Sandford at a glance
2,180
People
$1,100,000
Median sale
$544/wk
Median rent
2.57%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
TAS › Sandford › Honeywood Dr
$945,000
For sale
$945,000
Last sold
11 Nov 2023
3
Bedrooms
2
Bathrooms
2
Car spaces
1,200 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
$945,000
11 Nov 2023 · derived via latest_sale
Local land rate: recorded House sales in Sandford (last 5 years) with land size have a median of $48/m² of land (n=41). Districts calculation from recorded sales — not a valuation.
Sandford at a glance
2,180
People
$1,100,000
Median sale
$544/wk
Median rent
2.57%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Vs Sandford
-14.1%
Median sale
Suburb $1,100,000
+0.42 pp
Gross yield
Suburb 2.57%
Suburb median $1,100,000 from 5 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$41,667 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.
Pre-filled with Sandford'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 $544/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
Sandford at a glance
2,180
People
$1,100,000
Median sale
$544/wk
Median rent
2.57%
Suburb gross yield
Median sale from 5 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by The Agency HobartSet in one of Sandford's most secluded and tightly held pockets, a true masterpiece in luxurious living.
A brand new, absolute waterfront residence delivering true resort-style living on the edge of the water. No expense has been spared, with top-tier fixtures, fittings and appliances, polished hardwood timber floors and marble benchtops throughout, all wrapped in a refined coastal aesthetic that lets the outlook take centre stage. Walls of glazing invite the ever-changing waterfront panorama into the home, creating a sense of space, calm and effortless luxury from the moment you arrive.
At the centre of the home, open plan living and dining flow seamlessly to an enclosed outdoor living zone designed for every season, complete with underfloor heating. Beyond, a covered in-ground heated pool and outdoor shower are perfectly positioned to take in the view, while the addition of a sauna elevates the everyday into something genuinely indulgent. Fully landscaped grounds provide privacy and ease, with direct, private access to the waterfront for launching a kayak or paddleboard, or simply enjoying the shoreline at your own pace.
The accommodation continues the theme of quality and scale, offering three bedrooms and two beautifully appointed bathrooms. Two bedrooms feature large walk-in robes, while the third includes a substantial built-in robe, delivering comfort and storage without compromise. A dedicated home office adds flexibility for professionals or anyone wanting a quiet, purpose-built space to work from home while still staying connected to the rest of the residence.
Practicality is equally impressive, with an oversized garage offering space for up to four vehicles, plus extensive off-street parking that can comfortably accommodate up to five more vehicles or the ideal combination of caravan and boat storage. And while the setting feels wonderfully private, you remain within easy reach of Lauderdale's conveniences, nearby schools including Lauderdale, outstanding surf and swimming beaches along the South Arm coastline, Hobart Airport and the Hobart CBD-making this a rare opportunity to secure waterfront luxury with a true lifestyle focus.
Listing description written by Andrew Wells, The Agency Hobart — reproduced as published, not verified by Districts.
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