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.
5
Bedrooms
2
Bathrooms
11
Car spaces
20,250 m²
Land
272 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
No recorded sale price for this property yet.
Local land rate: recorded House sales in Sandford (last 5 years) with land size have a median of $49/m² of land (n=42). 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.
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 EIS PropertyWhether you are yearning for that dream-like country lifestyle to raise your children in or you're into equestrian events and all things horsey, this incredible property has loads of versatility, space and that much sought after sun! Multiple living areas, big rooms, new farmhouse kitchen, wrap around verandah for that practical indoor/outdoor lifestyle, established gardens and a verdant orchard with 25 fruit trees...the features continue. With 8 paddocks, horse stable/shelter, round yard and lots of sheds, this is a real country escape!
From the moment you drive up to this gorgeous homestead style property, you know you have arrived somewhere special! The circular drive, post and rail fences and carefully manicured and maintained gardens say "welcome home". The wrap around verandah provides shelter in all weather and the practical finishes to this home are deliberately designed to make this a relaxed and functional home to live in with all the "ins and outs" of life on the land associated with family and pets. It is a "no fuss home" with the ambience of a country home combined with all the modern conveniences. A mix of Tasmanian Oak flooring and tiles in the high traffic areas of the multiple downstairs living spaces and kitchen merge seemlessly with the huge carpeted lounge and two big bedrooms. A downstairs bathroom featuring a claw foot bath amply service the needs of guests and family in day-to-day living.
Stairs lead to the upper level which is a real surprise to arrive at an enormous upstairs living area and 3 huge bedrooms, all drenched in natural lighting with new carpets, high ceilings and the master includes a window seat and classic white ensuite. Back downstairs, there are 6 doors opening outside onto the verandah, most french doors, providing a connection to the picturesque outdoors which beckons you from inside. Each door captures a snapshot of the beautiful, colourful gardens or the paddocks which have been home to several horses.
The paddocks are fenced for horses with an electric solar unit, round yard, horse stable and shelter, float/hay shelter, tack feed shed and separate paddock shelter. There is little you would need or want to do to make your horses more comfortable year round. There is also a dam, 72,000 litres of water tank storage (two of the three are new tanks), and a huge 12 m x 74m garage divided into three sections that doubles as a workshop and storeroom in addition to being a garage. The yard is fenced specifically for large dogs around the house with the added convenience of a large bath in the laundry specifically for bathing large breed dogs. A pergola with ornamental grapes tops off the private gardens that add to the relaxed and very beautiful surroundings that have been lovingly established by the current owner over the years.
For those who are interested in the facilities for horses or recreational pursuits from mountain bike riding to walking your dog, the Tangara Trail is almost on your doorstep. You can ride to TEC or travel 6 minutes by float to Mortimer Bay (and TEC), for that dream of riding along the beach and in the water on horseback. Lauderdale is an easy 6 minutes away also with a choice of two gourmet grocers, gyms, beachside restaurants and cafes, hair dresser, post office, service station, indoor pool, takeaways and Primary School and Child Care facilities...all you need close by!
In this quiet no through road where there has only been one sale in the past 15 years, there is a sense of community within this street. This alone is testimony to the appeal of this private, peaceful pocket in Sandford where once you move in, you will not want to leave. This is a property you really must view to appreciate all that is on offer.
Listing description written by Deb Stephens, EIS Property — reproduced as published, not verified by Districts.