West Hobart at a glance
6,452
People
$1,055,000
Median sale
$553/wk
Median rent
2.73%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
TAS › West Hobart › Goulburn St
$1,300,000
Last sold
9 May 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
403 m²
Land
170 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
$1,300,000
9 May 2026 · derived via latest_sale
Local land rate: recorded House sales in West Hobart (last 5 years) with land size have a median of $2,173/m² of land (n=103). Districts calculation from recorded sales — not a valuation.
West Hobart at a glance
6,452
People
$1,055,000
Median sale
$553/wk
Median rent
2.73%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Vs West Hobart
+23.2%
Median sale
Suburb $1,055,000
-0.52 pp
Gross yield
Suburb 2.73%
Suburb median $1,055,000 from 29 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Planning
Planning scheme
Hobart Local Provisions Schedule
Zone
Inner Residential
114.9
Jurisdiction
Hobart
Hobart, 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 Inner Residential · 114.9 (Hobart Local Provisions Schedule). Official parcel area about 404 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 $553/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 Inner Residential · 114.9 (Hobart Local Provisions Schedule). Official parcel area about 404 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?
KnownmediumNo 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
West Hobart at a glance
6,452
People
$1,055,000
Median sale
$553/wk
Median rent
2.73%
Suburb gross yield
Median sale from 29 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Insitu Property HobartPositioned in the heart of West Hobart, just moments from the CBD and a short stroll to popular cafés including Pigeon Hole and Lansdowne Café, 165 Goulburn Street offers a unique blend of mid-century design, flexible living and a beautifully established garden setting.
Originally extended and reimagined in 1967, the home showcases a refined mid-century modern aesthetic, thoughtfully updated to suit contemporary living. Arranged over two levels, it offers a versatile floorplan with up to three spacious bedrooms and two bathrooms, or alternatively multiple living zones depending on lifestyle needs.
A welcoming entry leads to a striking sunken lounge, where a stone fireplace, built-in bar and soft textures create a warm and inviting atmosphere. From here, the home flows seamlessly outdoors to a private courtyard and into what is truly a rare inner-city green oasis.
The landscaped gardens are a standout feature, with mature plantings including a weeping cherry, speckled elm, camellias and peony rose, complemented by succulents, bamboo, yucca and a tranquil fish pond. Multiple outdoor spaces offer options to relax or entertain, including a sunny deck capturing select water and mountain views.
The lower level also includes a guest bedroom with ensuite and built-in storage, ideal for visitors or independent living. The updated kitchen is both practical and stylish, featuring modern appliances and generous workspace.
Upstairs, the main bedroom enjoys a peaceful outlook over the gardens, while a second room, suitable as a third bedroom or additional living space, captures beautiful afternoon sun and mountain views. A modern bathroom services this level, and a Juliet balcony enhances airflow and natural light throughout.
Freshly painted, the home is well equipped for year-round comfort with two wood heaters and a reverse-cycle air conditioner. Spacious bedrooms, multiple living areas and a highly adaptable layout further enhance its appeal.
A single garage provides off-street parking, storage or workshop space, with potential for further development (STCA). The fully fenced, pet-friendly yard is suitable for both small and large pets, adding to the home's lifestyle appeal.
With Salamanca, North Hobart and local schools all within easy reach, and public transport close by, this is a home that offers both convenience and a sense of retreat.
Combining mid-century character, established gardens and flexible living, 165 Goulburn Street is a distinctive and inviting inner-city residence with broad appeal.
Heating: Reverse Cycle Air-conditioner and x2 Wood heaters
Year built: 1967
Council rates: $2,688.00 per annum approx.
Fixed water rates: $1,189.00 per annum approx.
Rental estimate: $750.00 to $800.00 per week.
Listing description written by Nina Schubert, Insitu Property Hobart — reproduced as published, not verified by Districts.
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