11 Pulchella Drive, Tolmans Hill TAS 7007

New home | 967m² block | Bushfire overlay | Mount Nelson Primary zone | Owner-occupied street This property is a rare combination of a brand-new build on a substantial 967m² lot in a tightly held suburb where 90% of residents are owner-occupiers. The 109m² floorplan is modest for the land size, which gives a buyer immediate scope to extend or landscape without density constraints. The bushfire overlay is a known factor here, but it has already been addressed at construction stage, meaning no surprise compliance costs. This house suits a buyer who wants a low-maintenance new build with room to grow, in a street where neighbours stay long-term and turnover is low. The bushfire overlay does reduce some buyer pools and may affect insurance premiums, but it also limits future competition when reselling. The 4-car spaces are unusual for a 3-bedroom house and suggest the property could suit a household with multiple vehicles or a small workshop. Being in the Mount Nelson Primary zone adds family appeal without the premium of a Sandy Bay address. Hold this property as a family home or a low-management rental in a stable pocket of Hobart-the land is the long-term value here, not the build.