New Town at a glance
6,802
People
$889,500
Median sale
$499/wk
Median rent
2.92%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
TAS › New Town › Augusta Rd
$399,000
For sale
Asking
1
Bedrooms
1
Bathrooms
1
Car spaces
124 m²
Land
Districts View
No upside evidence detected in the data Districts holds for this lot.
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
$399,000
Asking · $3,218/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in New Town (last 5 years) with land size have a median of $1,604/m² of land (n=72). Districts calculation from recorded sales — not a valuation.
New Town at a glance
6,802
People
$889,500
Median sale
$499/wk
Median rent
2.92%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Vs New Town
-55.1%
Median sale
Suburb $889,500
+3.58 pp
Gross yield
Suburb 2.92%
Suburb median $889,500 from 18 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$17,912 on top of the price (4.5% 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.
Pre-filled with New Town's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $499/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.
Gross yield if leased at the suburb aggregate is 6.5%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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.
1 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
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?
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
New Town at a glance
6,802
People
$889,500
Median sale
$499/wk
Median rent
2.92%
Suburb gross yield
Median sale from 18 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker Pinnacle PropertyAnt's "Fluff-Free" Description...
Everyone tells you a unit means no outdoor space.
This one has a fully fenced backyard and a lawn you can actually put a chair on.
Ground floor, renovated kitchen, semi-separate laundry, separate toilet, off-street parking and a heat pump, all a short stroll from the Hill Street Grocer and five minutes from the city.
I have sold this exact unit twice before, so take it from me, it never hangs around.
THE GOOD STUFF:
* Your own fully fenced backyard, a genuine rarity in unit-land, where a morning coffee in the sun, a small dog and a veggie patch with big ambitions all fit comfortably
* Ground-floor living with no stairs, no lifts and no lugging the shopping, just park, walk in and you are home
* Open-plan kitchen, dining and living that flows straight out to a lovely courtyard, so summer dinners spill outside without anyone having to move the table
* A renovated kitchen with white gloss cabinetry, tiled splashback, built-in oven and enough bench to cook something ambitious on a Sunday
* A proper bathroom with a shower, plus a separate toilet, none of that all-in-one nonsense you get at this price
* A semi-separate laundry with its own trough and washing machine space, so wet towels never have to live in your kitchen
* Heat pump comfort that keeps you toasty through a Hobart winter and cool when February finally remembers to turn up
* A bedroom that looks out into the green, the sort of window you wake up to rather than the sort you keep the blind shut on
* Your own off-street car space, so the daily park hunt on Augusta Road becomes somebody else's problem
* A leafy garden that MIGHT take less than 5 minutes to mow!
* Stroll to the Hill Street Grocer and New Town's cafes, with The Friends' School around 400 metres up the road and the Hobart CBD roughly five minutes away
THE BORING-BUT-IMPORTANT BITS:
* 1 bedroom, 1 bathroom, 1 off-street car space
* Approx 42m2 house area on the floor plan, with approx 47sqm on title
Lot 12 on Strata Plan 161531 (Volume 161531, Folio 12)
* Built 1973 in solid brick, in a tightly held Augusta Road block
* Zoned Inner Residential under the Tasmanian Planning Scheme
* Town water, sewer and power all connected
* Reverse-cycle heat pump for heating and cooling
* City of Hobart municipality
* Strata title with a body corporate, fees and details available on request
* Rental estimate around $450 to $500 per week, with New Town's median unit rent sitting near $498
* Offers Over $399,000, with vacant possession available
New Town units are currently selling in a median of 19 days, down from 60 a year ago. The last time I sold this one it took 19 days on the nose. You can do that maths yourself.
Contact: Ant Manton - 0408 621 856 - antmanton@ljhpinnacle.com.au
Onwards and upwards to your next New Town chapter!
"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.