Sample Report — Illustrative Example Only. Order your report at timar.com.au/express-reports
1 Property Details
Home Facts
| Property Type | Residential House |
| Bedrooms | 4 |
| Bathrooms | 2 (ensuite + main) |
| Car Spaces | 2 (double lock-up garage) |
| Living Area | Approx. 230 m² (from listing) |
| Land Area | 650 m² |
| Year Built | Circa 1975 |
| Construction | Brick veneer, tiled roof |
| Street Frontage | Approx. 18.5m |
| Orientation | North-facing rear yard |
Listing Information
| Listing Agent | Harcourts Hobart |
| Listed Date | 9 May 2026 |
| Days on Market | 17 days |
| Asking Price | $895,000 |
| Price Reduction | None to date |
| Open Home History | 3 opens held |
| Council Area | Hobart City Council |
| Title Type | Freehold |
| Strata / Body Corp | None — freehold title |
| Strata Fees | N/A |
Features & Inclusions
| Kitchen | Renovated (updated approx. 2019) |
| Heating | Ducted reverse-cycle + wood fireplace |
| Solar | Not listed — assume nil, verify |
| Hot Water | Electric — likely due for replacement (50yr+ property) |
| Outdoor | Rear deck, established gardens |
| Pool / Spa | None listed |
| Storage / Workshop | Garage with internal access |
Council & Rates Estimate
| Council | Hobart City Council |
| Est. Annual Rates | $2,100–$2,600 (est.) — verify with HCC |
| Water / Sewerage | TasWater — est. $900–$1,200 p.a. |
| Land Tax (if investment) | Est. $1,800–$3,200 p.a. at $865K assessed |
| Insurance Estimate | $1,500–$2,200 p.a. (building + contents) |
| HCC Assessed Value | $830,000 (2025 assessment) |
2 Acquisition Cost Breakdown
| Cost Item |
At $855,000 (floor offer) |
At $865,000 (fair value) |
At $875,000 (ceiling) |
At $895,000 (asking) |
| Purchase Price |
$855,000 |
$865,000 |
$875,000 |
$895,000 |
| TAS Transfer Duty (est.) |
$33,660 |
$34,110 |
$34,560 |
$35,460 |
| Legal / Conveyancing |
$2,200 |
$2,200 |
$2,200 |
$2,200 |
| Building & Pest Inspection |
$700 |
$700 |
$700 |
$700 |
| Loan Establishment Fee |
$400 |
$400 |
$400 |
$400 |
| Title Search / Misc. |
$350 |
$350 |
$350 |
$350 |
| Building Insurance (first yr) |
$1,700 |
$1,700 |
$1,700 |
$1,700 |
| Moving Costs (est.) |
$3,000 |
$3,000 |
$3,000 |
$3,000 |
| Total Cash Required (excl. deposit) |
$897,010 |
$907,460 |
$917,910 |
$938,810 |
| 20% Deposit Required |
$171,000 |
$173,000 |
$175,000 |
$179,000 |
| Loan Amount (80% LVR) |
$684,000 |
$692,000 |
$700,000 |
$716,000 |
| Est. Monthly Repayment (6.3%, 30yr P&I) |
$4,240 |
$4,290 |
$4,340 |
$4,440 |
Transfer duty calculated using TAS Duties Act 2001 progressive rates. Assumes standard residential purchase — no first-home buyer concession applied. Verify actual duty with your conveyancer. LMI (Lenders Mortgage Insurance) applies if your deposit is less than 20% — at 90% LVR, LMI adds approximately $15,000–$22,000 to upfront costs. Loan repayment is illustrative at 6.30% p.a. principal and interest over 30 years — your actual rate will differ. All figures are estimates.
3 Estimated Market Value
Timar Estimated Value
$865K
Range: $855,000 – $875,000
Confidence
High — 6 comparable sales within 12 months
Asking Price$895,000
Timar Midpoint$865,000
Premium to Estimate+$30,000 (+3.5%)
Suburb Median (4 bed)$872,000
HCC Assessed Value (2025)$830,000
Land Value Est.$410,000
Improvement Value Est.$455,000
Sales Comparison
$862K
6 adjusted comparable sales within 1.5km, past 12 months. Primary valuation method — most reliable given data volume.
