Primrose Sands at a glance
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Median sale
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Median rent
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Suburb gross yield
TAS › Primrose Sands › Banksia St
$495,000
For sale
Asking
3
Bedrooms
1
Bathrooms
6
Car spaces
640 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
$495,000
Asking · $773/m² of land
No recorded sale for this property.
Primrose Sands at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$21,992 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.
No rent is recorded for this listing. Enter a weekly rent to model yield.
Enter a purchase price and weekly rent to calculate yield.
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 and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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.
0 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
UnknownNo advertised rent and no suburb rent aggregate are loaded. Official bond files are not loaded. Listing rent and suburb aggregates are evidence, not this address’s rent.
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
Primrose Sands at a glance
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Median sale
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Median rent
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Suburb gross yield
Listing material
Listed by LJ Hooker Pinnacle PropertyAnt's "Fluff-Free" Description...
Everyone has a mate who bought near the beach "back when it was cheap" and never shuts up about it. This is your chance to become that mate.
An honest three bedroom home on a level 645 sqm block, a short stroll from the sand of Frederick Henry Bay, with a deck made for slow mornings and a price that won't break the bank.
THE GOOD STUFF:
1. A short stroll and your toes are in the sand, morning beach walks before the kettle's even cooled and fish and chips on the dunes at sunset.
2. The wraparound timber deck is where your mornings move to, coffee in hand, salt in the air, nowhere you need to be.
3. A covered alfresco with its own outdoor fireplace, so winter gatherings don't end when the sun drops, they just pull their chairs in closer.
4. Open-plan living and dining with timber floors underfoot and timber-framed French doors that let the outside wander in.
5. A kitchen with generous benches, quality appliances and a proper walk-in pantry, room for the big shop and the secret biscuit stash.
6. Three genuine bedrooms, whatever the dusty old public records mumble about two, the floor plan settles the argument.
7. Heat pump comfort all year round, toasty in July, cool in January, happy always.
8. A level, usable lawn where kids and dogs burn energy while you supervise from the deck with something cold.
9. Off-street parking for four plus a storage shed, so the boat, the trailer and the toys all finally have a home too.
10. Currently tenanted, which means an investor collects rent from settlement day one without lifting a finger.
11. A suburb quietly on the up, values climbed 14.9% in the past year, and the neighbours still wave. Best of both worlds.
THE BORING-BUT-IMPORTANT BITS:
1. Three bedrooms, one bathroom and off-street parking for four vehicles.
2. House area approx. 87 sqm per the floor plan, a smart, easy-care footprint.
3. Level land of approx. 645 sqm on freehold title (Volume 54632 Folio 70).
4. Built around 1970, lightweight cladding with a metal roof, an honest home that's stood the sea air well.
5. Zoned Low Density Residential under the Tasmanian Planning Scheme (Sorell).
6. Mains power and water connected, with on-site wastewater as is usual for the Southern Beaches.
7. Heat pump heating and cooling keeps the whole home comfortable.
8. Sorell Council municipality, rates available on request.
9. Currently tenanted, so inspections are by appointment with proper notice, easy to arrange.
10. Suburb median rent sits near $460 a week with an indicative gross yield around 5.1%, and a rental appraisal is available on request.
11. Price guide: Offers Over $495,000.
Homes in this pocket are selling in around 39 days, and honest beach houses at this money are the first to go. The only buyers who miss out are the ones still "thinking about it" next month.
Call, text or email for the full buyer pack or to book your inspection.
Contact: Ant Manton - 0408 621 856 - antmanton@ljhpinnacle.com.au
Onwards and upwards to your next coastal chapter!
"I Work Harder - It's THAT Simple!"
Disclaimer: The information contained herein has been supplied to us and we have no reason to doubt its accuracy, however, cannot guarantee it. Accordingly, all interested parties should make their own enquiries to verify this information.
Listing description written by Ant Manton, LJ Hooker Pinnacle Property — reproduced as published, not verified by Districts.