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28 CALADIUM PLACE BLACKMANS BAY TAS 7052

HOUSE FOR SALE

$1,200,000

Estimated Valuation

28 CALADIUM PLACE BLACKMANS BAY TAS 7052 Property Photo
Bedrooms

3

Bathrooms

2

Car Space

6

Land Size

747 m²

Year Built

2016

Property Type

House

COMPARE LISTINGS
Added 12 hours ago
Listing Price

$1,150,000

Listed By
Harcourts Huon Valley - Huonville
Elevated modern living in Blackmans Bay offers panoramic views of the River Derwent from this well-appointed 2016 home. With a focus on entertaining and comfort, this property features a sunken lounge, gourmet kitchen, and expansive decks, making it ideal for those seeking a lifestyle of scenic tranquility.

Description

Located in an elevated position within the desirable suburb of Blackmans Bay, this modern residence built in 2016 offers a blend of comfort and stunning views. The home is situated on a tiered no-through road in a peaceful cul-de-sac, providing privacy and minimizing traffic. Set upon approximately 750m² of land, the property features three bedrooms, two bathrooms, and three toilets spread across different levels to maximize the outlook over the River Derwent and towards Kunanyi / Mount Wellington.

The interior design capitalizes on natural light through large picture windows that frame the incredible scenery. The sunken lounge provides a cozy relaxation space, while the well-appointed kitchen features an island bench with a breakfast bar, gas cooktop, electric wall oven, dishwasher, and integrated appliances. Adjacent to the dining area is a covered deck, perfect for entertaining or enjoying the water views.

Accommodation includes three bedrooms with built-in robes. The main bathroom comprises a large bath, separate shower, and vanity, while the ensuite offers its own shower and toilet. Both bathrooms are fully tiled. Flooring consists of carpet in the living and bedroom areas, complemented by timber flooring in the kitchen and dining spaces.

Comfort is prioritized with full insulation, double glazing, reverse-cycle heating, an electric fireplace, and additional wall heaters. Roman blinds and curtains add warmth and style. Solar panels are installed on the roof to provide practical energy benefits. The fully fenced allotment includes established gardens, a garden shed, and ample off-street parking including a double garage with a dedicated workbench area, laundry facilities, and an additional toilet.

The location is highly convenient, being close to local schools, shops, public transport, and restaurants. Kingston is a short drive away, offering extensive shopping, sporting facilities, and Kingston Beach. Commuting into Hobart is made easier by nearby Park & Ride facilities, with the airport approximately 35 minutes away.

Property Style & Condition

Overall
modern
excellent
Condition
Exterior
contemporary
excellent
Condition
Livingroom
modern
excellent
Condition
Bedrooms
modern
excellent
Condition
Kitchen
modern
excellent
Condition
Bathroom
modern
excellent
Condition
Yard
landscaped
good
Condition

Key Features

River Derwent views
Built in 2016
3 Bedrooms with built-in robes
2 Bathrooms + 1 toilet in garage
Sunken lounge room
Kitchen with island bench and breakfast bar
Gas cooktop and electric wall oven
Covered outdoor deck
Double glazing and full insulation
Reverse-cycle heating
Electric fireplace
Solar panels
Established gardens
Garden shed
Double garage with workbench and laundry
Elevated position on a cul-de-sac

Specifications

Property Details
Property Type House
Architectural Style modern,contemporary
Stories 2
Parking Type attached garage, driveway
Construction wood frame
Windows double pane,floor to ceiling
Gas natural gas
Internet nbn
Location & Setting
Setting suburban
Lot Position cul de sac
Views river, sunset
Waterfront riverfront
Beach Proximity short drive
Nearby Amenities
Near shopping
Near public transit
Near highway
Near airport
Near beach
Near restaurants
Rental Information
long term rental only

Exterior

deck
timber deck
covered patio
fenced yard
mature landscaping
garden
shed
workshop
double carport
driveway
solar panels

Indoor

open floor plan
fireplace
hardwood floors
tile floors
carpet
kitchen island
pantry
laundry room
ensuite bathroom
soaking tub
walk in pantry
sliding glass doors
built in shelving
refrigerator
oven
gas range
microwave
dishwasher
heat pump
split system
alarm system
double story
Listed on 02 Oct 2026

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    Property     BLACKMANS BAY     LGA

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BLACKMANS BAY Statistics

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Market Activity (Sales Volume)

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Crime in suburb of Blackmans Bay TAS

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Safety Rank

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Overall Crime

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5-Year Crime Trend (2020 - 2024)

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Victimization Probability

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Property Crime Chance 1 in X
State Average (Violent) 1 in 84

