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972 BARRENJOEY ROAD PALM BEACH NSW 2108

HOUSE FOR SALE

$4,200,000

Estimated Valuation

972 BARRENJOEY ROAD PALM BEACH NSW 2108 Property Photo
Bedrooms

5

Bathrooms

3

Car Space

4

Land Size

1,286 m²

Year Built

-

Property Type

House

COMPARE LISTINGS
Added 13 hours ago
Listing Price

For Sale Guide $4,350,000

Listed By
LJ Hooker - Palm Beach
Experience a coastal sanctuary with this multi-level Mediterranean-inspired residence backing directly onto Mackay Reserve in Palm Beach. Featuring panoramic Pittwater views, polished timber floors, and a self-contained lower-level apartment, this property offers exceptional flexibility for intergenerational living or investment potential.

Description

Set on an elevated 1,286sqm parcel backing onto Mackay Reserve, this substantial multi-level residence offers a rare combination of space and privacy in Palm Beach. The home features distinctive arched architecture and warm timber floors that contribute to its relaxed Mediterranean-inspired character. While the aesthetic is unique, the condition appears generally good with polished timber floors throughout the main living areas. The property captures sweeping Pittwater views stretching across to Ku-ring-gai Chase National Park.

The middle and upper levels house the main four-bedroom residence, culminating in an expansive open-plan living and dining domain where the outlook takes centre stage. The kitchen is generous with a breakfast bar and connects effortlessly to the dining area. Multiple decks provide sheltered and open-air spaces for entertaining. The oversized main bedroom includes built-in robes, a private ensuite, and direct balcony access.

Setting this property apart is a completely self-contained one-to-two bedroom accommodation on the lower level, featuring its own entry, full kitchen, bathroom, internal laundry, and an enormous multipurpose living or media area. This versatile space is ideal for extended family, guests, or independent living. The home benefits from off-street parking for multiple vehicles and is moments from Palm Beach village, sandy beaches, and boat ramps.

Property Style & Condition

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

Key Features

Elevated position with panoramic Pittwater and national park views
Privately set back from the road amid established greenery
Directly adjoining the natural tranquillity of Mackay Reserve
Approximately 282sqm of internal space and 106sqm of external living
Main four-bedroom residence arranged across the middle and upper levels
Clever window placement and shape, beautifully frames water to appear like an artwork within selected bedrooms
Expansive open-plan living and dining with polished timber floors
Combustion fireplace brings warmth and ambience through the cooler months
Generous kitchen with breakfast bar and effortless connection to the dining area
Oversized main bedroom with ensuite, built-in robes and balcony access
Multiple balconies and decks for entertaining in changing weather conditions
Separate one or two-bedroom accommodation with private lower-level entry
Self-contained lower level includes a full kitchen, bathroom and internal laundry
Exceptionally versatile multipurpose room suited to living, media, work or guest accommodation
Off-street parking for multiple vehicles

Specifications

Property Details
Property Type House
Stories 3
Parking Type driveway
Construction brick
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position interior lot
Views ocean panoramic, sunset, park
Waterfront bayfront
Beach Proximity within walking distance
Nearby Amenities
Near beach
Near parks
Near bus stop
Rental Information
long term rental only

Exterior

deck
timber deck
balcony
mature landscaping
retaining walls
driveway

Indoor

open floor plan
fireplace
hardwood floors
kitchen island
primary suite
ensuite bathroom
laundry room
home office
walk in closet
built in shelving
sliding glass doors
baseboard
split system
Listed on 25 Sep 2026

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    Property     PALM BEACH     LGA

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PALM BEACH Statistics

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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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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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