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1 Property Snapshot
Property Type
House
3 bed, 1 bath, 1 car
Land Area
462 m²
Flat usable site
Build Era
1940s
Period weatherboard
Days on Market
12 days
Listed 14 May 2026
Zoning
General Res.
HCC — no restrictions noted
Listing Agent
Petrusma
Marketed broadly
School Zone
Sandy Bay
Sandy Bay Infant + Hobart College
Flood / Bushfire
Low
No overlays noted
2 Asking Price vs Investor Fair Value
| Price Point |
Amount |
Gross Yield |
Assessment |
| Asking Price |
$749,000 |
4.1% |
Above Fair Value |
| Investor Fair Value (top) |
$720,000 |
4.3% |
Acceptable Entry |
| Investor Fair Value (floor) |
$700,000 |
4.5% |
Strong Entry |
| Estimated Weekly Rent |
$590–$615/week (mid: $600) |
Vacancy Rate 1.2% |
Fair value is derived from verified comparable sales within 1km over the past 6 months, adjusted for condition, land size, and presentation. Rent estimate is based on current Sandy Bay rental listings and vacancy data from SQM Research (April 2026).
3 Yield Analysis
Gross Yield
4.1%
At asking ($749K)4.1%
At fair value ($720K)4.3%
Annualised rent$31,200
Weekly rent (mid)$600/week
Sandy Bay median yield3.9%
Net Yield Estimate
2.7%
Property management (8%)-$2,496/yr
Rates and land tax-$3,200/yr
Insurance-$1,400/yr
Maintenance reserve (1%)-$7,490/yr
Estimated net return$16,614/yr
Note: Net yield assumes 95% occupancy, standard PM fees, council rates and standard insurance. Land tax applies at standard TAS rates for a single investment property. Actual costs will vary based on your specific situation, lender rate, and management arrangements. This is an estimate only.
4 Investment Risk Score
Strong rental demandSandy Bay vacancy rate 1.2% — strong renter pool from UTas, professionals and medical sector
Premium suburb, limited supplyConstrained land supply in Sandy Bay limits competing new builds
Price above fair valueAsking price is 4–7% above investor fair value — negotiation required to achieve acceptable entry
Period dwelling condition1940s weatherboard — standard maintenance requirements, no structural concerns identified from listing
No planning overlaysGeneral Residential zoning, no flood or bushfire overlays recorded
Yield compression at askingGross yield of 4.1% at $749K is below the 4.3% minimum threshold for investor entry in this suburb
5 Comparable Investor-Grade Sales
| Address |
Sold |
Bed/Bath |
Land |
Price |
$/m² |
Notes |
| 8 Melville St, Sandy Bay |
Feb 2026 |
3 / 1 |
478 m² |
$698,000 |
$1,460 |
Period weatherboard, similar condition |
| 22 Fitzroy Pl, Sandy Bay |
Mar 2026 |
3 / 1 |
430 m² |
$712,500 |
$1,657 |
Slightly renovated, smaller land |
| 41 Churchill Ave, Sandy Bay |
Apr 2026 |
3 / 2 |
510 m² |
$755,000 |
$1,480 |
2-bath premium, comparable size |
| 5 Maning Ave, Sandy Bay |
Jan 2026 |
3 / 1 |
490 m² |
$685,000 |
$1,398 |
Unrenovated, dated presentation |
| 16 Regent St (Subject) |
Listed |
3 / 1 |
462 m² |
$749,000 |
$1,621 |
Asking — above comp range |
Comparable sales sourced from CoreLogic and Cotality data. Investor fair value of $700K–$720K is derived from the above sales, adjusted for the subject property's land area, condition, and presentation. The $749K asking price sits above the adjusted comp range.
6 Suburb Growth Drivers and Outlook
Sandy Bay at a Glance
$852K
Median house price (Mar 2026)
- Hobart's most prestigious and tightly held suburb
- 1.2% rental vacancy rate (SQM Research, Apr 2026)
- 12-month median price growth: +4.1%
- 5-year price growth: +38%
Demand Drivers
- University of Tasmania (Sandy Bay campus) within 2km — consistent renter demand from academics and students
- Proximity to Hobart CBD (4km), Sandy Bay Beach, and Wrest Point
- Private school corridor — Hutchins, St Michaels, Fahan nearby
- Strong professional tenant pool from medical and legal sector
- Limited land supply prevents significant competing stock
Outlook — 12–24 Months
Sandy Bay remains one of Hobart's most resilient markets. Low vacancy, constrained supply, and consistent demand from university staff and professionals support both rental income and capital stability. Price growth is expected to remain moderate (3–5% per annum) as affordability constraints limit sharp upside — but the suburb's defensive characteristics make it a low-volatility hold. For investors focused on yield, achieving entry at $700K–$720K is important to ensure the return justifies the asset class.
7 Go / No-Go Recommendation
Timar Recommendation
Conditional Go
16 Regent Street is a sound investment in a high-quality suburb with strong rental demand and low vacancy. The property itself presents no material red flags. However, the $749,000 asking price exceeds investor fair value by 4–7%, which compresses the yield below the minimum threshold for acceptable investor entry at current rates.
This is a conditional go — we recommend pursuing at an offer of $710,000–$720,000. If the vendor holds firm at $745K or above, the risk-adjusted return does not justify entry at this time. A vacant or off-market opportunity in this suburb at $700K would be a clear go.
1
Open with an offer at $710,000 citing comparable sales at Melville St ($698K) and Maning Ave ($685K). Justify with the 1-bath limitation relative to the 3/2 comparable at $755K.
2
Set a firm ceiling of $720,000. Above this, gross yield compresses below 4.3% and net return drops below the 2.5% minimum for a Sandy Bay entry.
3
Commission a building and pest inspection before exchange. Period weatherboard properties can carry concealed subfloor or roof issues not visible in listings.
4
If vendor rejects below $730K, this property does not stack up for investors at current market conditions. Move on — comparable opportunities exist in the pipeline.
David Zerna
Director, Timar Buyers Agency · REBAA Accredited
This report was prepared using CoreLogic and Cotality market data, verified comparable sales, and Timar's proprietary investment analysis framework. David has assessed 200+ properties across Tasmania over 17 years.
Questions about this report? Call David on 0408 369 082 or email david@timar.com.au.
