Mountain River at a glance
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Median sale
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Median rent
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Suburb gross yield
TAS › Mountain River › Sepia Rd
$445,000
For sale
Asking
0
Bedrooms
0
Bathrooms
0
Car spaces
32,110 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
$445,000
Asking · $14/m² of land
No recorded sale for this property.
Mountain River at a glance
No data
Median sale
No data
Median rent
No data
Suburb gross yield
$19,867 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.
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
Mountain River 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 Insitu Property HobartWhere life slows down
Framed by the breathtaking backdrop of Sleeping Beauty and surrounded by the peace and beauty of Mountain River, this exceptional 8-acre lifestyle property offers the opportunity to create something truly special.
A balance of open pasture and established native bushland provides endless possibilities. Build the country home you've always imagined, establish productive gardens and orchards, keep a few animals, or simply enjoy the space, privacy and connection to nature that has become increasingly difficult to find.
This is a property that invites you to live differently, where mornings begin with birdsong, evenings end beneath brilliant star-filled skies, and Tasmania's remarkable landscape becomes part of everyday life.
The hard work has already been done
One of the greatest challenges of building on vacant land is navigating the planning process. Here, that work has already been completed.
Full Development Approval, engineering, soil investigations and supporting reports are all in place, allowing you to move forward with confidence and avoid the time, cost and uncertainty that often accompanies a new build.
An outstanding architect-designed home by Saxon Hall of Align Architecture has already been approved, carefully positioned to embrace the landscape while delivering contemporary comfort, outstanding energy efficiency and effortless liveability.
If the design perfectly suits your vision, you're ready to begin. If you have something different in mind, the land provides the ideal canvas to explore your own plans, subject to the appropriate approvals.
A home designed for Tasmania
The approved residence has been thoughtfully created to complement its surroundings, featuring three bedrooms, a dedicated study, rumpus room, mud room and expansive open-plan living flowing to a generous covered alfresco terrace.
Every element has been considered to deliver year-round comfort through passive solar design, double glazing, heat recovery ventilation and durable low-maintenance materials, creating a home that is both beautiful and exceptionally efficient.
Award-winning local builder In2Construction, recipient of the 2025 Master Builders Builder of the Year Award, has previously prepared a comprehensive fixed-price estimate and stands ready to bring the approved vision to life in approximately ten months.
A lifestyle worth dreaming about
Beyond the building envelope lies an extraordinary natural environment. Native wildlife is abundant, with regular sightings of wedge-tailed eagles, black cockatoos, echidnas, bandicoots, quolls and even the occasional Tasmanian devil.
Whether your vision includes productive vegetable gardens, orchards, hobby farming or simply a peaceful retreat immersed in nature, this property offers the freedom to create a lifestyle that feels increasingly out of reach elsewhere.
Peacefully secluded, surprisingly connected
Despite its tranquil setting, Mountain River remains remarkably convenient. Huonville's cafés, schools, shops and services are only ten minutes away, while Hobart can be reached in approximately 30 to 40 minutes, allowing you to enjoy country living without sacrificing everyday convenience.
An increasingly rare opportunity
Properties of this calibre are becoming increasingly difficult to secure. Combining approximately eight acres of beautiful land, a highly sought-after Mountain River location and the significant advantage of completed approvals, this is an opportunity to fast-track your dream while retaining the flexibility to make it your own.
Simply choose your path and begin the next chapter.
Council rates: $964 pa approx.
In2Construction: Peter Ventieri - pventieri@in2construction.com.au
Align Architecture: Saxon Hall - saxon@align.build
Listing description written by Beck Lauer, Insitu Property Hobart — reproduced as published, not verified by Districts.