Sandy Bay at a glance
12,555
People
$1,152,500
Median sale
$548/wk
Median rent
2.47%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
TAS › Sandy Bay › Princes St
$1,250,000
Last sold
2 Apr 2026
3
Bedrooms
2
Bathrooms
2
Car spaces
340 m²
Land
173 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
$1,250,000
2 Apr 2026 · derived via latest_sale
Local land rate: recorded House sales in Sandy Bay (last 5 years) with land size have a median of $1,960/m² of land (n=64). Districts calculation from recorded sales — not a valuation.
Sandy Bay at a glance
12,555
People
$1,152,500
Median sale
$548/wk
Median rent
2.47%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Vs Sandy Bay
+8.5%
Median sale
Suburb $1,152,500
-0.19 pp
Gross yield
Suburb 2.47%
Suburb median $1,152,500 from 36 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 $548/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
UnknownArea
Sandy Bay at a glance
12,555
People
$1,152,500
Median sale
$548/wk
Median rent
2.47%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Insitu Property HobartPositioned within one of Upper Sandy Bay's most tightly held and admired enclaves, this beautifully preserved circa-1920 residence is a compelling expression of timeless character, thoughtfully enhanced for contemporary living.
From the moment you step into the skylit central hallway, a sense of space, light and quiet elegance unfolds. Soaring ceilings, solid timber doors, sash windows and exquisite original detailing speak to the craftsmanship of a bygone era, while creating an atmosphere that feels both refined and welcoming.
The ground floor reveals a series of beautifully proportioned living spaces, including formal lounge and dining rooms adorned with original Baltic pine flooring that brings warmth and cohesion throughout. The flexible floorplan allows these spaces to adapt effortlessly to modern needs, with the option to configure a fourth bedroom if desired.
At the heart of the home, the kitchen is both functional and inviting - appointed with quality European appliances, gas cooking, and thoughtful details such as under-stair wine storage. A gas fireplace enhances the ambience, making this a natural gathering place for everyday living and relaxed entertaining.
Accommodation on the lower level includes two generous bedrooms, one with plush new wool carpet and built-in robes, the other rich in character with an original fireplace and bespoke shelving. Two stylishly updated bathrooms, a renovated laundry with custom joinery, and excellent storage throughout ensure practicality is delivered with ease. Ducted central heating across both levels provides year-round comfort.
Upstairs, a versatile and expansive third bedroom offers a private retreat, complete with vanity, sink and wardrobe. Whether envisioned as a luxurious main suite, guest quarters, home office or additional living space, this level will adapt beautifully to your lifestyle.
Outdoors, a secluded courtyard garden and covered entertaining area offer a peaceful extension of the home - ideal for intimate gatherings or quiet relaxation. The single garage, with remote access and French doors opening to the garden, presents further flexibility as a studio, gym or creative space, complemented by tandem off-street parking.
Recent upgrades have been carefully considered to enhance both comfort and longevity, including a new roof, gutters and fascia, improved insulation, new wool carpets, custom cabinetry, and refreshed internal and external finishes - ensuring the home is presented to an exceptional standard.
All of this is set within easy walking distance of Sandy Bay's vibrant cafés, shops and schools, with seamless access to public transport and the Hobart CBD, offering a lifestyle of undeniable convenience in a location of enduring appeal.
A home of rare character and substance, where heritage charm and modern refinement exist in perfect harmony.
Heating: Ducted reverse cycle air conditioning and inbuilt gas fireplace
Year built: 1920
Council rates: $3497.00 per annum approx.
Fixed water rates: $1189.00 per annum approx.
Rental estimate: $780.00 - $850.00 per week.
Listing description written by Beck Lauer, Insitu Property Hobart — reproduced as published, not verified by Districts.
Nearby 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.