Westbury at a glance
2,609
People
$577,500
Median sale
$486/wk
Median rent
4.38%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
TAS › Westbury › Meander Valley Rd
$650,000–$700,000
For sale
Asking range
3
Bedrooms
1
Bathrooms
3
Car spaces
1,133 m²
Land
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
Asking
$650,000–$700,000
Asking range · $574/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Westbury (last 5 years) with land size have a median of $439/m² of land (n=94). Districts calculation from recorded sales — not a valuation.
Westbury at a glance
2,609
People
$577,500
Median sale
$486/wk
Median rent
4.38%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Vs Westbury
+12.6%
Median sale
Suburb $577,500
-0.49 pp
Gross yield
Suburb 4.38%
Suburb median $577,500 from 44 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
Based on the low end of the asking range, not a contract price.
$28,580 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.
Based on the low end of the asking range, not a contract price.
Pre-filled with Westbury'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 $486/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 3.9%. 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.
Nearby
Area
Westbury at a glance
2,609
People
$577,500
Median sale
$486/wk
Median rent
4.38%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harrison Agents LauncestonPositioned within the charming town of Westbury, "Lenella" is a beautifully preserved Edwardian home, originally built in 1925, offering a rare opportunity to secure a residence rich in history, warmth and enduring character.
From the moment you arrive, the stunning weatherboard façade and charming street presence set the tone for what lies beyond. Inside, the home showcases an array of original period features that have been carefully maintained, including Tasmanian oak floorboards, high pressed tin ceilings, detailed fireplace mantels and a classic long hallway that anchors the home with a sense of elegance and scale.
At the centre of the home, the farmhouse inspired kitchen has been thoughtfully designed with functionality in mind. It offers an abundance of white cabinetry, a walk in pantry, gas cooktop, oven and rangehood, creating a welcoming space to cook and gather. A beautiful brick archway leads through to the dining room, where rich timber accents and an original fireplace mantle create a warm and inviting setting for family meals or entertaining.
The separate living room is generous in size and provides the perfect retreat to relax and unwind. Complete with a Mitsubishi inverter air conditioner and Saxon wood fire heater, it offers comfort throughout every season.
Accommodation is well catered for with three spacious bedrooms, all generous in size, two of which include built in robes. The main bathroom services the home with a bath and shower, while the toilet is positioned separately alongside its own vanity for added convenience.
Upstairs presents a versatile additional living space, ideal as a home office, fourth bedroom or creative studio - a true blank canvas ready to adapt to your lifestyle.
Practicality has also been well considered, with a separate laundry, solar panels and a heat transfer system for everyday comfort and efficiency.
Outdoors, the expansive grounds offer multiple spaces to enjoy. A private courtyard provides the perfect setting for entertaining, while the fully fenced backyard is ideal for children and pets. The front veranda invites you to slow down and take in the peaceful outlook over established gardens.
Car enthusiasts, tradies or those needing additional storage will appreciate the secure off street parking, with ample room for vehicles, boats or caravans. The double garage is complemented by a fully shelved workshop and two insulated, soundproof rooms, offering endless potential as a rumpus room, games room, music studio or ultimate retreat.
Set within a thriving and tightly held community, Westbury continues to grow in popularity, known for its welcoming village atmosphere and local events including Parkrun at the town common, gatherings at the village green and the renowned Westbury car show. Everyday conveniences are just moments away, with the local IGA, primary schools, Love Lucy Boots and the distillery all within easy reach.
"Lenella" is a home that tells a story - one of character, comfort and lifestyle - offering a truly special opportunity in one of Northern Tasmania's most loved townships.
The information on this website has in part been supplied to Harrison Agents Launceston by third parties and all information is published solely for potential purchasers to assist them in deciding whether or not they wish to make further enquiries about the properties. Harrison Agents Launceston has not checked the accuracy of the information and does no more than pass it on.
Listing description written by Josh Schaeche, Harrison Agents Launceston — reproduced as published, not verified by Districts.