18 Boronia Road, Bullaburra NSW 2784

18 Boronia Road

Bullaburra NSW 2784

5 bed, 4 bath, 4,268 m²

$1,645,000 - $1,695,000

Home · For sale

This page is not a sale listing and it is not an inspection report.

18 Boronia Road, Bullaburra NSW 2784

$1,645,000 - $1,695,000 · 5 bed, 4 bath, 4,268 m²

Save this home

For sale

The home is on the market and the agent is taking offers.

What this price wording means

It is the agent's own wording for what the seller is asking, printed as they wrote it. Byrz does not turn it into a figure of its own, and it is neither a valuation nor what the home will sell for.

What the selling side says about this home, from its live listing. Their words, not ours.

Published by The Agency.

"Braeside" - Private Lifestyle Estate on Over an Acre

Hidden behind an electric gate and nestled within approximately 4,268m² of exquisitely landscaped grounds, this remarkable residence "Braeside" is more than a home - it's a private estate where luxury, tranquillity and family living come together in perfect harmony.

Bathed in northern sunshine and surrounded by established gardens, the property offers an extraordinary sense of peace and seclusion. Every arrival feels like an escape, where the outside world fades away and the beauty of the Blue Mountains becomes part of everyday life.

Crafted for those who appreciate generous proportions and timeless design, the residence unfolds beneath magnificent timber vaulted ceilings that create a breathtaking sense of space and warmth. Rich polished timber floors flow through the main living areas, while walls of glass frame leafy vistas and invite natural light to pour throughout the home.

At its heart, expansive living and dining spaces gather effortlessly around a substantial slow-combustion fireplace, creating an inviting atmosphere through every season. Zoned ducted heating and air conditioning ensure year-round comfort, while seamless connections to covered outdoor entertaining terraces make hosting family celebrations or intimate gatherings an absolute pleasure.

The beautifully renovated gourmet kitchen with induction cooktop is designed for those who love to cook and entertain. Offering generous preparation space, quality finishes and exceptional functionality, it effortlessly connects with the home's living spaces, ensuring the chef is always part of the occasion.

Accommodation is equally impressive, with five generous bedrooms and four beautifully appointed bathrooms, including two ensuites. The luxurious main suite is a private sanctuary featuring a sophisticated renovated ensuite, a peaceful retreat space for reading or relaxation, and direct access to the balcony. Several additional bedrooms also open onto the balcony, allowing family and guests to wake to birdsong, fresh mountain air and tranquil garden views.

For families seeking flexibility, the lower level provides an exceptional opportunity for independent living. Comprising a bedroom, bathroom and an expansive multipurpose living area, it offers ideal accommodation for extended family, guests, teenagers or the potential for a self-contained retreat.

Beyond the home, the estate continues to surprise and delight. Landscaped gardens have been thoughtfully designed to provide beauty with minimal maintenance, creating a series of inviting outdoor spaces to enjoy throughout the seasons. Evenings gathered around the fire pit become treasured family traditions, while children have endless space to explore, play and create lifelong memories.

The infrastructure is equally impressive. Alongside the double garage with automatic doors and internal access, two oversized detached garages provide exceptional flexibility for collectors, tradespeople, hobbyists or those requiring extensive storage. Both detached garages feature three-phase power, one is equipped with solar panels, and the generous proportions allow space for workshop facilities and even caravan accommodation. Dual street access further enhances convenience and functionality.

Two substantial rainwater tanks, approximately 8,000 and 11,000 litres collect water from the house roof and provide a valuable supply for watering the established gardens. A petrol pump transfers water to the upper tank, which gravity-feeds two garden taps, while a third tap services the lower tank. The larger tank is also fitted with a dedicated Rural Fire Service connection.

Rarely does a property combine such remarkable privacy with exceptional practicality. Whether entertaining on a grand scale, accommodating multiple generations under one roof, or simply embracing the serenity of an estate-like setting, this is a home designed to evolve with every stage of life.

Property Features:

Approx. 4,268m² of beautifully landscaped grounds
Private gated estate with dual street access
Desirable north-facing aspect
Five spacious bedrooms and four bathrooms
Two luxurious ensuites, including a beautifully renovated main ensuite
Multiple bedrooms opening directly onto the balcony
Flexible lower level ideal for multi-generational living or guest accommodation
Soaring timber vaulted ceilings
Polished timber flooring throughout the main living areas
Gourmet kitchen renovated approximately 10 years ago
Expansive living and entertaining spaces
Large slow-combustion fireplace
Zoned ducted heating and two air conditioning systems
Covered outdoor entertaining areas flowing from the living spaces
Double garage with automatic doors and internal access
Two oversized detached garages with workshop space
Three-phase power to both detached garages
Solar panels installed on one detached garage
Caravan storage capability
Established landscaped gardens with fire pit
Rainwater tank servicing the gardens
Exceptional storage throughout
Low-maintenance home and grounds

A property of this calibre is exceptionally rare. Offering the atmosphere of a private country estate with the convenience of Blue Mountains village living, "Braeside" is a place where generations gather, celebrations become traditions, and every day feels just a little more extraordinary.

