeless Darwin' feel on a massive 1,100 sqm block in Ludmilla. This property features contemporary renovations, a resort-style pool, and lush tropical landscaping, offering a private retreat with multiple entertaining areas perfect for the lifestyle-conscious buyer.

Description

This elevated home offers a unique blend of contemporary renovation and the classic 'Timeless Darwin' aesthetic. Situated on a 1,100 sqm block in Ludmilla, the property is surrounded by dense native and tropical vegetation, providing a secluded rainforest-like setting. The architecture features an elevated design with extensive use of timber, corrugated roofing, and large glass elements to maximize cross-flow breezes and views.

The interior boasts polished hardwood floorboards throughout the open-plan living, dining, and kitchen areas. The kitchen has been renovated with a modern aesthetic, featuring white cabinetry, subway tiling, and a breakfast bench. The home features four bedrooms; three are located upstairs, offering foliage views and built-in robes, while the fourth bedroom is situated on the ground level with a private entrance and an en-suite bathroom finished with high-quality Italian tiles.

Exterior living is a key highlight, with multiple entertaining areas including a generous undercover verandah accessed via French doors, a private balcony off the main bedroom, and a lower deck area near the pool. The backyard includes a resort-style swimming pool and a fully fenced yard suitable for privacy. Additional features include a solar power system, air conditioning throughout, and a convenient kitchenette under the house ideal for guests or rental income.

Property Style & Condition

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

Key Features

Elevated home design
1,100 sqm land size
Resort-style swimming pool
4 Bedrooms (3 upstairs, 1 downstairs)
2 Bathrooms
Open plan living/dining/kitchen
Polished hardwood floorboards
Renovated kitchen with breakfast bench
Undercover entertaining verandah
Private balcony off main bedroom
4th bedroom with private entrance and en-suite
Italian tiling in ground floor bathroom
Kitchenette under the house
Solar power system
Air conditioning throughout
Louvred windows for cross-flow ventilation
Fully fenced yard
Double carport
Bonus office/studio

Specifications

Property Details
Property Type House
Architectural Style Queenslander,Contemporary
Stories 2
Parking Type carport
Construction wood frame
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position cul de sac
Views forest, sunset
Beach Proximity short drive
Nearby Amenities
Near parks
Near high school
Near shopping
Rental Information
short term rental allowed

Exterior

pool
deck
timber deck
verandah
balcony
fenced yard
mature landscaping
garden
native garden
carport
double carport
solar panels

Indoor

open floor plan
hardwood floors
kitchen island
ensuite bathroom
rain shower
walk in closet
ceiling fan
french doors
sliding glass doors
built in shelving
oven
gas range
heat pump
split system
single story
Listed on 27 Aug 2026

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    Property     LUDMILLA     LGA

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LUDMILLA Statistics

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Property Price History

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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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Crime in suburb of Ludmilla NT

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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

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The True Cost of Buying this Property

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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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