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7397 VASSE HIGHWAY CARLOTTA WA 6275

FARM FOR SALE

$2,150,000

Estimated Valuation

7397 VASSE HIGHWAY CARLOTTA WA 6275 Property Photo
Bedrooms

7

Bathrooms

4

Car Space

4

Land Size

36.62 m²

Year Built

-

Property Type

Farm

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Added yesterday
Listing Price

$2,150,000

Listed By
Ray White Stocker Preston - Nannup
This 90-acre rural estate in Nannup offers a rare fusion of business opportunity and country living with two homes on the property. Featuring 28 marron ponds, new fencing, and a near-new secondary residence, it is an ideal investment for primary producers or lifestyle seekers.

Description

This Nannup property is a comprehensive rural estate situated on 90 acres of land, uniquely featuring two distinct residences and extensive agricultural infrastructure. The primary residence is a spacious four-bedroom, two-bathroom home characterized by high ceilings, generous proportions, and an open-concept layout. It features a traditional homestead oven, a separate lounge with a bar, and a sun-drenched outdoor courtyard. The secondary dwelling is a near-new three-bedroom, two-bathroom Cedar Homes residence built approximately 18 months ago. This modern home boasts premium wood-look vinyl plank flooring, soaring high ceilings, and a culinary-grade kitchen equipped with an induction cooktop and electric oven. Both homes offer rural outlooks and ample space for family or guests.

The acreage is the standout feature of this estate, divided into three paddocks secured by brand-new fencing. The land supports a commercial marron farming operation with 28 established ponds, offering immediate income potential. Infrastructure includes dedicated water troughs, multiple machinery sheds, hay storage, and a separate studio positioned near the water's edge. The property offers significant scope for diversification, allowing for livestock, orchards, or seasonal produce cultivation.

Interior condition varies between the two homes; the main residence displays standard finishes with brick walls and carpeting that appear fair, while the secondary home is in excellent condition with modern tiling and fixtures. The exterior of the main house appears to be weatherboard or brick, showing signs of age consistent with a country homestead, whereas the new build is well-maintained. The grounds feature expansive grassy areas, marron ponds, and mature tree lines, presenting a rugged yet functional lifestyle property ideal for primary producers or investors.

Property Style & Condition

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

Key Features

90 acres of land
Two separate residences (4-bed main home, 3-bed new build)
28 established marron ponds
New fencing and water troughs
Near-new Cedar Homes secondary residence
Premium wood-look vinyl plank flooring in second home
Induction cooktop and electric oven in second home
Separate lounge with bar in main home
Traditional homestead oven in main kitchen
Multiple machinery, hay, and work sheds
Studio positioned on water''s edge
Scope for livestock, orchards, or produce

Specifications

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

Exterior

deck
verandah
covered patio
fenced yard
water tank
shed
driveway
mature landscaping
off grid power

Indoor

open floor plan
vaulted ceilings
hardwood floors
tile floors
carpet
walk in closet
kitchen island
laundry room
home office
ensuite bathroom
soaking tub
ceiling fan
recessed lighting
sliding glass doors
refrigerator
oven
induction cooktop
dishwasher
heat pump
split system
ceiling fan
gated entry
single story
Listed on 01 Sep 2026

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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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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.
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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.

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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.

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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.

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