Automated Valuation (AVM)
$871K
CoreLogic AVM (April 2026). High confidence rating. Slight upward bias vs comparable method — common in tightly held suburbs.
Assessed Value (HCC)
$830K
HCC 2025 assessment. Lags market by 12–18 months. Used as a floor reference only — not a current market indicator.
4 Property Sales History
| Date | Price | Change | Annual Growth | Type | Notes |
|---|
| May 2026 (listed) |
$895,000 |
— |
— |
Listed |
Current listing, not yet sold |
| March 2019 |
$595,000 |
+$115K |
+3.4% p.a. |
Sold |
Kitchen renovated prior to sale |
| November 2011 |
$480,000 |
+$68K |
+4.2% p.a. |
Sold |
Market sale, original condition |
| June 2005 |
$412,000 |
— |
— |
Earliest Record |
Earliest sale on title |
21-year compound annual growth rate (2005 asking, 2026 asking): approx. 3.7% p.a. The renovation between 2011 and 2019 accounts for some of the value uplift in that period. Three sales over 21 years signals a long-hold, owner-occupier property — consistent with the broader suburb pattern.
5 Comparable Recent Sales
| Address | Sold | Bed/Bath | Land | Price | $/m² | Adj. to Subject |
|---|
| 18 Montagu St, Mount Nelson |
Jan 2026 | 4 / 2 | 612 m² |
$842,000 | $1,376 |
Closest comp. Similar era, updated bathrooms. No adjustment needed. |
| 7 Stowell Ave, Mount Nelson |
Feb 2026 | 4 / 2 | 680 m² |
$878,000 | $1,291 |
Larger land (+30m²). Adjusted down ~$12K for land. Adj. value: ~$866K. |
| 33 Cascade Rd, South Hobart |
Mar 2026 | 4 / 2 | 590 m² |
$855,000 | $1,449 |
Adjacent suburb. Slight location discount applied. Adj. value: ~$862K. |
| 11 Waimea Ave, Mount Nelson |
Apr 2026 | 3 / 2 | 700 m² |
$830,000 | $1,186 |
3-bed. Adjusted up +$35K for 4th bedroom. Adj. value: ~$865K. |
| 52 Princes St, Sandy Bay |
Mar 2026 | 4 / 2 | 625 m² |
$905,000 | $1,448 |
Premium suburb. Location adjustment -$35K. Adj. value: ~$870K. |
| 61 Cascade Rd, South Hobart |
May 2026 | 4 / 1 | 620 m² |
$798,000 | $1,287 |
1-bath. Adjusted up +$30K for 2nd bathroom. Adj. value: ~$828K. Floor comp. |
| 9 Degraves St, Mount Nelson |
Dec 2025 | 4 / 2 | 640 m² |
$848,000 | $1,325 |
6 months ago. Adjusted up ~$15K for market movement. Adj. value: ~$863K. |
| 42 Nelson Rd (Subject) |
Listed | 4 / 2 | 650 m² |
$895,000 (ask) | $1,377 |
3.5% above adjusted comp midpoint of $865K |
Adjusted comparable midpoint: $865,000. Range of adjusted values: $828K–$870K. The asking price of $895,000 sits above every adjusted comparable except the Sandy Bay premium. Comparable sales sourced from CoreLogic / Cotality. All adjustments are estimates.
6 Current Market Conditions — Mount Nelson & Greater Hobart
18
Median Days on Market
Improving (was 24, Feb 2026)
14
Active Listings (suburb)
Low stock — 12 month avg: 16
68%
Auction Clearance Rate (Hobart)
Up from 62% in Jan 2026
+5.2%
12-Month Price Growth
Above Hobart LGA avg of +3.8%
Market Type
BUYERSBALANCEDSELLERS
Sellers — leaning balanced
Mount Nelson is operating in mild sellers' market conditions as of May 2026. Stock levels are below the 12-month average, days on market have compressed from 24 to 18 days since February, and auction clearance rates are rising across Greater Hobart. This environment supports the vendor's decision to list above fair value — but it does not eliminate negotiating room. Properties priced correctly are selling; properties priced above fair value are sitting. The 17-day DOM on this listing suggests the $895K ask is creating some buyer resistance.
