Kingston Beach at a glance
2,334
People
$902,000
Median sale
$589/wk
Median rent
3.40%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
TAS › Kingston Beach › James Ave
$1,895,000
For sale
Asking
5
Bedrooms
3
Bathrooms
2
Car spaces
1,439 m²
Land
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
Asking
$1,895,000
Asking · $1,317/m² of land
No recorded sale for this property.
Kingston Beach at a glance
2,334
People
$902,000
Median sale
$589/wk
Median rent
3.40%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Vs Kingston Beach
+110.1%
Median sale
Suburb $902,000
-1.78 pp
Gross yield
Suburb 3.40%
Suburb median $902,000 from 9 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$84,417 on top of the price (4.5% 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.
Pre-filled with Kingston Beach's advertised median rent — not a rent for this listing.
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 is recorded. Suburb median rent $589/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.
Gross yield if leased at the suburb aggregate is 1.6%. The yield that matters is the one on achieved rent, which has not been inferred for this address. Net yield (land tax, rates, insurance, vacancy) is not loaded. 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
Kingston Beach at a glance
2,334
People
$902,000
Median sale
$589/wk
Median rent
3.40%
Suburb gross yield
Median sale from 9 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by Raine & Horne KingstonFew places in Tasmania possess the enduring appeal and natural beauty of Kingston Beach. Framed by a sweeping crescent of white sand where Browns River (traditionally known as Promenalinah) meets the sea, and with kunanyi / Mount Wellington rising in the distance, this remarkable coastal village has become one of the state's most tightly held addresses.
Long treasured for its relaxed atmosphere and strong sense of community, Kingston Beach attracts families, professionals and visitors alike, all drawn by a lifestyle that feels effortlessly connected to nature while remaining only minutes from Hobart.
Its story stretches back thousands of years to the Mouheneenner people and through the earliest European settlement of Browns River in the 1820s. That rich sense of history remains deeply woven into the character of the village today.
Occupying one of the most commanding positions above the shoreline, this distinguished 1930s residence occupies a special place within it. Believed to have been built as a private seaside retreat, the property has been held by just two owners since its construction, making this an exceptionally rare offering and one of the few remaining opportunities to secure a significant piece of Kingston Beach's architectural and social history.
Admired by generations of beachgoers and instantly recognisable within the streetscape, the home enjoys panoramic views sweeping from kunanyi / Mount Wellington across the beach and beyond. From its elevated position above the waterfront promenade, it is a residence that has quietly watched almost a century of life unfold around it.
Positioned within tightly held James Avenue and set across an extraordinary 1,439sqm landholding, opportunities of this scale, prominence and provenance are increasingly scarce.
Set over two levels, the residence currently comprises five bedrooms, four bathrooms and multiple living spaces. While largely preserved in its original form, the home offers a compelling opportunity to create a contemporary interpretation behind its heritage-protected exterior, ensuring its unique character endures for generations to come.
The views are captivating in every season. Long summer evenings spent watching activity on the beach give way to winter days beside the fire, with mist rolling across the water and ever-changing skies creating a constantly evolving outlook.
Beautiful established gardens, stone terraces and sheltered sitting areas speak of another era and invite quiet exploration, always accompanied by the sea beyond.
Adding further appeal is the opportunity to acquire the adjoining 806sqm allotment. Subject to council approval, the site offers development potential or the chance to secure additional land in one of Tasmania's most tightly held coastal settings.
Properties of this significance are seldom offered to the market. Combining scale, heritage character, uninterrupted views and remarkable potential, this is far more than a beachside residence. It is a rare chance to become the next custodian of a home that has occupied a special place in the story of Kingston Beach for almost a century.
Private inspections are available by appointment. With only two owners in nearly one hundred years, opportunities such as this are unlikely to be repeated anytime soon.
*Additional 806sqm allotment available at offers over $850,000
Listing description written by Susan Kay, Raine & Horne Kingston — reproduced as published, not verified by Districts.