Golden Valley at a glance
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Median sale
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Median rent
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Suburb gross yield
TAS › Golden Valley › Bogan Rd
$775,000
For sale
Asking
4
Bedrooms
2
Bathrooms
7
Car spaces
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
$775,000
Asking
No recorded sale for this property.
Golden Valley at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$34,017 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
Golden Valley at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by Howell Property GroupNestled under the magnificent slopes of Dry’s Bluff, this low maintenance, 4-bedroom home offers the best of country living along with the peace and tranquility of the mountains.
On over 10 hectares or approx.26 acres, the property varies from well fenced paddocks below the house to ferny mountain country on its higher plateau.
The home, along with the four bedrooms, all with built-ins, offers two living areas, modern kitchen with pantry, spacious family bathroom, ensuite for the main bedroom and a separate laundry.
Attached to the house is a fully lined, spacious, garage workshop, with undercover access to the home via a carport/breezeway.
At the rear of the home is a 12-meter x 6 meter, fully lined two roomed building, lending itself to the perfect rumpus room, a teenage retreat, a studio or maybe a granny flat.
As well as 4 bedrooms (all with built in wardrobing), the home offers 2 living areas, ensuite, as well as spacious family bathroom, a huge, 10m x 6m, sunny deck and a fully lined garage/ workshop with electric tilt a door, attached to the house.
The 12m x6m storage room at the rear, again is fully lined and lends itself to a great rumpus room, a teenage retreat, a studio, or a granny flat.
The house has a rating of in excess of 8 and is kept cosy with a large, free standing wood heater and with loads of dry wood available, you will never run short.
With all this only approx. 40 kms to Launceston and about 15 minutes to the Deloraine golf course, travel is easy.
The perfect place to sit back on the deck at dusk and enjoy the sunsets, the wallaby wandering through with an occasional deer - well worth your attention.
The 10-meter x6 meter deck, with access from two living areas, is the perfect place to sit back and enjoy the views or the sunsets, while an occasional wallaby or deer wander through.
A property well worth your attention!
Howell Property Group has no reason to doubt the accuracy of the information in this document which has been sourced from means which are considered reliable, however we cannot guarantee its validity. Prospective clients are advised to carry out their own investigations.
Listing description written by Jeff Carins, Howell Property Group — reproduced as published, not verified by Districts.