7 Capital Growth Analysis
Historical Median Price — Mount Nelson
| Year | Suburb Median | Annual Change | Notes |
|---|
| 2016 | $568,000 | — | Pre-COVID baseline |
| 2018 | $618,000 | +4.4% p.a. | Steady growth period |
| 2020 | $688,000 | +5.6% p.a. | Pre-boom, COVID period |
| 2021 | $758,000 | +10.2% | Pandemic boom, interstate migration peak |
| 2022 | $822,000 | +8.4% | Peak of Hobart boom |
| 2023 | $804,000 | −2.2% | Rate rise correction |
| 2024 | $816,000 | +1.5% | Stabilisation |
| 2026 (current) | $830,000 | +5.2% (12 mth) | Recovery trend |
Projected Value — 42 Nelson Road at $865,000 Entry
| Timeframe | At 3% p.a. | At 4% p.a. (expected) | At 5% p.a. | Gain at 4% |
|---|
| 1 year | $891,000 | $900,000 | $908,000 | +$35,000 |
| 3 years | $945,000 | $972,000 | $1,001,000 | +$107,000 |
| 5 years | $1,003,000 | $1,052,000 | $1,104,000 | +$187,000 |
| 10 years | $1,162,000 | $1,280,000 | $1,410,000 | +$415,000 |
Projections are illustrative and based on historical suburb growth rates. They are not a guarantee of future performance. Property values can fall. The 4% p.a. scenario aligns with the suburb's 10-year CAGR of 3.9% and the current recovery trajectory. Projections assume entry at $865,000.
8 Council Zoning & Planning
Zoning Summary
ZoneGeneral Residential
CouncilHobart City Council
Min. Lot Size450 m² (site: 650 m² — compliant)
Max. Building Height8.5m (existing building compliant)
SetbacksStandard GR requirements apply
Subdivision PotentialPossible STCA at 650m² — take planning advice
Permitted UsesResidential dwelling, home business (permitted)
Easements on TitleNil noted — verify with conveyancer
EncumbrancesNil noted — verify on title search
Planning Overlays
Flood OverlayNot identified on HCC flood mapping. Elevated site — no waterway proximity noted.
Bushfire Prone AreaNot identified within a Bushfire Prone Area per Tasmanian Planning Scheme maps.
Heritage OverlayNo listing on HCC or State Heritage Register. Not in a heritage precinct.
Landslip / SlopeModerate rear slope — standard for Mount Nelson. No landslip overlay recorded. Recommend geotechnical check before adding rear structures.
Environmental / ContaminationNo contamination notices or environmental orders identified on this title.
Aircraft NoiseOutside primary Hobart Airport ANEF noise contour zones. Noise impact: low.
9 Suburb Analysis & Growth Outlook
$872K
Median House Price (4 bed)
+5.2%
12-Month Price Growth
18 days
Median Days on Market
8.2 / 10
Timar Suburb Score
| Indicator | Mount Nelson | Hobart LGA | Tasmania | Assessment |
|---|
| Median house price (all) | $830,000 | $765,000 | $635,000 | Above Average |
| 12-month growth | +5.2% | +3.8% | +3.1% | Outperforming |
| Rental vacancy | 1.4% | 1.7% | 2.1% | Low Vacancy |
| Owner occupier rate | 74% | 61% | 66% | High Stability |
| Median household income | $108,400 | $89,600 | $76,800 | High Income Area |
| Auction clearance rate | 68% | 65% | N/A | Sellers Market |
| New listings (monthly avg.) | 4–6 | — | — | Low Supply |
Suburb Outlook — 12–24 Months
Mount Nelson is one of Hobart's most defensively positioned family suburbs. High owner-occupier rates, constrained supply, and consistent demand from the private school corridor and healthcare/professional sector support long-term price stability. The suburb has historically held value better than the Hobart LGA average through the 2023 correction — it fell 2.2% vs 4.1% for the broader market. The current recovery is being led by quality family homes in the $800K–$950K range, which is precisely where this property sits. The 12–24 month outlook is moderately positive: 3–5% annual growth anticipated, supported by the infrastructure pipeline (see Section 13). No major downside risks identified.
