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 › Hamilton St
3
Bedrooms
1
Bathrooms
2
Car spaces
384 m²
Land
119 m²
Building
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
Last sold
No recorded sale price for this property yet.
Local land rate: recorded House sales in West Hobart (last 5 years) with land size have a median of $2,182/m² of land (n=104). 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.
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 $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.
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.
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 Ripple RealtyStylish, inviting and immaculately presented, this beautiful character home located right in the heart of ever-popular West Hobart offers a perfect balance between vintage charm and convenient modern living.
Built in 1890, the three-bedroom property has undergone comprehensive renovations that add value, comfort and energy efficiency without sacrificing its many original features. It has been freshly painted throughout, with plumbing and wiring updated in recent years; the roof was replaced and insulation added in 2022; and as well as the exceptional kitchen and bathroom renovations in 2021, there is gas hot water and solar panels (serviced in 2023), and a new double carport. Even the superb Tas Oak floorboards have been sanded and waxed - you name it, and it's been taken care of!
The bright and cosy sunroom, and lounge with wood fire are delightful spaces to settle in and unwind. Step through to a spacious dining area and contemporary kitchen with Smeg 6 burner gas cooktop and electric oven, Belling rangehood, plenty of storage, and a new bespoke kitchen window.
All three bedrooms are well-lit and generously sized, and the superior bathroom - with a luxuriously deep bath, shower overhead, and vanity - looks stunning. The toilet is adjacent, along with laundry facilities leading directly outside.
Set on a 388sqm fully fenced block with established low-maintenance grounds, there are veggie boxes for those who love to garden, and the sheltered and sunny paved area is ideal for entertaining, relaxed outdoor dining, or a private and peaceful retreat. There's also a garden shed and a storage area for firewood.
This accessible location with a 2km commute to the city means you can easily walk, cycle, or bus to work; and with commuters always looking for affordable parking close to the CBD, there may be potential to rent out surplus off-street parking spaces for additional income.
North Hobart's many eateries, shops, and entertainment are easily accessible on foot, independent Hill Street Grocer's flagship store is located just around the corner, as well as Smolt café for delicious meals and essential morning coffee - so convenient! Fabulous and fun nearby parks will be a real hit with families, who will also appreciate the proximity to reputable local schools.
Quality, convenient, and neat as a pin, this unique vintage home has been transformed into a comfortable and welcoming abode that will be an absolute pleasure to return to at the end of the day. Warwick will be delighted to show you around - call today to arrange a viewing time.
We have obtained all information in this document from sources we believe to be reliable; however, we cannot guarantee its accuracy. Prospective purchasers are advised to carry out their own investigations.
Listing description written by Warwick Page, Ripple Realty — reproduced as published, not verified by Districts.
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