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63 WATERHOLE ROAD POMONAL VIC 3381

FARM FOR SALE

$1,375,000

Estimated Valuation

63 WATERHOLE ROAD POMONAL VIC 3381 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

9

Land Size

17.81 m²

Year Built

-

Property Type

Farm

COMPARE LISTINGS
Added 10 hours ago
Listing Price

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

Listed By
Nutrien Harcourts - ARARAT
Doon Dell Homestead offers a rare lifestyle opportunity on 44 acres of land, combining architectural design with natural beauty in the heart of Pomonal. The property features an architect-designed renovation with blackbutt flooring, vaulted ceilings, and stunning views of the Grampians, making it an ideal retreat for nature lovers seeking tranquility.

Description

This property is a renovated homestead situated on approximately 44 acres of land in Pomonal, Victoria. The residence has been thoughtfully enhanced with an architect-designed extension and renovation, creating a seamless blend of original character and modern comfort. The exterior features a wide wrap-around veranda that encircles the home, offering views across the established gardens and surrounding Grampians landscape. The interior is defined by beautiful blackbutt flooring, pitched ceilings in the main living area, and a striking internal stone feature wall. Key living areas are filled with natural light through expansive double-glazed windows capturing views to Mt William and Redmans Bluff.

The kitchen is well-equipped with quality Smeg appliances, including a double oven with self-cleaning function, dishwasher, and generous stone preparation areas. Year-round comfort is supported by a premium French Philippe Cheminee wood heater and a solar hot water system with gas backup. The residence comprises three spacious bedrooms with built-in robes; the master suite includes a walk-in robe and ensuite. Two bathrooms are featured in the home.

Outdoors, the property offers two substantial dams, including a large spring-fed dam that supports a thriving ecosystem. Established gardens and park-like surrounds are fully irrigated from the dam water supply. Infrastructure includes a large powered work shed with ceiling fans and open bay storage suitable for machinery or hobbies. The property is described as a haven for wildlife, located conveniently close to Pomonal township and Halls Gap.

Property Style & Condition

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

Key Features

44 acres of land
Architect-designed extension and renovation
Wrap-around veranda
Blackbutt flooring throughout
Internal stone feature wall
Pitched ceilings in main living area
Double-glazed windows with mountain views
Smeg appliances including double oven
French Philippe Cheminee wood heater
Solar hot water system with gas backup
Three bedrooms with BIRs (Master with WIR & Ensuite)
Two bathrooms
Two substantial dams (one spring-fed)
Fully irrigated gardens
Large powered work shed and open bay storage

Specifications

Property Details
Property Type Farm
Architectural Style farmhouse,contemporary
Stories 1
Parking Type driveway
Construction weatherboard
Windows double pane
Location & Setting
Setting rural
Views mountain

Exterior

verandah
wrap around verandah
mature landscaping
garden
rainwater tank
outdoor shower
workshop
shed
water tank
bore water
driveway

Indoor

open floor plan
vaulted ceilings
cathedral ceilings
fireplace
hardwood floors
walk in closet
kitchen island
stone countertops
stainless steel appliances
double oven
dishwasher
primary suite
ensuite bathroom
soaking tub
sliding glass doors
ceiling fan
recessed lighting
refrigerator
oven
double oven
dishwasher
heat pump
split system
ceiling fan
Listed on 06 Oct 2026

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    Property     POMONAL     LGA

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POMONAL Statistics

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Crime in suburb of Pomonal VIC

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Population

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Crimes Committed

-

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Safety Rank

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Overall Crime

-

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Property Crime Chance 1 in X
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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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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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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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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