The home5 bed, 4 bath, 4,268 m²
Recent sales nearby2listed further down this page

How this home fits you

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Track your equity on this home

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These are Byrz estimates, not valuations.

Who else sees this?

It stays private, nobody else is told, and nothing on this page changes.

When you can walk through

No inspection time yet

We do not have an inspection time for this home. That can mean none is scheduled, or simply that we do not have it. The agent will know.

The basics

Property type: House
Bedrooms: 5
Bathrooms: 4
Car spaces: 6
Land size: 4,268 m²
Year built: 1995

Listing

One of these looks wrong

How buying a home actually works

Buying a home is the same few steps every time.

What each step involves

Here they are in the order they actually happen, so you can see where reading this page fits in.

Find out what you can borrow. Do this before you fall in love with a home. A lender or a mortgage broker works out how big a loan you could get, and that ceiling decides which homes are worth your Saturdays. It is called pre-approval, it is not a loan and it is not a promise, and asking for one costs you nothing.
Go and stand in a few. Photographs flatter every home ever listed. An open home is free, nobody books you in, and you can leave after two minutes. Walking through five homes in one suburb teaches you what your money buys there, which is the thing no website can tell you.
Pay somebody to check the home, and somebody to read the contract. A building and pest inspector finds what the photographs left out. A conveyancer or a solicitor reads the contract, which is the part that decides what happens if something goes wrong, and it is written before you ever see it. Both cost money, both are cheaper than what they find, and both happen before you sign rather than after.
Then you make an offer, or you bid. An offer can usually be made subject to your finance and to the inspection, so you have a way out if either falls over. An auction sale usually has no cooling off period, so at an auction everything above has to be done before you raise your hand. After that comes settlement, which is a month or two of paperwork your conveyancer runs, and then the keys are yours.

You do not need an account for any of that. It does take months, though, and the homes you are weighing up will move while you are working through it.

Save this home and Byrz keeps watching it for you: price changes, and when the listing sells, goes under contract, is pulled or comes back.

Start watching this home

Auction

If this home goes to auction, you can register to bid and follow your own registration here.

The money

What buying this one would actually cost

The price is not the number you need: transfer duty, registry fees, a conveyancer and a building and pest inspection all come out of the same savings as your deposit, and Byrz works them out only from a price this listing states or one you put in, never one it invented.

Queensland only, for now

Byrz has transcribed the transfer duty schedule and the registry fees for Queensland, and so far only for Queensland. This home is in NSW, so Byrz will not put Queensland rates on it and will not guess at another state's.

Everything else on this page is unaffected, and what each of these costs pays for is the same wherever you buy, so the notes below still hold. A conveyancer in that state will give you the duty and the fees before you sign anything.

What each of these costs pays for

Transfer duty is a tax on the transaction itself, paid to the state, and on most purchases it is far larger than everything else combined. The registration fees pay the state titles office to record who owns the lot and who holds the mortgage over it. Conveyancing pays a person to read the contract, run the searches that tell you whether the property is affected by anything, and move the money on settlement day. Building and pest pays an inspector to walk the home before you are committed.

Why two of these are ranges, not rates

A published rate is set by a government, either applies to you or does not, and you can check it against the schedule yourself in a minute. A typical range is an observation Byrz has made about what people are charged, and nobody is bound by it. A page that mixes the two into one total without saying which is which has misled you by its shape, whatever its words said. Ring two conveyancers and find out what yours will be.

Why none of this can go on the loan

A lender lends against the property, not against the cost of buying it, so none of these charges can be added to the loan. They come out of the same savings you were going to put down, and they come out first. That means the price you can reach is not your savings divided by a deposit percentage: it is your savings, minus all of this, divided by a deposit percentage. People find this out at the wrong end, usually a week before settlement.

What Byrz cannot know about this home

Byrz does not put a price on any home. Every figure here is worked out from one price: the one this listing states, or the one you put in yourself, and the card says which. Byrz does not know your savings, so it shows reference deposits rather than your position. It does not decide whether a concession applies to you: the state revenue office does that, on the transfer, and a conveyancer will tell you where you stand before you sign.

Bullaburra, NSW

Recently sold in this suburb

Recorded sales from the last 12 months, most recent first, one sale per home. As at 6 September 2026.

These are homes in this suburb that actually sold, and what they sold for, taken from the sale campaigns Byrz records. They are a snapshot as at the date shown, not a live feed, and they are not every sale in the suburb. This is not a valuation and Byrz does not give one: no figure here is about a home you are looking at. A licensed valuer or the selling agent is who to ask about a particular home.

Why a sold price is not an asking price

A sold price is different from an asking price. An asking price is what a seller hoped for, and a sold price is what a buyer actually paid, which makes recorded sales the plainest way to get a feel for a suburb.

