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 › Forest Rd
$962,000
Last sold
31 Oct 2023
2
Bedrooms
2
Bathrooms
1
Car spaces
351 m²
Land
132 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
$962,000
31 Oct 2023 · derived via latest_sale
Local land rate: recorded House sales in West Hobart (last 5 years) with land size have a median of $2,173/m² of land (n=103). 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
-8.8%
Median sale
Suburb $1,055,000
+0.26 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.
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.
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
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 Elders Real Estate HobartStep back in time with this remarkable circa 1830 cottage, a true embodiment of history, character, and charm. Positioned in one of Hobart's most sought-after streets, this quaint gem exudes a timeless allure that is sure to captivate your heart.
This cottage has recently undergone a stunning renovation throughout, with no expense spared in the pursuit of quality and functionality. Every detail has been meticulously considered, resulting in a home that is exquisitely stylish, yet comfortable, while dark stained, original timber skirting boards, floorboards and doors make an unforgettable statement and invoke a true sense of nostalgia.
The cozy living room welcomes an abundance of natural light, creating an inviting atmosphere around the open fireplace. A step up leads you to the dining room, adorned with another original fireplace, and the adjacent kitchen is a masterpiece of culinary delight, featuring top-tier appliances, including a breathtaking Bertazzoni Italia 6 burner oven and stove. The custom designed, solid Tasmanian Oak kitchen's allure is further accentuated by gorgeous travertine tiles and a charming farmhouse sink.
The upper level offers two generously sized bedrooms, both offering breathtaking views overlooking Hobart city and the River Derwent. The main bedroom boasts an exquisite ensuite bathroom with a walk-in shower and skylight, creating an oasis for relaxation. Meanwhile, the second bedroom retains its original sandstone fireplace, a reminder of the home's rich history.
Completing the picture, a downstairs bathroom continues to impress also with marble tiles and solid brass tapware. Outside, a lovely, low-maintenance courtyard provides a private sanctuary for tranquil moments and al fresco dining.
Currently operating as an Airbnb with the requisite permit, and with the option to acquire fully furnished, it presents an exciting investment opportunity. For those seeking to call this cottage home, it promises a life of timeless beauty, modern comforts, and the prestige of living within this tightly held enclave. With easy access to the city, restaurants, and amenities and absolutely nothing left to do, this cottage embodies peace of mind for years to come.
• Heating: Daiken reverse-cycle air conditioner, 3x Nobo electric panel heaters
• Annual council rates: $2528
• Annual water rates: $1080
Listing description written by Nina Schubert, Elders Real Estate Hobart — reproduced as published, not verified by Districts.