Sorell at a glance
4,383
People
$727,500
Median sale
$594/wk
Median rent
4.25%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
TAS › Sorell › Valleyfield Rd
$399,000
For sale
Asking
$1,600,000
Last sold
18 Oct 2023
5
Bedrooms
2
Bathrooms
0
Car spaces
8,015 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
$399,000
Asking · $50/m² of land
Last recorded sale $1,600,000 (18 Oct 2023).
Local land rate: recorded House sales in Sorell (last 5 years) with land size have a median of $962/m² of land (n=86). Districts calculation from recorded sales — not a valuation.
Sorell at a glance
4,383
People
$727,500
Median sale
$594/wk
Median rent
4.25%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Vs Sorell
-45.2%
Median sale
Suburb $727,500
+3.49 pp
Gross yield
Suburb 4.25%
Suburb median $727,500 from 36 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$17,912 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 Sorell'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 $594/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 7.7%. 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
UnknownArea
Sorell at a glance
4,383
People
$727,500
Median sale
$594/wk
Median rent
4.25%
Suburb gross yield
Median sale from 36 recorded sales (last 12 months) — a Districts calculation.
Listing material
Listed by LJ Hooker Pinnacle PropertyAnt's “Fluff-Free” Description...
Sorell keeps booming, and Valleyfield Estate is where smart buyers plant their flag. With titles
already issued, this is not a maybe-one-day opportunity, you can secure your lot now.
THE GOOD STUFF:
• 15 lifestyle lots in the sought-after Valleyfield Estate, and selling fast
• Sizes from approximately 8,008sqm up to 1.8 hectares, most around 1.0 hectare
• Many with a peaceful country outlook and a calm creekline feel
• Titles already issued, so you can get serious about your build now
• Real space to build the rural-lifestyle home you actually want
• Smart 8,000 to 9,400sqm options, plus one 1.8ha lot for the go-big crowd
• Standard Tasmanian planning layers already considered for due diligence
• Right in the heart of the booming Sorell growth precinct
• Walk or short drive to Sorell's full shopping and services line-up
• Easy reach of Midway Point, the airport and the eastern beaches
• Pick your preferred lot and get your building plans sorted
THE BORING-BUT-IMPORTANT BITS:
• Lots available: 15 lifestyle lots
• Lot sizes: approx 8,008sqm to 1.8 hectares (most around 1.0ha)
• Titles: already issued
• Outlook: country and creekline aspects across the estate
• Due diligence: bushfire, waterway and coastal protection layers considered
• Zoning: Rural Living
• Distance to Sorell shops: minutes
• Next step: pick your lot, speak with builder, broker and adviser
• Prices: starting from $399,000
9 Valleyfield Road won't sit around quietly. At Starting from $399,000, the smart money moves first
and the numbers do the talking.
Call Ant before someone else does the same sums you just did.
Contact: Ant Manton - 0408 621 856 - antmanton@ljhpinnacle.com.au
Onwards and upwards to your lifestyle lot in a booming hub!
I Work Harder - It's THAT Simple!
Disclaimer: The 20m x 15m rectangles are for Scheme compliance and don't restrict final house location. Always rely on the contract plan and council documents. Budget-related comments are general in nature only. Buyers should seek independent financial, legal, tax and lending advice regarding grants, eligibility, negative gearing, CGT and any new-build incentives.
The information contained herein has been supplied to us and we have no reason to doubt its accuracy, however, cannot guarantee it. Accordingly, all interested parties should make their own enquiries to verify this information.
Listing description written by Ant Manton, LJ Hooker Pinnacle Property — reproduced as published, not verified by Districts.
Nearby 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.