Primrose Sands at a glance
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Median sale
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Median rent
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Suburb gross yield
TAS › Primrose Sands › Norfolk Cres
$749,000
For sale
Asking
3
Bedrooms
1
Bathrooms
1
Car spaces
668 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
$749,000
Asking · $1,121/m² of land
No recorded sale for this property.
Primrose Sands at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$32,847 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
Primrose Sands 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 Roberts Real Estate SorellPositioned on a generous 668sqm allotment in the heart of Primrose Sands, this beautifully transformed three-bedroom home seamlessly blends timeless Southern Beaches charm with contemporary coastal living. Originally built in 1975, the property has undergone an extensive renovation from top to bottom, creating a stunning residence where all the hard work has been done.
Freshly restored and painted original hardwood weatherboards preserve the homes character-rich exterior, while inside, a brand-new interior showcases quality craftsmanship and thoughtful design throughout. Great care has been taken to honour the home's heritage while elevating it to modern standards.
From the moment you step inside, you'll be captivated by the breathtaking panoramic views across Frederick Henry Bay, stretching towards Lime Bay Reserve and Sloping Island. New French doors flood the home with natural light and perfectly frame this spectacular outlook, creating a seamless connection between indoors and out.
The light-filled living area features polished original Tasmanian Oak floorboards, sky lights and high ceilings that enhance the sense of space, fully insulated flooring and a reverse-cycle air conditioner provides efficient heating and cooling throughout the seasons, ensuring comfort year-round.
At the heart of the home, the brand-new coastal-inspired kitchen is finished in a soothing eucalyptus colour palette, reflecting the natural beauty of its surroundings. Thoughtfully designed to maximise both storage and views, it is complemented by Bosch appliances.
All three bedrooms include built-in wardrobes, natural wool carpets, and capture the stunning water views. The main bedroom offers direct access to the front deck through a sliding door, providing the perfect spot to enjoy your morning coffee while taking in the scenery.
The luxurious bathroom has been beautifully appointed with heated flooring, a walk-in shower, heated towel rail, indulgent large bath tub, and an overhead skylight, creating a resort-style feel.
Outdoor living is a standout feature, with more than 65sqm of wraparound decking and stairs, all built to current code standards. After a day at one of the nearby beaches, rinse off under the outdoor shower before settling in on the expansive 30sqm front deck-the perfect place to entertain family and friends, enjoy a sunset drink, or simply take in the magnificent views across the Tasman Peninsula and beyond.
Further adding to the property's appeal is a brand-new Envirocycle wastewater treatment system, professionally installed and fully approved through council, providing peace of mind for years to come.
Offering a rare combination of coastal character, modern luxury and breathtaking water views, this beautifully renovated home presents an exceptional opportunity to secure your own slice of Tasmania's sought-after Southern Beaches lifestyle. Whether you're searching for a permanent sea change, a weekend escape, or an investment in one of the Southern Beaches' most scenic locations, this exceptional home is ready to be enjoyed.
* Please note some of these images have AI furniture and there are no curtains in the bedrooms
Roberts Real Estate have obtained all information in this document from sources considered to be reliable; however, we cannot guarantee its accuracy.
Prospective purchasers are advised to carry out their own investigations. All measurements are approximate.
Listing description written by Chloe Wright, Roberts Real Estate Sorell — reproduced as published, not verified by Districts.