23 Franklin Court, Shearwater TAS 7307

4 beds on large court lot | 2016 build in older suburb | bushfire overlay | primary school catchment This house presents a competitively strong proposition for a family seeking space and modernity in Shearwater. Its 1271m² lot size is a distinct rarity against typical suburban parcels, permanently insulating it from higher-density encroachment and offering tangible utility. The 2016 construction date positions it well above the area’s median building age, reducing immediate capital expenditure risk. This configuration serves a long-term owner-occupier best, leveraging the Port Sorell Primary School catchment and the above-average car accommodation for sustained functional relevance. The decision pivots on the bushfire overlay, a mechanism that may incur compliance costs for future development or renovations and could periodically affect insurance premiums. The commercial logic is clear: acquire a recent-build family home on a large, scarce block at a price point that reflects this overlay discount. The judgment is to hold for the long term, using the land bank as a primary value driver, as the premium for newer, larger-lot homes in established areas will persist. Recent comparable sales data is limited but critical. The property itself sold for $785,000 in October 2024. This recent transaction firmly anchors the market value, providing a credible baseline and suggesting the current listed price reflects a subsequent vendor expectation. For a buyer, this establishes a clear negotiation floor and underscores the importance of understanding the rationale behind the price increase since the last sale.