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1 The Property

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2 Your Situation

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3 Costs & Assumptions

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Land tax (NSW)Annual holding cost on combined land value over the threshold.
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NSW 2026: nil up to $1,075,000 combined land value, then $100 + 1.6% of the excess, rising to $88,036 + 2% premium rate above $6,571,000. Computed land tax replaces the figure in section 3.
Cash buffer & risk capacityCould you survive vacancy, rate rises and repairs?
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Calculating…Verdict ?
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rent cash flow + capital gain − all costs & tax
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Comparing Common Investments ?
What this shows
Property value (grey bars, left axis) is the projected market value each year using your capital-growth assumption. The capital profit if sold line (coral, left axis) is the money you'd actually walk away with that year after repaying the loan, paying selling costs, paying CGT, and getting back the cash you put in. The rent collected line (teal, right axis) is gross annual rent received, grown at your rent-growth assumption.
What this shows
Three views of how the position evolves year by year. Property value (dashed) shows the asset growing at your capital-growth rate. Equity (coral) is value minus loan balance — how much of the property you actually own. Cumulative cash flow (teal) is the running total of all after-tax rent (positive) or top-ups (negative) you've put in since day one.
What this shows
The yearly cash position after every cost and tax effect. Green bars = positive years (the property paid you). Red bars = years you had to top it up from your pocket. This is the most honest picture of what holding the property feels like on a year-to-year basis.
What this shows
Where every dollar of the projected sale price goes. Net to you is what lands in your bank account; the rest is consumed by loan payout, selling costs and capital gains tax. The CGT slice depends on which regime applies (50% discount, indexation + 30% min tax, or a split of the two).

What this shows
How fragile your outcome is to the capital-growth assumption — the single biggest swing factor in any property forecast. Each point on the line re-runs the entire model at a different growth rate. Where the line crosses the dashed zero, that's roughly the growth rate needed just to break even over your hold period.

What this shows
The same upfront cash invested four different ways, held the same number of years. The property includes all rent, costs, tax and the final sale (after CGT and loan payout). The ASX 200 ETF compounds at its assumed total return; the gold line compounds at gold's long-run average; the inflation line is what you need to just preserve your purchasing power. Any year the property bleeds cash, that shortfall is invested in the comparison asset too (so they get the same total dollars over the life of the deal). Gains on the comparison assets are taxed under the same 2026-Budget CGT regime that applies to shares and ETFs — the transitional split (50% discount on the pre-1 Jul 2027 portion, then cost-base indexation + 30% minimum tax on the post-1 Jul 2027 portion), since non-property assets are never grandfathered.
What this shows
The full year-by-year ledger. Cash flow is pre-tax (rent minus all cash costs); tax effect is the value of any deduction or the tax bill on net profit; after-tax is the actual dollars in or out of your account that year. Cumulative is the running total.

About this model

Reflects the 2026 Federal Budget proposals (announced 12 May 2026): from 1 July 2027, negative gearing on established residential property bought after 7:30pm 12 May 2026 can only offset rental income / residential property gains (excess losses carry forward), and the 50% CGT discount is replaced by cost-base indexation plus a 30% minimum tax on the real gain accruing after 1 July 2027. The CGT change applies to all CGT assets (shares, ETFs, gold, crypto), not just property, so the comparison assets are taxed on the same basis. New builds retain full negative gearing and the choice of the 50% discount. Properties contracted on/before 12 May 2026 are grandfathered. The main residence, superannuation funds and widely-held trusts are exempt. These are proposed rules that may change in legislation. Resident tax rates 2025–26 are used (incl. 2% Medicare levy). This is general information, not financial, tax or legal advice — consult a licensed adviser before acting.
Purchase Cost Calculator

The True Cost of Buying this Property

Beyond the sale price, Australian property buyers face stamp duty, legal fees, inspections, loan charges and more. Adjust the purchase price and your state to see the full picture.

Purchase Price
$850,000
AUD
$100K $5M
Property State
Your Situation
Total Additional Costs
On top of the $850,000 purchase price in NSW
Extra Costs
$52,000
All-In Cost
$902,000
% of Price
6.1%
How these figures are calculated

Stamp Duty (Transfer Duty): Calculated using each state's 2024–25 residential transfer duty brackets for owner-occupiers. First home buyer concessions and investor surcharges are applied where selected.

Lenders Mortgage Insurance (LMI): Estimated at approximately 1.5–2.5% of the loan amount, assuming an 85% LVR. Actual LMI depends on your lender, LVR and loan size.

Conveyancing / Legal Fees: Typical range of $1,500–$3,000 covering contract review, searches and settlement. We use a mid-range estimate.

Building & Pest Inspection: Typically $400–$800 combined for a standard residential property.

Loan Application & Mortgage Registration: Includes bank application fees ($300–$600), mortgage registration (state-based, usually $150–$230) and transfer registration fees.

Council & Water Rate Adjustments: Estimated at around 0.1% of the purchase price — the buyer typically reimburses the seller for pre-paid rates.

These estimates are indicative only. Always confirm exact figures with your conveyancer, broker and the relevant state revenue office before committing to a purchase.

Mortgage Calculator

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Buyer Fees Calculator

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Disclaimer: This calculator provides estimates only based on standard published rates for 2025-26. Actual stamp duty may vary based on individual circumstances, concession eligibility, and contract dates. LMI is a rough estimate only — actual premiums vary by lender, LVR, and loan size. Always verify with your state’s revenue office and seek professional advice before purchasing.

Mortgage Affordability & Borrowing Capacity Calculator

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Disclaimer: This calculator provides an estimate only and does not constitute a quote or loan approval. Calculations are based on standard APRA guidelines (including a 3.0% interest rate assessment buffer) and 2025–26 Australian resident tax rates. Lenders may apply their own specific Household Expenditure Measure (HEM) rules, risk margins, and varying credit card assessment rates (typically 3.8% of the limit). Rental income is shaded to 80%. Always speak to a licensed mortgage broker or lender for an exact assessment.

Refinance Savings Calculator

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