Carlton at a glance
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Median sale
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Median rent
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Suburb gross yield
TAS › Carlton › Josephs Rd
$989,000
For sale
Asking
0
Bedrooms
0
Bathrooms
0
Car spaces
400,000 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
$989,000
Asking · $2/m² of land
No recorded sale for this property.
Carlton at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$43,647 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
Carlton at a glance
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Median sale
No data
Median rent
No data
Suburb gross yield
Listing material
Listed by The Agency Northern Tasmania183 Joseph's Road, Carlton - 100 Acres with Water Views – 30 mins to Hobart
What a find this one is! Set high on an elevated plateau to capture sweeping coastal views, yet still only minutes from the beach and all your daily essentials. Just a 3‑minute drive from two of the area's best surf breaks and only 5 minutes to the local shops, this tranquil property instantly gives you a sense of calm. It's quieter here, more settled, and everything feels effortlessly relaxed. Hidden away on the grounds is a fully insulated off‑grid cabin - a simple, versatile space to retreat to or use however you wish.
Set on the edge of Carlton on Tasmania's southern coastline, this mostly flat 100-acre coastal gem combines scale, usability, and natural features in a way that is rare to find in 2026, especially this close to Hobart. Imagine purchasing 100 acres with ocean views on the edge of the most popular beach town in any part of Australia at the right time and think of those who have made this move in the past and the position this has put them in. This is your opportunity!
The land is a thoughtful mix of open ground and established native bush. Broad, mostly level areas make choosing a future home site feel straightforward (STCA), while pockets of healthy coastal heath land support a wide range native orchids, grasses, and established trees (full flora report available). Additional plantings-she-oaks, banksias, and flowering gums-add privacy and create a setting that's alive with birdlife. A local breeding pair of Wedge Tailed Eagles can often be seen circling above the property, while sea eagles, kookaburras and a mix of other bird life complete a healthy mix of native fauna, making this a true coastal retreat, yet right on the edge of town.
Water is another real strength here. Natural springs, a spring-fed creek, and waterholes move through the property, supported by a clay base well suited to dam creation (STCA). It's not just a scenic block-it's a practical one too with untapped future potential.
An existing off-grid cabin, complete with a full water tank, Norwegian slow burner, new double glazing and established raised vegetable gardens, gives you something usable from day one. While the cabin does require some finishing, it's an ideal starting point and at 6 x 3 meters, it's permissible structure within the council rules. Stay on weekends, spend longer stretches, or use it as a base while you plan what comes next (STCA).
The front paddock offers space for horses or small-scale rural use, while a mix of younger and mature trees provides shelter, character, and a ready supply of firewood. The views stretch across the bay and shift with the light throughout the day, naturally becoming part of your routine.
Location-wise, it strikes that perfect balance. Carlton Beach and the Carlton River mouth are just a few minutes' drive (2.4km) away for a swim, surf, or paddle, while Dodges Ferry is close by for everyday essentials, cafés, and services. Hobart is around 30–35 minutes away (approx. 40 km), making it a workable commute without sacrificing space and privacy.
Carlton and Dodges Ferry have such an enviable relaxed coastal lifestyle and a thriving community feel that people tend to stick with. It's a mix of locals, long-time holidaymakers, and newer arrivals who've made the move for a bit more room and a bit less noise. Life here leans naturally outdoors, beach walks, surfing, fishing, gardening, and making the most of the slower pace.
Larger parcels of land for sale in Carlton, Tasmania, particularly with water, views, and usable ground, are becoming increasingly hard to come by.
This is a property you can grow into over time, whether that's building (STCA), planting, or simply enjoying it as it is. Astute investors will easily see the future value and potential in a quality parcel of coastal land with these views and features within such an easy commute to a capital city.
Key Features:
Approx. 100 acres of land in Carlton, Southern Tasmania
Elevated position with expansive water views
Mostly level, usable areas with multiple building options (STCA)
Existing off-grid cabin, water tank, and raised vegetable gardens
Natural springs, creek, and waterholes with strong dam potential (STCA)
Diverse native landscape including orchids, grasses, and established trees
Thoughtful plantings, including she-oaks, banksias, and flowering gums
Open paddock suitable for horses or lifestyle use
A mix of young and mature trees with abundant firewood
Approx. 30–35 minute drive to Hobart CBD
Minutes to Carlton Beach, Carlton River, and Dodges Ferry amenities
* Some photos show beaches that are local attractions nearby the property.
Listing description written by Karen Magnotta, The Agency Northern Tasmania — reproduced as published, not verified by Districts.