Blackmans Bay at a glance
7,979
People
$790,000
Median sale
$594/wk
Median rent
3.91%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
TAS › Blackmans Bay › Flowerpot Cres
6
Bedrooms
3
Bathrooms
1
Car spaces
851 m²
Land
311 m²
Building
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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in Blackmans Bay (last 5 years) with land size have a median of $1,194/m² of land (n=91). Districts calculation from recorded sales — not a valuation.
Blackmans Bay at a glance
7,979
People
$790,000
Median sale
$594/wk
Median rent
3.91%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
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 $594/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.
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
Blackmans Bay at a glance
7,979
People
$790,000
Median sale
$594/wk
Median rent
3.91%
Suburb gross yield
Median sale from 32 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by For Sale By OwnerThe Phone Code for this property is: 76230. Please quote this number when phoning or texting.
A spacious two story, two dwelling building , with magnificent ocean AND mountain views.
You would be buying two dwellings, not one. The house and the apartment are completely separate, apart from water supply and the NBN connection, which have been shared for a decade without problems. Entry to both the house and the apartment is via separate external doors, and both the house and the apartment have their own metered electricity supply. Council rates are paid by a single Council invoice. Water/sewage rates are paid by a single Tas Water invoice. Insurance is paid by a single invoice to your chosen insurance company. In these invoices, the property is identified as "14 Flowerpot Crescent".
PRICE: Offers over $1.1 million. According to the website property.com.au, the estimated market price is 1.2 million.
Every morning you will wake up feeling as if you are on holidays.
My last tenant described the property as "an extraordinary house". I can show you her message.
Inspection: by appointment. The upper level is currently vacant, and I will be able to arrange a time to suit you. Inspection of the lower apartment is by appointment only, and has to be arranged well in advance.
Build: 1979, brick veneer. Large cedar windows. Wallabies visit every evening.
BLACKMANS BAY is a peaceful, safe, middle-class suburb, 25 minutes (by car) south of Hobart Central Business District (CBD).
The property comprises: the house (Door label No.14) and a separate apartment (Door Label No.14a). The house is currently vacant. The apartment has a single excellent tenant (~$350 pw).
SERVICES: electricity (a three phase supply, of which only one phase (240v) is currently connected), water, sewerage, internet, telephone.
This area is part of an 'elite' subdivision, with all services underground. The absence of fences between neighbouring houses enhances both appearance and security. Neighbours are quiet and friendly.
The house: four bedrooms, two bathrooms, kitchen, sitting room, family room, lounge, rumpus room, balcony, deck and a one-car garage, as well as a garden shed. The garden shed is shared with the apartment.
The apartment: One or two bedrooms, kitchen, bathroom/laundry, lounge/dining. One of the bedrooms is small, more suited for use as a study. There is also an exceptionally large storage area.
RECENT HISTORY: I purchased the property in 2014. I undertook a total renovation of the apartment, and partial renovation of the house. Renovation of the house focused on the bathrooms, shower, bathroom basin and toilet, electric wiring, as well as wall/ceiling painting and partial carpet replacement. Although the house kitchen, which includes a walk-in pantry, has NOT been renovated, it remains completely functional, and includes a wall oven, hotplates, sink, fridge and dishwasher.
WORK TO BE DONE: This house was built in 1979. The main selling points are the amazing view, the many large rooms, and the fact that it's divided into two separate dwellings. No work is needed on the ground-floor apartment; it was fully renovated in 2015. While not urgent, the kitchen in the top floor 'house' could certainly benefit from a complete make-over. The grey carpet over half the house could also benefit from replacement. The remaining carpet is new. Of course, double glazing would be nice to have. My personal view is that the bedrooms do not need double glazing, but the living areas would benefit. The house wiring has been checked, and a new switchboard has been installed.
SQUARE METRES: Ground floor: 146, upper floor: 165, land area 851. See the plans.
Blackmans Bay has an excellent small shopping centre, and a bus service to Hobart City.
Nearby Kingston has a much larger selection of services, including schools, supermarkets, medical and State government services, more frequent bus services, and so on.
Disclaimer:
Whilst every care has been taken to verify the accuracy of the details in this advertisement, For Sale By Owner (forsalebyowner.com.au Pty Ltd) cannot guarantee its correctness. Prospective buyers or tenants need to take such action as is necessary, to satisfy themselves of any pertinent matters.
Listing description written by For Sale By Owner (TAS), For Sale By Owner — reproduced as published, not verified by Districts.
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