Hawley Beach at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
TAS › Hawley Beach › Merlot Ct
$779,000
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
770 m²
Land
Districts View
No detected risks — but see the checklist: absence of evidence is not an all-clear.
Each line above is labelled. A fact is quoted from the named source, with its date. A calculation is worked out by Districts from those facts — you can check the arithmetic. An interpretation is Districts' opinion of what the evidence means, not a fact, a valuation, or advice. Anything we haven't retrieved yet is marked as missing rather than treated as a pass.
Price evidence
Asking
$779,000
Asking · $1,012/m² of land
No recorded sale for this property.
Hawley Beach at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$34,197 on top of the price (4.4% extra)
Estimates only, at standard investor rates — no first-home or owner-occupier concessions applied. Not included: lenders mortgage insurance (usually applies when borrowing more than 80% of the price), loan application and settlement fees from your lender, the foreign-purchaser duty surcharge, and building insurance — in Queensland the property is at your risk from the first business day after signing, not from settlement. Verify with your conveyancer.
Stamp duty and transfer fees: Tasmania schedules from 2026-07-01. Ongoing council rates and land tax are not included.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
Gross yield is weekly rent × 52 ÷ price. Net yield subtracts operating expenses. Cashflow then subtracts interest-only interest on price × LVR. Tax, vacancies, and principal repayments are not included.
Planning
Planning data is being calculated
Data unavailable
Source
Planning facts are copied from official government GIS where available. Where an official property PDF exists (VicPlan, PlanBuild), Districts stores and serves that original document. Neither is a planning certificate, survey, or advice.
Site
Terrain has not been calculated for this property yet.
Slope is calculated on a projected metric grid from a public DEM clip of the official parcel. This is not a survey, engineering, or insurance assessment.
Flood exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Bushfire exposure has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Heritage listing has not been retrieved from any source for this property yet. Unknown is not the same as clear.
Records
Events are recorded observations from public listings, kept with their source and date. Missing values are shown as unknown, never estimated.
Capital growth
TASPlanning layers have not been retrieved for this property yet. A suburb median or growth rate is not a reason this particular lot would outperform. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Official flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.” Nearby development applications are not loaded for this property.
Rental
No advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
Current comparable rental listings within 400 m of this lot are not loaded. Nearby development applications are not loaded for this property. Supply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded. Suburb vacancy or leased-tape days are not this property’s competition.
Yield cannot be shown without both a price and a rent figure. Net yield is not estimated from gross advertising copy. Net yield / holding costs are not estimated outside NSW without inventing land tax.
Verdict
Districts view
Not enough official evidence yet to underwrite this as an investment.
Detail
The same ten questions apply to every property. Missing flood, nearby DAs, achieved rents, or lot geometry is unknown — not “no.”
Do not treat a suburb median, an advertised yield, or a listing score as the case for this lot.
The evidence loaded so far isn't enough on its own to change a buy, offer, or walk-away decision for this property.
Evidence
Districts asks the same ten questions of every property. If one shows as unknown, that data isn't published for this state or hasn't been loaded yet — the question stays visible so you can see exactly what's missing.
0 of 10 questions answered so far
Development optionality of this lot
UnknownPlanning layers have not been retrieved for this property yet.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
Honest achievable rent
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
UnknownThe constraint stack has not been retrieved for this lot, so Districts cannot explain a discount versus land size.
Lot-level flood
UnknownOfficial flood overlay has not been retrieved (pending). Missing layer is unknown, not “no.”
Catalyst exposure
UnknownFunded catalyst catchments are not loaded. A TOD badge is not this product.
This lot's DA history
UnknownDevelopment applications have not been queried for this parcel.
Statutory land value versus ask
UnknownStatutory land value is not available as free bulk data in this jurisdiction. Do not fake it with a suburb median.
Net yield / holding costs
UnknownNet yield / holding costs are not estimated outside NSW without inventing land tax.
Area
Hawley Beach at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by Roberts Real Estate ShearwaterEnjoying a sought-after address in one of Hawley Beach's most peaceful pockets, 10 Merlot Court combines quality, privacy and convenience just a short walk from the area's spectacular beaches.
From the moment you arrive, it is clear this property has been lovingly cared for. Immaculate landscaped gardens, lush lawns, and a private sanctuary that welcomes you home.
Designed for effortless living, the open-plan layout seamlessly combines the lounge, dining, and stylish kitchen, creating a warm and inviting space for everyday living and entertaining. Large windows capture an abundance of natural light, while double-glazed windows throughout provide year-round comfort and energy efficiency.
The sleek kitchen is sure to impress, featuring quality stone benchtops, ample storage, and a functional design that allows the home chef to remain connected with family and guests while preparing meals.
Extending the living space outdoors, a spacious north-facing mod wood deck offers the perfect setting to relax, entertain, or simply soak up the sunshine in complete privacy.
Accommodation comprises three generous bedrooms, including a beautiful master suite complete with a stunning ensuite and walk-in robe. The additional bedrooms are well-sized and serviced by a modern family bathroom and separate toilet.
Outside, the fully fenced backyard provides plenty of space for children and pets to play, while also offering endless potential for the avid gardener to create a thriving kitchen garden. Practicality is well catered for with a large shed, garden shed, and ample space for a workshop or additional storage.
• Quiet cul-de-sac location in highly desirable Hawley Beach
• Walking distance to beautiful beaches and coastal walking tracks
• Immaculately landscaped gardens and lush lawns
• Stylish kitchen with stone benchtops
• Spacious north-facing entertaining deck
• Master bedroom with walk-in robe and stunning ensuite
• Double-glazed windows throughout
• Solar System
• Large shed, garden shed and workshop space
• Secure backyard with room for children, pets or a kitchen garden
Offering the perfect blend of coastal lifestyle, modern comfort, and privacy, this exceptional home is ideally suited to families, retirees, or those seeking a relaxed beachside retreat, with Hawley Beach's stunning coastline just moments away.
"Roberts Real Estate Shearwater have obtained all information in this document from sources considered to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations. All measurements are approximate. Please note, photos are indicative of the property only."
Listing description written by Alyshia Ruckert, Roberts Real Estate Shearwater — reproduced as published, not verified by Districts.