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
2
Income Risk
2
Execution Risk
URL has been copied successfully!
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.
URL has been copied successfully!
PropCred Estimated Value
Bedrooms
3
Bathroom
2
Parking
1
Land
469m²
Research & Review
Prepared by Steve Dalton, Senior Analyst
·
Reviewed by Matt Proctor, Principal Analyst
URL has been copied successfully!