Randalls Bay at a glance
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Median sale
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Median rent
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Suburb gross yield
TAS › Randalls Bay › Williams Rd
$745,000
For sale
Asking
3
Bedrooms
2
Bathrooms
2
Car spaces
610 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
$745,000
Asking · $1,221/m² of land
No recorded sale for this property.
Randalls Bay at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$32,667 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
Randalls Bay 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 The Property CultureLocated at the very popular Randalls Bay, this property is perched up on the rocky outcrop at the end of the beach overlooking the bay and the white sandy beach. Within a tightly help enclave of properties, this home enjoys the serene vistas and pristine natural environment that is Randalls Bay. This is a beautiful bay with a beautiful safe beach with views over Garden Island and Bruny Island in the distance.
The drive up to the property lines the shores of the beach, leading up to the the top of the cliffs at one end. The gated entrance invites you in to the lush natural garden setting. A freshly laid blue-metal driveway provides good parking and access to the carport under. The house is mostly Colorbond, creating an easy-care, low-maintenance home. Renovated and extended over the years, it is now a spacious home with an open plan living, dining and kitchen. As you enter, you walk into a large entry space, that separates the living from the bedroom. Directly in front is a long covered entertaining deck, where you can absorb the sea air and watch the gentle motion of the waves lapping the beach.
There are lovely timber floors throughout the entry and all the living areas, there are tiles in the kitchen for practicality and plush carpets in the bedrooms. The master suite at the end is a large space with views out over the decking. The master benefits from a full walk-in-robe as well as an ensuite bathroom that comes complete with a spa bath. Glass windows here allow plenty of natural light to fill the space. Another 2 bedrooms are located at the other end of the house. The third makes a great home office with doors that open out to the deck. These are serviced by a central family bathroom, easily accessed when entertaining guests.
The lounge forms the centre of the home. Open plan with the dining room and the large well thought through kitchen. The angle of the island bench makes great use of the space. With plenty of storage and cleverly placed appliances, this is a very practical kitchen layout. The living is kept comfortable all year round with a reverse cycle air-conditioner and a wood fire provides a lovely warmth and a great atmosphere on the cooler nights.
Under the house is a large amount of useful space. At one end, a storage room is great for all the extras we have in life. Then there is a void in the middle connecting to a workshop and even more storage. These spaces are ideal for the beach toys, such as the kayaks and fishing gear. Running the full length is a carport, providing plenty of covered parking for your cars or boat.
Just in behind the property, is the Sugarloaf Hill walk, a scenic route through the forest and along the coastline. The beach is just a stroll down the hill and there are other fantastic beaches to discover and explore. Whether you are seeking the perfect holiday base or are ready for a permanent sea or tree change, this property offers a great balance of nature, serenity, and community.
Located within a 15 minute drive to the vibrant township of Cygnet, where you will find cafés, shops and services such as schools, supermarket and doctors. Cygnet is a lovely country town with many events held throughout the year, bringing the greater community together, including the markets and festivals. Hobart is within an hour should you need to access the CBD.
Please contact us to arrange a private viewing.
Listing description written by Karl Gallienne, The Property Culture — reproduced as published, not verified by Districts.