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9 YATES STREET BAKERS HILL WA 6562

FARM FOR SALE

$N/A

Estimated Valuation

9 YATES STREET BAKERS HILL WA 6562 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

1

Land Size

11.21 m²

Year Built

1900

Property Type

Farm

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Added 10 hours ago
Listing Price

Auction

Auction
Listed By
First National Real Estate Genesis
A unique heritage-listed cottage situated on over 11 hectares with a massive commercial-grade workshop/brewery building. Ideal for those seeking a lifestyle business, investment opportunity, or land subdivision potential in the Bakers Hill townsite.

Description

Located in the heart of the Bakers Hill townsite, this heritage-listed property offers a rare combination of residential living and commercial potential on 11.26 hectares of prime undulating land. The residence, dating back to circa 1900, is a weatherboard cottage featuring original timber framing, tin roofing, and extensive verandahs that wrap around the exterior (Photos 1, 16). The interior retains significant character with original Jarrah flooring in the hallways and living areas, contrasted by tiled floors in the kitchen (Photos 2, 4). The home features high ceilings with exposed timber beams and multiple living zones, including a sunroom (Photo 14) and formal dining area. While the aesthetic is undeniably outdated, the structure appears solid. Updates include laminate cabinetry in the kitchen (Photos 3, 5) and painted weatherboard walls in bedrooms (Photos 12, 13). The property includes a full bathroom with tiled shower and bath (Photo 15) and a separate wash house laundry.

The standout feature of this property is the extensive outbuilding complex. A massive Workshop 2, formerly used as a restaurant or brewery (closed June 2026), offers significant commercial space with high corrugated iron ceilings, multiple power points, and two toilets (Photos 18, 19). This building comes equipped with a robust energy solution: 71 solar panels connected to a 3-phase system with battery storage. The land also includes a separate machinery shed/workshop on hardstand (Photo 17) and a heritage-listed stone winery structure. With titles expected in December 2026, this property offers immense potential for investors or developers looking to utilize the existing commercial infrastructure or subdivide the vast acreage.

Property Style & Condition

Overall
outdated
fair
Condition
Exterior
weatherboard
fair
Condition
Livingroom
outdated
fair
Condition
Bedrooms
standard
fair
Condition
Kitchen
outdated
fair
Condition
Bathroom
outdated
fair
Condition
Yard
standard
fair
Condition

Key Features

Heritage Listed Circa 1900 Residence
11.26 Hectares of Undulating Land
Large Commercial Workshop/Brewery Building
71 Solar Panels with Battery Storage
Original Jarrah Flooring
3 Original Fireplaces
Heritage Listed Stone Winery
Town Centre Location
Scheme Water and Septic System
Multiple Verandahs
Evaporative Air Conditioning
Instant Gas Hot Water

Specifications

Property Details
Property Type Farm
Stories 1
Parking Type driveway, carport
Construction wood frame
Windows single pane
Gas lpg gas,propane
Internet nbn
Location & Setting
Setting rural
Lot Position corner lot
Views valley, forest
Nearby Amenities
Near highway
Near trails
Near restaurants
Near parks
Rental Information
long term rental only

Exterior

verandah
workshop
shed
solar panels
water tank
driveway
fenced yard
solar panels
tankless water heater
battery storage
rainwater collection

Indoor

fireplace
hardwood floors
tile floors
carpet
laundry room
built in shelving
ceiling fan
oven
dishwasher
washer
forced air
central ac
single story
Listed on 15 Sep 2026

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    Property     BAKERS HILL     LGA

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BAKERS HILL Statistics

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