Where these sales come from

Each linked sale opens that home's own records page, which shows what is held about it and where each piece came from.

What sold nearby

Homes near this one that actually sold, ranked by how closely each sale matches this home.

We could not read condition from the photos for these homes, so we compare them on the facts we do have.

Sold prices are as reported by agency and portal feeds. Condition is read by Byrz from the photos it holds for each home, so it describes the home now rather than the day it sold.

These are homes near this one that actually sold, with what they sold for. We show you how each one differed, so you can see what is driving the price. This is not a valuation and Byrz does not give one. A licensed valuer or the selling agent is who to ask about this home's price.

How did Byrz choose and compare these sales?

Sold prices are the most honest signal in property: they are what someone actually paid, not what someone hoped. Look at how each home differs from this one, because those differences are what moves the number.

Byrz's software chose these sales by looking for homes like this one, and read the condition of each from the photos Byrz holds for that home. It can get both of those wrong: a home on this list may not be a fair comparison, and a reading taken from photos is not an inspection. The condition reading is how Byrz reads that home now, not how it looked on the day it sold. This is not a valuation and Byrz does not give one. A licensed valuer or the selling agent is who to ask about this home's price.

How this area scores with the ABS

These scores describe the area around this home, not this home itself and not the people who live in it.

Scores for the Lawson - Hazelbrook - Linden area, from the 2021 Census.

Disadvantage: 7 out of 10 across Australia
Advantage and disadvantage: 7 out of 10 across Australia
Economic resources: 7 out of 10 across Australia
Education and occupation: 8 out of 10 across Australia

[2]

SEIFA describes the area, not the people or households in it. These indexes are computed by the Australian Bureau of Statistics for Lawson - Hazelbrook - Linden, the statistical area this suburb sits in. A statistical area is a Bureau region of a few thousand people, so it can take in more than one suburb. A decile places the area against every other area in Australia: 1 means the lowest tenth on that index and 10 means the highest tenth.

What do these scores actually measure?

SEIFA is how the Australian Bureau of Statistics compares areas. Every area in Australia gets a score from 1 to 10, and the score describes the area as a whole, not any one household in it.

Government records for this location

They describe the location, not the condition of the home.

Council

Blue Mountains (NEW SOUTH WALES)

[3]

Please note that ABS approximated boundaries do not match official legal or administrative boundaries and should only be used for statistical purposes.

Public transport

Bullaburra

train, about 292 m away

Lawson

train, about 1655 m away

[4]

Where these records come from

Byrz reads these from government flood studies, planning schemes, school catchment maps and public transport datasets, at the mapped coordinate for this home. Boundaries and datasets change, and a mapped risk describes the mapped area, not the state of any building on it. Before relying on one of these records, check it against the council's or the custodian's own tools for this address.

What is a planning overlay?

An overlay is an extra rule a council puts on an area of land, on top of the normal zoning. If a home sits inside one, it means the council looks at certain plans more closely, like building near a waterway or changing an older character home. An overlay does not stop you buying the home.

What is a school catchment?

A state school catchment is the area a school takes its enrolments from, so a home inside one is generally entitled to a place at that school. Catchments are redrawn from time to time and there are exceptions, so confirm with the school or the education department before relying on one. Non-government schools set their own enrolment rules, which is why only state catchments appear here.

What is a lot and plan number?

It is how the state land registry names the piece of land an address is recorded against, and it is what a title search, a council enquiry or a conveyancer will ask you for. It describes the land, not the building on it: every unit in a block shares one plan, and a single parcel can hold more than one home. Where a land size is shown beside it, Byrz measured that from the boundary the registry publishes, because no state publishes the area itself.

Byrz does not yet hold: a past sale price, rent figures for this area.

No past sale price on file: We do not have a past sale price for this home. That can mean it has never sold, or simply that we do not have it.
No rent figures for this area: We do not have median rents for this area. Government rent releases reach us for some parts of Australia and not others.

Sources

Every figure on this page comes from one of these, and each entry links back to what it is used for.

Source 1
From the sale listing. The home may have changed since.
Used in: Photographs
Source 2
Based on Australian Bureau of Statistics data
SEIFA describes the area, not the people or households in it. These indexes are computed by the Australian Bureau of Statistics for Lawson - Hazelbrook - Linden, the statistical area this suburb sits in. A statistical area is a Bureau region of a few thousand people, so it can take in more than one suburb. A decile places the area against every other area in Australia: 1 means the lowest tenth on that index and 10 means the highest tenth.
Used in: How this area scores with the ABS
Source 3
Based on Australian Bureau of Statistics data. Licensed under CC BY 4.0.
Please note that ABS approximated boundaries do not match official legal or administrative boundaries and should only be used for statistical purposes.
Used in: Government records for this location
Source 4
Data (c) OpenStreetMap contributors, ODbL 1.0. Via Overpass API.
Used in: Government records for this location

Something here wrong?

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