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 › Hill St
$815,000
For sale
Asking
3
Bedrooms
1
Bathrooms
2
Car spaces
266 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
$815,000
Asking · $3,064/m² of land
No recorded sale for this property.
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.
Vs West Hobart
-22.7%
Median sale
Suburb $1,055,000
+0.80 pp
Gross yield
Suburb 2.73%
Suburb median $1,055,000 from 29 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$35,817 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 West Hobart'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 $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.
Gross yield if leased at the suburb aggregate is 3.5%. 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.
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 Downton PropertyThere's something incredibly special about a home that has stood for more than a century and at 28 Hill Street, that history is matched by one of West Hobart's most coveted inner-city locations with valuable off street parking for multiple cars.
Dating back to circa 1900, this beautiful weatherboard home has all the character you hope to find in West Hobart, with thoughtful renovations adding modern comfort without taking away the warmth and personality that make homes of this era so loved.
Step inside and the character is immediate. Polished timber floorboards, high skirting boards, original brick fireplaces and beautiful mantelpieces tell the story of the home's past, while natural light and updated interiors give it a fresh and welcoming feel. It's the kind of home that feels good from the moment you walk through the door. Set across one surprisingly level and wonderfully practical floorplan, the home also offers something increasingly valuable - flexibility.
The accommodation is beautifully separated from the main living spaces and that flexibility gives you the freedom to create the home that works for you. A second living room, bedroom or home office, creative space or quiet retreat, as life changes, this home can change with you. While there is plenty to love exactly as it is, there remains the opportunity to add your own touches over time and make this beautiful old home entirely your own. Perhaps the hardest thing to replicate here is the lifestyle.
This is prime West Hobart. Morning coffee, neighbourhood cafés, wonderful restaurants such as "WunderBar & Restaurant" the Train Park and local conveniences are all an easy stroll from home. Wander a little further and you have the restaurants and energy of North Hobart in the other direction, while Hobart's CBD is only minutes away. For families, some of Hobart's most highly regarded schools are also within easy reach, including Lansdowne Crescent Primary School, Guilford Young College and The Friends' School.
There's a wonderful sense of community in this pocket of West Hobart, the kind of neighbourhood where you can leave the car at home, walk for coffee, take the kids to the park, head out for dinner and still be home within minutes. For investors, the combination of character, flexible accommodation and an exceptional inner-city position also creates an exciting opportunity, including potential for short-stay accommodation, subject to the necessary approvals.
But for those looking for somewhere to call home, 28 Hill Street offers something much harder to quantify. History. Character. Lifestyle. And the opportunity to become the next custodian of a beautiful West Hobart home. Homes like this are the reason West Hobart remains so tightly held. Come and experience 28 Hill Street for yourself, you may just find it very difficult to leave.
Added Features:
Newly polished timber floorboards
Fresh interior painting
New window blinds
Updated light fittings
Recently tidied and refreshed gardens
Valuable off-street parking, a highly sought-after feature in this tightly held inner-city location
Thinking of Selling:
Recognised as the Number 1 Agent in Australia on four occasions, with over 18 years of experience, Natalie is one of Tasmania's most accomplished and trusted real estate professionals. When it comes to selling your home, why settle for anyone else? Let Natalie's expertise and proven results work for you.
Your Journey, Our Direction.
Listing description written by Nat Downton, Downton Property — reproduced as published, not verified by Districts.