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85 PRODUCE ROAD HUMPTY DOO NT 0836

ACREAGE FOR SALE

$1,250,000

Estimated Valuation

85 PRODUCE ROAD HUMPTY DOO NT 0836 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

2

Land Size

2 m²

Year Built

2021

Property Type

Acreage

COMPARE LISTINGS
Added 7 hours ago
Listing Price

$1,200,000

Listed By
Call2View Real Estate - Palmerston
Near-new luxury living on five acres in Humpty Doo, this custom-built AHB residence features polished concrete floors throughout and a separate master suite wing for ultimate privacy. Perfect for those seeking a modern lifestyle with established rural infrastructure, including a 90-metre bore, inground pool, and ample cleared land ready for development.

Description

This custom-built residence from 2021 sits on approximately five acres of largely cleared land in Humpty Doo, offering a rare blend of modern luxury and rural infrastructure. The home is characterized by its extensive use of polished concrete flooring, which runs throughout the interior to complement the clean, contemporary aesthetic. The layout centers around a generous open-plan living area where the kitchen serves as the functional heart of the home.

The kitchen features stone benchtops wrapping around a substantial island with seating for four or more, making it ideal for entertaining. It is equipped with a gas cooktop, rangehood, and under-bench power points. A separate butler's pantry provides ample storage for appliances and groceries. The main living area flows seamlessly onto a large rear verandah with a lined ceiling and fans, which overlooks an inground swimming pool with exposed aggregate surrounds.

The property boasts a unique floorplan separation of the master suite. Connected to the main residence by a stylish walkway, this oversized bedroom includes outdoor access and a walk-through robe leading into an impressive ensuite. The ensuite is finished with floor-to-ceiling tiles, a twin stone-top vanity, and a large walk-in shower with dual shower heads. Bedrooms two and three are generously proportioned with built-in robes and split-system air-conditioning.

The main bathroom includes a shower and dedicated bathtub alcove, linen storage, and a built-in front-loading washing machine. A sliding door provides direct access to the clothesline via a concrete pathway. The property also features a bore drilled approximately 90 metres deep with water encountered at 24 metres, pumping at approximately three litres per second, along with a fenced chicken coop around an established fig tree. This home offers an easy entry into rural living without starting from scratch.

Property Style & Condition

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

Key Features

Custom built by AHB in 2021
Approximately five acres of largely cleared land
Polished concrete flooring throughout
Spacious open-plan living and dining area
Split-system air-conditioning
Central kitchen with stone benchtops
Large island accommodating four or more stools
Power outlets beneath the island bench
Mirrored splashback, gas cooktop and rangehood
Separate butler''s pantry
Master suite separated from main living areas by a walkway
Oversized master bedroom with outdoor access
Walk-through robe leading to private ensuite
Ensuite with floor-to-ceiling tiles, twin stone-top vanity and dual shower heads
Two oversized bedrooms with built-in robes
Main bathroom with shower and bathtub alcove
Built-in linen storage and integrated washing machine
Large rear verandah with lined ceiling and fans
Inground swimming pool
Exposed aggregate concrete surrounds
Bore drilled 90 metres deep with water at 24 metres
Fenced chicken coop with established fig tree

Specifications

Property Details
Property Type Acreage
Stories 1
Parking Type attached garage
Construction steel
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting rural
Lot Position interior lot
Views forest
Nearby Amenities
Near parks
Rental Information
long term rental only

Exterior

pool
patio
covered patio
alfresco
verandah
fenced yard
privacy fence
bore water
driveway
clothesline
rainwater collection

Indoor

open floor plan
hardwood floors
kitchen island
granite countertops
pantry
walk in pantry
laundry room
primary suite
ensuite bathroom
soaking tub
dual vanity
rain shower
ceiling fan
recessed lighting
sliding glass doors
built in shelving
refrigerator
oven
gas range
microwave
dishwasher
washer
heat pump
split system
fenced yard
single story
Listed on 30 Sep 2026

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    Property     HUMPTY DOO     LGA

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HUMPTY DOO Statistics

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Crime in suburb of Humpty Doo NT

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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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A negatively geared property usually works best held by the higher earner; a positively geared one benefits from being split to the lower earner. This is general information only.
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.

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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.

Refinance Savings Calculator

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