Sandford at a glance
2,180
People
$1,100,000
Median sale
$544/wk
Median rent
2.57%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
$2,050,000
Last sold
31 Jan 2022
4
Bedrooms
2
Bathrooms
16
Car spaces
153,699.607 m²
Land
212 m²
Building
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
Last sold
$2,050,000
31 Jan 2022 · derived via latest_sale
Local land rate: recorded House sales in Sandford (last 5 years) with land size have a median of $50/m² of land (n=41). Districts calculation from recorded sales — not a valuation.
Sandford at a glance
2,180
People
$1,100,000
Median sale
$544/wk
Median rent
2.57%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Vs Sandford
+86.4%
Median sale
Suburb $1,100,000
-1.19 pp
Gross yield
Suburb 2.57%
Suburb median $1,100,000 from 5 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Clarence Local Provisions Schedule
Zone
Utilities
107.26
Jurisdiction
Clarence
Clarence, TAS
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
TASZoned Utilities · 107.26 (Clarence Local Provisions Schedule). Official parcel area about 16,244 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate. Zoning and lot facts are a starting point, not proof this lot outperforms the suburb. Funded catalyst catchments are not loaded. A TOD badge is not this product.
Flood overlay has not been queried for this lot. Missing layer is unknown, not “no.” Minimum lot size is not loaded, so two-lot subdivision is not confirmed. Nearby development applications are not loaded for this property.
Rental
No advertised rent is recorded. Suburb median rent $544/week — not this address. An inferred likely-rent range is not shown until official bond series are loaded for this dwelling type and bedrooms.
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.
3 of 10 questions answered so far
Development optionality of this lot
KnownmediumZoned Utilities · 107.26 (Clarence Local Provisions Schedule). Official parcel area about 16,244 m². Dual occupancy is not confirmed from the controls loaded for this lot. Two-lot subdivision is unknown without minimum lot size and frontage. This is a screen, not a planning certificate.
Nearby development pipeline
UnknownNearby development applications are not loaded for this property.
Honest achievable rent
KnownlowThis is not “bond data says this address leases for $X.” The comparable figure is a suburb advertised/median rent, not this property. Official bond files (postcode or suburb × type × bedrooms) are not loaded yet.
Rental supply pressure
UnknownSupply pressure needs comparable listings near this lot plus a nearby DA pipeline. Neither is loaded.
Why is this cheap?
KnownmediumOfficial parcel about 16,244 m² — land size can look like optionality. No material overlays were returned that would explain a discount. That is not proof the price is fair. Nearby DAs, easements, and flood-layer gaps can still explain a cheap-looking listing — those are not all loaded.
Lot-level flood
UnknownFlood overlay has not been queried for this lot. 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
UnknownNo DA adapter returned applications 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
Sandford at a glance
2,180
People
$1,100,000
Median sale
$544/wk
Median rent
2.57%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker Pinnacle PropertyAnt's "Fluff-Free" Description...
* Secluded Serenity: Located at the end of a no-through road, this place is about as private as it gets. Leave the world behind and dive into pure peace – where your only “traffic” is a stray wallaby hopping by!
* Over 38 Acres to Play With: Whether you’re an equestrian fanatic, a hobby farmer, or just someone who loves a big backyard, this property’s got you covered. Space to roam, space to grow, and space to live large – all right here.
* Water for Days! Five dams PLUS three massive rainwater tanks (100,000L total) – not a drop goes to waste. Underground irrigation keeps the paddocks green and lush, ready for livestock, crops, or your inner garden guru to go wild.
* Cha-Ching! Earning income while living the dream – this property’s already set up for horse agistment, bringing in steady weekly dollars. Lifestyle with a side of passive income – can’t argue with that!
* Animal Paradise: Horses, alpacas, sheep, goats, chickens – bring the whole gang! With rich pastures, multiple dams, and shaded shelters, you’ll be the envy of every animal lover in Tassie. Move over, Dr. Dolittle!
* Green Thumb Heaven: Picture berry patches, rows of fruit trees, and a veggie garden that could rival the farmer’s market. Loads of water and room for garlic, potatoes, or even a small garlic empire. Go big or go home!
* Charm with a Capital C: Step back in time with Tas Oak floors, ornate ceiling roses, and carved fireplaces. This 1900s homestead oozes character, and every room has a story – a home with true heart and soul.
* Space to Live Your Way: Up to four bedrooms, a grand hallway perfect for a gallery wall, and multiple living areas. Whether you need a family HQ, a formal lounge, or a home office, this layout flexes to fit you.
* Outdoor Entertaining Sorted: Big front verandah and a covered BBQ area mean you’re set for everything from morning coffees to evening drinks. Bring the friends, bring the family – there’s room for everyone to relax and enjoy.
* Country Kitchen, Modern Comfort: Loads of prep space, a dishwasher, and a serious gas oven – this kitchen was built for big meals and good times. Add a cozy wood heater and a reverse-cycle heat pump, and you’re set for Tassie’s four-seasons-in-a-day weather.
* Kick Back and Relax: Spacious bathroom with a claw-foot tub for those long soaks after a hard day’s work, plus a big laundry with an extra toilet out the back. Perfect for rinsing off the day before heading in.
* Horse Lover’s Heaven: Indoor horse arena (40x20m) with lights for all-weather riding – rain, hail, or shine, you’re covered! Plus a 30x50m outdoor arena, so there’s no excuse not to saddle up and ride.
* Sheds Galore! Double garage, two big sheds, and flexible spaces for stables, hay storage, tack rooms, or workshops. Room for all your toys, tools, and hobbies – or enough storage to start your own hardware store!
* Equestrian Set-Up Ready to Go: Multiple paddocks with shelters, giving your horses the VIP treatment. If you’re serious about horses, this property’s got everything you need to make them feel right at home.
* Room to Expand: Council-approved plans for a second dwelling – ideal for extended family, guest stays, or a bit of rental income on the side. Check out the photo collage to see the potential for yourself!
* Family Fun Central: Beach nearby, secret garden spots for the kids to explore, and a dam perfect for summer canoeing. Watch them create memories while you sit back and enjoy the peaceful surroundings.
* Historic Blacksmith’s Cottage: Ready for a creative touch! Turn it into guest digs (with council approval), an art studio, or the ultimate cubby house. No red tape for an art studio or playhouse, so let your imagination loose.
* 250 km of Tangara Trails: Saddle up or lace up – this extensive trail network is right outside your door. And with the State Equestrian Centre just 15 minutes away, it’s every horse lover’s dream!
* Best of Both Worlds: Just 14 minutes to Lauderdale for shops, cafes, and schools, 27 minutes to Hobart Airport, and 34 minutes to Hobart CBD. Rural peace without sacrificing city perks – the ultimate Tassie lifestyle!
Onwards to your rural paradise – the kind of place that makes every day feel like a holiday!
"I Work Harder – It's THAT Simple!"
Disclaimer: The information contained herein has been supplied to us and we have no reason to doubt its accuracy, however, cannot guarantee it. Accordingly, all interested parties should make their own enquiries to verify this information.
Listing description written by Ant Manton, LJ Hooker Pinnacle Property — reproduced as published, not verified by Districts.
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