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.
TAS › Sandford › South Arm Rd
$995,000
For sale
Asking
5
Bedrooms
2
Bathrooms
16
Car spaces
20,230 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
$995,000
Asking · $49/m² of land
No recorded sale for this property.
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.
Vs Sandford
-9.5%
Median sale
Suburb $1,100,000
+0.27 pp
Gross yield
Suburb 2.57%
Suburb median $1,100,000 from 5 recorded sales (last 12 months) — a Districts calculation, not a portal figure.
$43,917 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.
Pre-filled with Sandford'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 $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.
Gross yield if leased at the suburb aggregate is 2.8%. 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.
Nearby
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 Harcourts Signature RosnyA rare opportunity to secure a spacious family residence on approximately 5 acres in the tightly held Sandford community. Positioned directly beside Sandford Oval, this beautiful lifestyle property offers privacy, space and a wonderful rural setting while remaining within easy reach of everything Hobart's Eastern Shore has to offer.
Surrounded by established trees and beautiful natural surrounds, this impressive five-bedroom, two-bathroom home provides the perfect blend of comfort, functionality and relaxed acreage living. Whether you're seeking space for a growing family, room for hobbies and animals, or a peaceful country escape, this property delivers an exceptional lifestyle opportunity.
At the heart of the home is the stunning updated kitchen, thoughtfully designed with quality finishes, excellent storage and modern functionality. The kitchen flows seamlessly into the open-plan living and dining spaces, creating a welcoming central hub ideal for family gatherings and entertaining. Large windows capture the peaceful outlook and allow natural light to fill the home, while the generous living areas provide a wonderful connection between the indoors and the surrounding landscape.
Outside is where this property truly shines. The approximately 5-acre allotment provides privacy, open space and endless possibilities perfect for horse lovers, hobby farming, children wanting room to explore, or anyone seeking the freedom and tranquillity of acreage living.
The property also boasts an impressive range of outbuildings, including:
• Large garage and workshop facilities
• Additional storage sheds
• Covered entertaining area
• Covered storage area
• Multiple spaces suitable for vehicles, equipment, hobbies or animal needs
With established trees, open paddocks and a peaceful rural atmosphere, this is a property where you can enjoy the best of both worlds, a private country lifestyle while still being part of the welcoming Sandford community.
Adding to the appeal of this exceptional lifestyle property is its convenient proximity to some of the Eastern Shore's most popular beaches and coastal destinations. Enjoy weekends exploring the sandy shores of Clifton Beach, swimming, surfing or relaxing by the water, or take an easy drive to Lauderdale with its beautiful beachside setting, walking tracks and relaxed coastal atmosphere.
This enviable location allows you to enjoy the perfect balance of peaceful acreage living with the convenience of Hobart's coastline, shops, schools and amenities all within easy reach.
Properties offering this rare combination of land, privacy, location and lifestyle are increasingly difficult to find. Whether you're searching for room for the family, a horse-friendly property, or simply a peaceful place to call home, this exceptional Sandford retreat is one not to be missed.
* The information contained herein has been supplied to us and we have no reason to doubt its accuracy, however, we cannot guarantee it. Accordingly, all interested parties should make their own enquiries to verify this information.
* All timeframes and dimensions are approximates only.
Listing description written by Lucy Johnson, Harcourts Signature Rosny — reproduced as published, not verified by Districts.