10 Schools & Education
Sandy Bay Infant School
Government — Prep to Grade 2
Distance1.4km
CatchmentSubject property is in zone
ACARA RatingAbove average — verify current data
Enrolment~280 students
Sandy Bay Primary School
Government — Grade 3 to Grade 6
Distance1.8km
CatchmentSubject property is in zone
ACARA RatingAbove average — verify current data
Enrolment~420 students
The Hutchins School
Independent — Prep to Grade 12 (Boys)
Distance1.6km
TypeAnglican boys school
FeesEst. $18,000–$26,000 p.a.
NoteStrong academic and sporting reputation
St Michael's Collegiate
Independent — Prep to Grade 12 (Girls)
Distance2.0km
TypeAnglican girls school
FeesEst. $17,000–$24,000 p.a.
NoteATAR results consistently above state average
Fahan School
Independent — Prep to Grade 12 (Girls)
Distance1.4km
TypeUniting Church girls school
FeesEst. $14,000–$21,000 p.a.
NoteStrong arts and STEM programs
Hobart College
Government — Grades 11–12
Distance1.8km
CatchmentOpen enrolment (no zone)
NoteState's largest senior secondary college
Enrolment~2,500 students
School Zone Value Premium
Properties within the Sandy Bay/Mount Nelson school corridor consistently command a premium of $30,000–$60,000 over comparable homes in adjacent suburbs without the same catchment access. This premium is structural — it does not erode during market downturns because the demand driver (school access) remains constant. Verify current catchment boundaries directly with HCC and the relevant schools before purchase, as boundaries can change.
11 Neighbourhood Profile
Local Amenities
- Sandy Bay Shopping Centre — 2.1km (Coles, specialty retail, cafes)
- Hobart CBD — 4.5km drive, bus connections 20 min to city
- Sandy Bay Beach & foreshore — 2.8km
- Wrest Point Casino and entertainment — 3.2km
- Royal Hobart Hospital — 5.5km
- University of Tasmania (main campus) — 2.4km
- Salamanca Market — 6.0km
Demographics (ABS 2021)
Median age42 years
Owner occupiers74%
Renters26%
Avg. household size2.5 persons
University educated48% of residents
Families with children41% of households
Median household income$108,400 p.a.
Transport
Drive to CBD12–15 min
Bus routeRoute 60/61 — 20 min to city centre
Hobart Airport28 min drive
Drive to Sandy Bay7 min
Walk Score56 / 100 (moderate)
Bike Score38 / 100 (hilly terrain)
Services & Infrastructure
NBNFTTC — verify address at nbnco.com.au
Water / SewerageConnected (TasWater)
PowerOverhead (Aurora Energy / TasNetworks)
Rubbish CollectionHCC — weekly kerbside
Crime IndexBelow Hobart LGA average
Nearest Fire StationSandy Bay TFS — 2.4km
12 Infrastructure Pipeline & Development Outlook
🏗
Macquarie Point Precinct Redevelopment
High Positive Impact
Major transformation of Hobart's former rail yards adjacent to the CBD. Planned to deliver housing, hospitality, cultural venues, and public space. Boosts CBD employment and Hobart's desirability as a city. Increases demand for inner-ring suburbs like Mount Nelson. Site works underway — full delivery expected over 2026–2032.
🏥
Royal Hobart Hospital Expansion
Moderate Positive Impact
Ongoing $700M+ expansion of RHH (5.5km from subject). Increases healthcare workforce in Hobart. Medical and nursing staff are a key tenant and buyer demographic in Mount Nelson and Sandy Bay. Structural demand support for residential properties in this corridor.
✈
Hobart Airport International Terminal Upgrade
Low-Moderate Positive Impact
Planned expansion to improve international air access to Tasmania. Benefits tourism economy, increases Hobart's attractiveness to interstate and international buyers, and supports overall property demand. Does not directly affect this suburb but contributes to the long-term Hobart growth story.
🛣
Southern Outlet Road Improvements
Direct Positive Impact
State Government funding allocated to upgrade the Southern Outlet (the primary arterial road connecting Mount Nelson and South Hobart to the CBD). Improved traffic flow directly benefits commuters from this suburb. Will reduce peak-hour travel time by an estimated 4–8 minutes. Works planned for 2026–2028.
