Dynnyrne at a glance
1,556
People
$965,000
Median sale
$543/wk
Median rent
2.93%
Suburb gross yield
Median sale from 9 recorded sales (last 24 months) — a Districts calculation.
TAS › Dynnyrne › Waterworks Rd
$790,000
For sale
Asking
4
Bedrooms
2
Bathrooms
2
Car spaces
493 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
$790,000
Asking · $1,602/m² of land
No recorded sale for this property.
Local land rate: recorded House sales in Dynnyrne (last 5 years) with land size have a median of $1,450/m² of land (n=19). Districts calculation from recorded sales — not a valuation.
Dynnyrne at a glance
1,556
People
$965,000
Median sale
$543/wk
Median rent
2.93%
Suburb gross yield
Median sale from 9 recorded sales (last 24 months) — a Districts calculation.
Vs Dynnyrne
-18.1%
Median sale
Suburb $965,000
+0.64 pp
Gross yield
Suburb 2.93%
Suburb median $965,000 from 9 recorded sales (last 24 months) — a Districts calculation, not a portal figure.
$34,692 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 Dynnyrne'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 $543/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 3.6%. 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
Dynnyrne at a glance
1,556
People
$965,000
Median sale
$543/wk
Median rent
2.93%
Suburb gross yield
Median sale from 9 recorded sales (last 24 months) — a Districts calculation.
Listing material
Listed by Downton PropertyPositioned in one of Hobart's most prestigious and tightly held inner suburbs, this substantial brick property presents a genuine dual-income opportunity that is as rare as it is compelling. Set against the backdrop of Hobart's CBD and the surrounding mountain ranges, Unit 11 of 28 Waterworks Road offers two fully self-contained residences across a total of 175 square metres, each alive with original period character and brimming with potential.
From the moment you arrive, the craftsmanship of a bygone era announces itself. Original stained glass panels frame the entry of Unit Two, casting soft prismatic light across a home that has been loved for generations. Inside, the property unfolds with a warmth and generosity that is simply not replicated in modern construction. Rich hardwood timber floors run throughout, ornate brick fireplaces anchor the living spaces, and original timber panelling, classic cornicing and period-correct joinery speak to the quality of what was built here. A sunroom wrapped in natural light, multiple living and dining areas, a bedroom of genuine proportions, a functional kitchen and a bathroom with shower complete a residence that is entirely liveable from day one while holding enormous scope for transformation.
Unit One, at 79 square metres, continues the theme of Heritage grace. A generous living and dining room flows through to a kitchen and bathroom, while the crowning jewel of this residence is its breathtaking wraparound sunroom, fully enclosed and flooded with light, capturing serene treetop and neighbourhood views that make it equally suited as a master bedroom, studio or private retreat. With its own separate access and self-contained configuration, this is a residence that will attract strong and consistent rental demand.
Beyond the two dwellings, the lower ground floor reveals a further 32 square metres of storeroom space alongside a dedicated laundry and additional storage, delivering a level of utility that today's buyers rarely encounter. Whether you envision a workshop, studio, home office or future conversion, the possibilities here are genuinely exciting, subject to council approval.
The aerial setting tells its own story. Dynnyrne sits elevated above Sandy Bay, and from this vantage point the full sweep of the Derwent River, the Hobart waterfront, the iconic Tasman Bridge and the mountain ranges beyond form a backdrop that no renovation budget could ever replicate. This is a location that continues to attract owner-occupiers and investors alike for its prestige, proximity and long-term capital performance.
Minutes from Sandy Bay's retail and dining precinct, the University of Tasmania, Hobart CBD and the walking trails of the Waterworks Reserve, the lifestyle credentials here are undeniable. Whether you choose to occupy one residence and lease the other, retain both as investment tenancies, or embark on a considered renovation to restore this remarkable home to its full period glory, the outcome in a suburb like Dynnyrne is virtually assured.
Properties of this scale, character and location are not simply rare. They are genuinely once in a generation.
Thinking of selling your home?
Contact me, Natalie Downton, a 4-time winner of Number 1 Sales Agent in Australia. With a proven track record of success, unparalleled local knowledge and a passion for achieving outstanding results. Reach out today to discuss how I can assist in getting the best possible outcome for your property.
Listing description written by Nat Downton, Downton Property — reproduced as published, not verified by Districts.
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