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.
$1,150,000
Last sold
22 Jan 2025
3
Bedrooms
2
Bathrooms
6
Car spaces
20,860 m²
Land
193 m²
Building
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
Last sold
$1,150,000
22 Jan 2025 · derived via latest_sale
Sources disagree on the sale price. All recorded figures are shown in the history below — Districts does not pick a winner.
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
+4.5%
Median sale
Suburb $1,100,000
-0.11 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.
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 Petrusma Property Sandy BayNestled above the water in popular Sandford, this property is a coastal haven that seamlessly blends modern comforts with the natural beauty of its surroundings. Featuring breathtaking water views and absolute privacy, this is a rare opportunity that should not be missed!
With just under 200sqm of living space, the residence is a three-bedroom, two-bathroom home complete with dual living spaces and a flexible floorplan. The heart of this home is the spacious and open plan kitchen, dining and living room, which all benefit from a clever design that allows for views that stretch towards the water. The updated kitchen features a gas cooktop and granite benchtops, and a skylight in the dining room floods the space with natural light, further enhancing the open and airy feel. The spacious living area is heightened by vaulted style ceilings and sliding doors onto a wrap balcony.
Upstairs, accommodation is provided by two bedrooms and a bathroom that features both a corner spa and a separate shower. The master bedroom is generously sized with ample wardrobe space and a calming water view. Perfect as a private retreat for teenagers or guests, the downstairs level offers excellent versatility with a third bedroom and an additional bathroom. There is a second living/rumpus space which has been divided to create another room. This can potentially serve as a fourth bedroom with the addition of a window if desired and is a versatile space that grows with your family's changing needs. Throughout the home, comfort is paramount, with multiple heat pumps, ceiling fans and a wood heater, ensuring a cozy ambiance in the cooler months and allowing you to enjoy every season to its fullest.
As you step outside, it becomes immediately clear that the true marvel of this property extends beyond its walls. Spanning over 2ha of impressive coastal land and only separated from the glistening waters of Ralphs Bay by a small section of crown land, this property is a rare find. Nature becomes your everyday backdrop, with the Tangara Trail and Mortimer Bay at your doorstep. The land is gently sloping, well maintained and has its own dam as a water source. The property also features a fenced paddock, along with a fenced area behind the house that is perfect for the family pet. An under-house carport is ideal for storing vehicles and a large shed complete with power and lighting provides ample room for all your workshop and storage needs.
Strategically positioned amongst mature bushland, this home is a private oasis that captures the essence of rural coastal living and offers a sense of tranquillity and connection to nature that is rare to find.
• Breathtaking water views and absolute privacy.
• Dual living spaces and a flexible floorplan.
• Updated kitchen and vaulted style ceilings.
• Master bedroom with water views.
• Multiple heat pumps, ceiling fans and a wood heater.
• Over 2ha of impressive coastal land.
• Carport and a powered shed.
• The ocean at your fingertips!
Listing description written by Kahn Duffey, Petrusma Property Sandy Bay — reproduced as published, not verified by Districts.