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82A COMER STREET BRIGHTON EAST VIC 3187

HOUSE FOR SALE

$4,000,000

Estimated Valuation

82A COMER STREET BRIGHTON EAST VIC 3187 Property Photo
Bedrooms

5

Bathrooms

4

Car Space

5

Land Size

-

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 13 hours ago
Listing Price

$3,800,000 - $4,180,000

Listed By
Jellis Craig - Brighton
Backs onto Brighton Golf Course, this Japandi-inspired architectural masterpiece combines high-end luxury with seamless indoor-outdoor living. Featuring five bedrooms, a private lift, and a five-car basement garage, it is the ultimate turnkey residence for discerning buyers seeking prestige in a prime location.

Description

This stunning Japandi-inspired showpiece in Brighton East is a masterclass in modern luxury design. The property features a striking exterior with brick and timber cladding, welcoming residents via a private lift into a cosmopolitan interior defined by oak-laden cathedral ceilings. The ground floor offers versatility with three bedrooms, including two suites, and a dedicated study featuring a unique porthole window. The heart of the home is the sensational open-plan living area that flows seamlessly to the rear garden via expansive glass walls. This space is anchored by an Escea gas log fireplace and a timeless travertine kitchen equipped with a suite of Miele appliances and a butler's pantry.

Upstairs, the main bedroom serves as a private sanctuary with a wall of built-in robes and a heavenly ensuite featuring a skylit shower with a window seat. A guest powder room adds convenience to this level. The lower level provides further flexibility with a fifth bedroom and pristine ensuite, ideal for guests or an au pair. The home boasts high-end security features including CCTV, video intercom, and two layers of keyless entry. Parking is effortless in the five-car basement garage equipped with a turntable via auto gates.

The outdoor lifestyle is exceptional, backing onto the 12th green of Brighton Golf Course. The rear garden includes a pergola-shaded patio and a paved pavilion with gated access to the golf course. An alfresco terrace off the main living area features a Sirius mains gas barbecue and beverage fridge. Additional features include zoned climate control, solar panels, double glazing, and ample storage. Located moments from Dendy Park, schools, Church Street, and the beach, this home offers an unparalleled lifestyle.

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

Backs onto Brighton Golf Course (12th green)
Japandi inspired design
Five bedrooms plus study
Four bathrooms
Private lift servicing the home
Five-car basement garage with turntable and auto gates
Oak-laden cathedral ceilings
Escea gas log fireplace
Travertine kitchen with Miele appliances
Butler''s pantry
Main bedroom with walk-in robe and skylit ensuite
Lower level fifth bedroom with ensuite
Alfresco terrace with Sirius gas BBQ and beverage fridge
Pergola shaded patio and paved pavilion
Gated access to golf course
CCTV, video intercom, and keyless entry
Solar panels and zoned climate control

Specifications

Property Details
Property Type House
Architectural Style Japandi,Modern
Stories 3
Parking Type attached garage
Construction brick,wood frame
Windows double pane,floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position corner lot
Views golf course
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near train station
Near bus stop
Near high school
Near university
Near shopping
Near restaurants
Near parks
Near golf course
Rental Information
long term rental only

Exterior

patio
covered patio
alfresco
pergola
outdoor kitchen
bbq area
mature landscaping
fenced yard
privacy fence
garden
driveway
circular driveway
security gate
intercom
solar panels
gated community

Indoor

open floor plan
cathedral ceilings
fireplace
hardwood floors
walk in closet
kitchen island
pantry
walk in pantry
laundry room
home office
primary suite
ensuite bathroom
soaking tub
dual vanity
rain shower
skylight
basement
finished basement
smart home
ceiling fan
recessed lighting
sliding glass doors
built in shelving
refrigerator
oven
gas range
dishwasher
wine fridge
barbeque
central
split system
alarm system
security cameras
video doorbell
smart locks
gated entry
elevator
Listed on 28 Aug 2026

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    Property     BRIGHTON EAST     LGA

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BRIGHTON EAST Statistics

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

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Livability Scores

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Crime in suburb of Brighton East VIC

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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

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Property Crime Chance 1 in X
State Average (Violent) 1 in 84

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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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Ownership structure & income splittingSole, joint (split income), company or trust?
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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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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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