Infrastructure details sourced from publicly available state and federal government announcements. Timelines and scope are subject to change. Verify with relevant authorities before relying on these details.
13 Rental Market & Yield Context
Estimated Rental Value — 42 Nelson Road
Weekly Rent (est.)$720–$780/week
Mid-Point Weekly Rent$750/week
Annual Gross Income$39,000
Gross Yield (at $865K)4.5%
Gross Yield (at $895K asking)4.35%
Vacancy Rate (suburb)1.4%
Time to Lease (est.)< 2 weeks (tight market)
Typical Tenant ProfileProfessional families, academics, medical staff
Comparable Rental Listings (May 2026)
24 Montagu St (4/2) — listed$780/week
15 Waimea Ave (4/2) — leased$750/week
9 Cascade Rd, S. Hobart (4/2)$720/week
41 Churchill Ave, Sandy Bay (4/2)$820/week
Sandy Bay 4-bed median rent$795/week
Mount Nelson 4-bed median rent$745/week
Rental yield context is provided for reference regardless of your intended use — it indicates the income-generating capacity of the asset and is relevant to resale value. Rental estimate is based on comparable leased properties and current listings. Actual rent will depend on condition, presentation, and market conditions at the time of leasing. Rental estimates are not a guarantee of income.
14 Renovation Potential & Value-Add Opportunities
Kitchen Update
Cost: $20,000–$35,000
Est. value-add: $35,000–$55,000
Bathroom Refresh (x2)
Cost: $20,000–$35,000
Est. value-add: $30,000–$50,000
Deck / Outdoor Living
Cost: $15,000–$25,000
Est. value-add: $20,000–$35,000
Interior Paint + Flooring
Cost: $12,000–$22,000
Est. value-add: $20,000–$35,000
Solar System (6.6kW)
Cost: $6,000–$8,500
Est. value-add: $8,000–$14,000
Landscaping / Kerb Appeal
Cost: $8,000–$18,000
Est. value-add: $10,000–$25,000
Combined Renovation Scenario
A targeted renovation focusing on bathrooms, flooring, and exterior presentation (total budget approx. $45,000–$70,000) is estimated to add $60,000–$110,000 in resale value, resulting in a potential post-renovation value of $925,000–$975,000 — meaning you could break even on purchase price + costs inside a 24-month hold. The kitchen was already renovated circa 2019 and may not require immediate attention. Always obtain firm quotes from licensed tradespeople before budgeting. These estimates are approximate and based on current Hobart trade rates.
15 Risk Score
Strong suburb fundamentals74% owner-occupier rate, consistent growth above LGA average, constrained supply — structural price stability
No planning overlaysClean title — no flood, bushfire, heritage, or contamination issues. General Residential zoning with no restrictions on residential use.
High-confidence valuation7 comparable sales within 12 months support a tight value range — low information risk on pricing.
Asking price above fair value$895K is 3.5% above the adjusted comparable midpoint. Negotiation to $865K–$875K is required to achieve value-for-money entry.
Brick veneer construction1975 brick veneer is durable and low-maintenance. No structural concerns visible in listing photos. B&P inspection recommended regardless.
Moderate rear slopeStandard for Mount Nelson. No landslip overlay. Limits some rear-yard building options — seek geotechnical advice before adding structures.
Normal days on market17 days — no distress signals. No price reductions. Vendor is testing market pricing, not in distress. Normal negotiating dynamics apply.
Private school corridorSchool zone premium is structural and recession-resistant. Adds demand resilience across buyer and renter demographics.
Hot water system age50-year-old property likely has an ageing hot water system. Budget $1,200–$2,000 for replacement within 2–5 years.
Positive infrastructure pipelineSouthern Outlet upgrade, Macquarie Point precinct, and RHH expansion all support medium-term demand in this location.
16 Go / No-Go & Negotiation Strategy
Timar Recommendation
Go — negotiate to fair value
42 Nelson Road is a quality family home in one of Hobart's most consistently performing suburbs. The fundamentals across all 15 sections of this report are strong. The property represents a sound long-term purchase for an owner-occupier and a viable rental hold for an investor.
