45 Butler Avenue, Moonah TAS 7009

Risky lot | flood zone overlay | light industrial zoning | circa 1930s condition | no recent sale history This property carries real risk from its flood overlay, which can increase insurance costs and limit future renovation scope – a cost often unexpected by buyers. The light industrial zoning, despite current residential use, creates a structural gap between market price and replacement value, meaning you are paying for land potential, not house condition. For a buyer, this is a hold for zoning uplift or a long-term renovation play, not a turnkey home. What is genuinely rare here is the 931m² flat lot in a sought-after Moonah pocket with no bushfire overlay and full FTTP connectivity – features that are scarce at this price point in the corridor. The 19% building coverage is low, giving you significant redevelopment optionality without immediate demolition. This suits an investor forecasting a zoning catalyst or a developer patient enough to wait, but requires professional due diligence on the flood overlay. | Comparables | Value inference for buyer | |————-|—————————| | 56A Butler Ave: $750,000 on 117m² lot | This property’s land is 8x larger; your value is in the land, not the house | | Moonah median discount against Domain estimate | The current listing sits above Domain’s midpoint, signaling room to negotiate if comparable land values are your benchmark | Understanding how the flood overlay interacts with your intended use is the single step that separates a prudent acquisition from a costly one. Request a hydrology report before proceeding.