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5 HILL STREET WEST HOBART TAS 7000

HOUSE FOR SALE

$1,450,000

Estimated Valuation

5 HILL STREET WEST HOBART TAS 7000 Property Photo
Bedrooms

4

Bathrooms

2

Car Space

2

Land Size

400 m²

Year Built

1890

Property Type

House

COMPARE LISTINGS
Added 10 hours ago
Listing Price

Offers Over $1,425,000

Listed By
Harrison Agents - Hobart
A stunning blend of 1890s character charm and modern comfort, this West Hobart gem offers four bedrooms, spectacular city and river views, and exceptional entertaining spaces on a large lot. Ideally positioned for an inner-city lifestyle with easy access to the CBD, Salamanca, and waterfront amenities.

Description

This exceptional West Hobart residence, dating back to the 1890s, is a prime example of character architecture that has been thoughtfully updated to suit modern living. The property features a classic weatherboard exterior and sits on a generous 400sqm lot in one of the area's most sought-after pockets. Upon entering, the home reveals an abundance of period charm, including Tasmania Oak flooring, ornate fire surrounds, and extensive exotic timber detailing that highlight the craftsmanship of its era.

The accommodation offers excellent flexibility with four bedrooms and two bathrooms. The main living areas are spacious and designed to take advantage of the elevated position, showcasing spectacular views across Hobart, the River Derwent, and beyond. A significant extension, added approximately five years ago, seamlessly blends with the original cottage structure.

Modern convenience is evident throughout, featuring a Daikin ducted heat pump system, updated wiring, roof insulation, and a newer roof. The kitchen is well-equipped for entertaining with high-end appliances including a Miele oven, LG dishwasher, Schweigen rangehood, and a large pantry. Solar power is provided by a 5.6kW system with 13 panels.

Outdoor living is a major highlight, offering multiple entertaining zones including a ground-level BBQ area, a rear balcony, and an expansive upstairs deck. This upper level features overhead heating, ensuring year-round usability while enjoying the stunning city and water views. The established gardens are low maintenance but productive, featuring fruit trees like nectarine, apricot, plum, and lemon.

Practicality is further enhanced by a large garage with workshop space, laundry facilities, and additional off-street parking. Ideally located, the home is within a 10-minute walk to Hobart's CBD and close to Salamanca, local cafes, schools, and parks, offering an outstanding inner-city lifestyle.

Property Style & Condition

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

Key Features

Four bedrooms
Two bathrooms
Tasmania Oak flooring
Period fire surrounds
Ornate timber detailing
Elevated position with city and river views
Extension added approx. 5 years ago
Daikin ducted heat pump system
Gas hot water and cooktop
13 solar panels (5.6kW system)
Miele oven, LG dishwasher, Schweigen rangehood
Expansive upstairs entertaining area with overhead heating
Ground-level BBQ space
Established fruit gardens
Large garage and workshop
10-minute walk to CBD
Updated wiring and newer roof

Specifications

Property Details
Property Type House
Architectural Style heritage,modern update
Stories 2
Parking Type attached garage, driveway
Construction wood frame
Windows double pane
Gas natural gas
Internet nbn
Location & Setting
Setting urban
Lot Position interior lot
Views city skyline, river
Beach Proximity within walking distance
Nearby Amenities
Near downtown
Near public transit
Near restaurants
Near parks
Near shopping
Near high school
Near primary school
Rental Information
long term rental only

Exterior

deck
timber deck
balcony
bbq area
garden
workshop
shed
fenced yard
driveway
solar panels
heat pump

Indoor

fireplace
hardwood floors
pantry
laundry room
built in shelving
skylight
ceiling fan
recessed lighting
french doors
sliding glass doors
oven
dishwasher
microwave
barbeque
heat pump
Listed on 23 Sep 2026

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    Property     WEST HOBART     LGA

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WEST HOBART Statistics

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Property Price History

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Market Activity (Sales Volume)

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Education Quality & Safety Index

School Quality (ICSEA) vs Safety Index.

Community Stability

High Owner Occupier % and Family Household %.

Livability Scores

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Crime Breakdown vs State Average

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Local School ICSEA Scores

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Age Distribution Profile

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Household Composition

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Health & Wellbeing Indicators

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Commute & Transport Mix

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Environment & Natural Hazards

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Income vs Cost of Living

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Crime in suburb of West Hobart TAS

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Crime Rate

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Safety Rank

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Overall Crime

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5-Year Crime Trend (2020 - 2024)

Crime Composition (2024)

Violent vs Property vs Other

Top 10 Offense Types (2024)

Victimization Probability

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

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The True Cost of Buying this Property

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Buyer Fees Calculator

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Investment Calculator

  Investment Viability Engine · 2026 Tax Rules

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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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Ownership structure & income splittingSole, joint (split income), company or trust?
A negatively geared property usually works best held by the higher earner; a positively geared one benefits from being split to the lower earner. This is general information only.
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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Your take-home profit over — yrs ?
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rent cash flow + capital gain − all costs & tax
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net rent + unrealised equity gain (no sale, no CGT yet)
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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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Calculating…
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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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Disclaimer: This calculator provides estimates only. It assumes interest rates remain constant for the life of the loan and does not account for offset accounts or extra repayments. Refinance costs vary by lender and state (typically including a discharge fee, application fee, and government mortgage registration fees). If your loan balance is above 80% of your property's value, you may also be required to pay Lenders Mortgage Insurance (LMI) when refinancing. Always seek professional financial advice.

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