The sole issue is the asking price. At $895,000, the vendor is seeking a 3.5% premium above adjusted fair value. This is standard agent practice — list above fair value and negotiate. The 17-day DOM with no price reduction confirms the $895K ask is generating buyer interest but not converting, which gives you leverage. A firm, evidence-based offer in the $855K–$870K range is the right opening position. Ceiling: $875,000.
Negotiation Steps
1
Open at $855,000. Lead with 18 Montagu St ($842K) and 9 Degraves St ($848K, Dec 2025) as your evidence. A written, unconditional-on-finance offer carries more weight than a verbal offer at a lower number.
2
If rejected, move to $863,000–$868,000 and present the adjusted comparable midpoint of $865K as justification. At this price, you are paying fair value. Any reasonable vendor will engage.
3
Set a hard ceiling of $875,000. Above this, you are paying above fair value. That may be acceptable if the lifestyle fit is exceptional — but know you are buying above market.
4
If the agent reports multiple offers or pushes for best and final above $875K — verify in writing. Do not make an emotional decision above your ceiling based on verbal pressure from the selling agent, whose legal obligation is to the vendor.
5
If the vendor holds firm at $890K+, walk away. Equivalent properties exist — 18 Montagu St type stock is available in this suburb every 4–6 weeks.
Conditions to Include in Offer
✓
Subject to building and pest inspection — 7–10 business days. Non-negotiable on a 1975 brick veneer property. Include a clause allowing termination if defects exceed a defined threshold.
✓
Subject to finance — include if required. 14–21 days. If you have pre-approval, a shorter finance period strengthens your offer competitiveness without adding meaningful risk.
✓
Settlement period — 60 days is standard in TAS. If the vendor has a flexible timeline, offering 45 or 90 days can be a non-price point of difference that helps your offer.
✓
Inclusions — clarify what is included (window furnishings, dishwasher, garden shed). Get this confirmed in writing before exchange.
Recommended Offer Range
$855,000 – $875,000
Hard ceiling: $875,000. Do not pay $895,000 asking price.
17 Pre-Exchange Due Diligence Checklist
Before Making an Offer
Finance pre-approval confirmed at your target priceSpeak to your broker or lender before making an offer
Conveyancer engaged and briefedHave a Tasmanian conveyancer ready to review the contract
Building inspector bookedEngage independently — not through the selling agent
Review listing photos for visible defectsCracks, water staining, sagging roofline, uneven floors
Confirm school catchment directly with HCCDo not rely on agent claims or Google Maps
Check NBN availability at the addressnbnco.com.au — confirm FTTC or FTTP availability
Before Exchange
Building and pest inspection completedReview report with inspector — ask about subfloor, roof cavity, drainage
Vendor Disclosure Statement reviewedYour conveyancer must review before you sign anything
Title search completedConfirm freehold title, no caveats, correct easements
Council rates and water charges verifiedRequest current rate notices from agent or HCC
Inclusions list confirmed in writingWhat stays, what goes — dishwasher, blinds, garden shed
Finance formally approved (unconditional)Receive written unconditional approval before waiving finance condition
Physical Property Checks
Hot water system — age and condition1975 property — budget for replacement. Ask agent.
Roof condition — inspect at open homeLook for cracked tiles, moss, sagging gutters
Subfloor access — moisture and ventilationKey risk for brick veneer of this era
Rear slope drainageAsk agent about stormwater drains at rear of site
Heating system servicedDucted system — ask for service history
Garage door / internal access — functionalCheck at open home
After Exchange / Before Settlement
Building insurance in place from exchangeYour risk from exchange date — not settlement
Pre-settlement inspection bookedWithin 5 days of settlement — check property condition unchanged
Settlement funds confirmed with lenderConfirm drawdown date and process with your broker
Utility connections arrangedPower, gas, NBN — transfer or establish new accounts
Keys and access received at settlementConfirm handover process with your conveyancer
Change of address notifiedATO, Medicare, bank, employer, electoral roll
David Zerna
Director & Buyer's Agent, Timar Buyers Agency
This due diligence report was prepared using CoreLogic, Cotality, HCC planning data, SQM Research vacancy data, and Timar's proprietary suburb scoring framework. David has assisted buyers across Greater Hobart since founding Timar.
Questions about this report? Call David on 0408 369 082 or email david@timar.com.au.
