11 Breedon Way, Clarendon Vale TAS 7019
11 Breedon Way, Clarendon Vale TAS 7019
Bushfire risk increases holding costs | Tenancy at $530/week below market | Premium paid for modern finishes may not hold in softening market | Walk-in robe depreciates if not main bedroom
This property carries a structural disadvantage: the bushfire overlay imposes higher insurance premiums and may delay financing from risk-averse lenders compounding holding costs. The current tenancy at $530/week is $55 below the estimated market rent of $585+, representing an annual opportunity loss of $2,860. However the 2020 build offers depreciation benefits and the fully fenced double-glazed deck adds capital appeal for an owner-occupier. Hold only if you intend to occupy or can reposition the lease to market rent within three months; avoid for passive long-term hold.
The 108 m² layout with two full bathrooms and a primary ensuite is competitively rare in the $570k+ entry point for Clarendon Vale. Built-in robes in two additional bedrooms and double glazing reduce buyer exit time versus older stock in the precinct. This house best serves a first-home buyer or small family seeking a near-new turnkey home within the developing corridor to Seven Mile Beach. The current listing price sits below the mid-point estimate of $620,000, which suggests negotiated entry below true value if you can accelerate settlement and rebase the lease.
Comparable sales show the land component at $41,250 in 2019 versus current improvements valued near $570,000 reflecting full modernisation costs. This confirms the premium is in the building not the location — the buyer cannot expect land appreciation to rescue a poorly timed purchase.
Detailed Independent Property Report prepared by PropCred Analyst team for 11 Breedon Way, Clarendon Vale TAS 7019
Checks found:
Value Risk
1
Liquidity Risk
1
Planning Risk
Income Risk
1
Execution Risk
2
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Market Insight
Clarendon Vale presents as an affordable entry point with strong recent capital growth, driven by buyer demand for value in a tightly held market. This demand is reflected in rapid sales and consistent price appreciation, supported by a competitive rental yield. Future growth is underpinned by this sustained momentum, though its trajectory is linked to broader economic conditions and the limited turnover of available stock.
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PropCred Estimated Value
Bedrooms
3
Bathroom
2
Parking
1
Land
469m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
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Reviewed by Matt Proctor, Principal Analyst
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