Lenah Valley at a glance
6,649
People
$770,000
Median sale
$514/wk
Median rent
3.47%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
TAS › Lenah Valley › Beaumont Rd
$1,200,000
Last sold
24 Sept 2025
4
Bedrooms
2
Bathrooms
3
Car spaces
750 m²
Land
202 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
$1,200,000
24 Sept 2025 · derived via latest_sale
Local land rate: recorded House sales in Lenah Valley (last 5 years) with land size have a median of $1,181/m² of land (n=83). Districts calculation from recorded sales — not a valuation.
Lenah Valley at a glance
6,649
People
$770,000
Median sale
$514/wk
Median rent
3.47%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Vs Lenah Valley
+55.8%
Median sale
Suburb $770,000
-1.24 pp
Gross yield
Suburb 3.47%
Suburb median $770,000 from 44 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
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 $514/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
Lenah Valley at a glance
6,649
People
$770,000
Median sale
$514/wk
Median rent
3.47%
Suburb gross yield
Median sale from 44 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Harcourts KingboroughContemporary homes of this calibre in such a sought-after location are a rarity, making this an exceptional opportunity not to be missed.
Welcome to 38 Beaumont Road, an inspired fusion of sophistication and modern practicality, set in the heart of ever-popular and convenient Lenah Valley. From its bold architectural façade to its light-filled interiors, this striking residence presents the perfect blend of comfort, quality, and captivating views.
Step inside and be greeted by a sense of calm and refinement. A soft, neutral colour palette enhances the abundant natural light, while the thoughtfully designed floor plan offers flexibility for growing families and those who love to entertain.
The expansive open-plan living area flows seamlessly to a secure, sun-drenched deck-your own private sanctuary with panoramic vistas of the mountains and valley beyond. Whether hosting friends for alfresco dining or enjoying a quiet glass of wine at sunset, this is a space you'll never want to leave.
At the heart of the home, the chef's kitchen is as functional as it is elegant. Appointed with sleek stone benchtops, premium European appliances, soft-close cabinetry, and a large butler's pantry, it is perfectly equipped for both everyday meals and lavish weekend entertaining.
The oversized master suite enjoys stunning mountain views and features a walk-in robe and luxurious ensuite with a full-sized bath-your own peaceful retreat at the end of the day. Three additional bedrooms provide generous accommodation for family or guests, while a separate study with its own level access offers versatility as a home office or potential fifth bedroom.
A stylish main bathroom, convenient powder room, and space-efficient laundry complete the home's carefully considered design.
Standout Features
• Level entry with internal access from a generous 6.8 x 5.9m double garage
• Additional carport and level parking bay for extra vehicles or storage
• Newly landscaped, low-maintenance terraced gardens
• Quiet, no-through street surrounded by quality homes
• Double-glazed windows for year-round comfort
• New home warranty for complete peace of mind
Perfectly positioned at the end of a quiet cul-de-sac, you'll enjoy the very best of Lenah Valley living-vibrant cafés, excellent schools, and everyday essentials are just moments away. Ancathe Park is within easy walking distance, as are the Range View Crescent Reserve and the New Town Rivulet Walking Track, leading to the foothills and scenic nature trails of kunanyi/Mount Wellington.
Further potential exists thanks to the generous 750sqm allotment and elevated house design, allowing scope for additional storage, rooms, or outdoor entertaining areas (STCA).
This is more than just a home-it's the start of your next chapter. Contact us today to arrange your private viewing.
Disclaimer: Every effort has been made to ensure the accuracy of the information contained herein. While there is no reason to doubt its accuracy, a guarantee cannot be assured. The content is intended as advice and such as cannot be taken as absolute fact. Accordingly, all interested parties should make their own enquiries to verify this information.
Listing description written by Roger Roubicek, Harcourts Kingborough — reproduced as published, not verified by Districts.