Every section names its source.
SOURCE: LIST CADASTRE (© STATE OF TASMANIA), QUERIED LIVE · DRAWN BY PROPERTYFLAGS · MAP GEOMETRY, NOT A SURVEY: PLAN DIMENSIONS PREVAIL
19 checks ran against official registers. How to read the flags: the three colours are a prioritised checklist, not a rating. Red means check this point first: an official register has an entry here, and the next step is to confirm what it means with the authority that keeps that register, or through your conveyancer. A red flag describes a register entry, not the property itself; entries can be broad, provisional or apply to only part of a property, and only the source can confirm how one applies to you. Yellow means worth reviewing in its section below. Green means the register we checked returned no entry for this location, which is evidence, not a guarantee.
The colours set your reading order; they do not judge the property. Flags are a count of findings to review, never a score and never a verdict; this report makes no recommendation for or against any decision, and what you do with a finding always stays with you and your advisers. If a source does not respond it is shown as unavailable, never as green.
Think a finding is wrong? Email hello@propertyflags.com.au with the address and the finding. We re-run the checks against the official sources, and if this report does not match what the sources say we issue a corrected report at no charge.
Every row has a detailed section below with the evidence, what to do about it, and the official source. Major and minor checks count equally here.
An AI reads every section below and writes this summary for you, in plain English, in the order that actually matters for your decision. It doesn't add facts, it only explains the ones already sourced below.
An easement means someone else (usually the water utility, the council, or a neighbour) has a permanent legal right to use or access a strip of this land for a specific purpose, even though you'd own the whole block. A right of way lets others cross the land; a drainage or pipeline easement means a buried pipe runs through it. You can't build over that strip, and it can rule out a pool, an extension or a granny flat in that spot.
Nothing on MRT's statewide Landslide Planning Map at this point. Alongside the Landslip Hazard Code result on the previous page, that's two separate state sources showing nothing here.
Outside the modelled 2050 and 2100 storm-tide extents, a longer-horizon coastal check most reports don't run. Pair it with the coastal hazard codes on page 6 for the statutory picture. Coastal hazard is one of Tasmania's defining property risks: more of its housing hugs the water than almost anywhere in the country. AEP = annual exceedance probability; 1% AEP is the "1-in-100-year" event.
No modelled flood hazard at this point, but read that carefully: SES flood modelling covers selected catchments only, not the whole state, and "no data" can mean either no flood risk or no model here. The statutory Flood-prone Hazard Areas Code result on page 6 is the yes/no that binds development.
No EPA-licensed activities (waste, manufacturing, processing) within 750 m either.
12 registered places sit within 150 m: a heritage streetscape shapes what neighbours can build too.
Local heritage applies: Local heritage precinct, council-level controls under the heritage code; external changes typically need a permit even though the property isn't state-registered.
Inner Residential. Tasmania runs a single statewide scheme: the numbers behind this zone (building heights, setbacks, minimum lot sizes) live in the zone's provisions in the State Planning Provisions and the Hobart Local Provisions Schedule (documents, not maps). Worth reading before you count on a low-rise street staying low-rise.
339 m² · Freehold Title · Private Parcel
Both connections sit inside TasWater's serviced-land area: town water and sewer, no tanks or septic to maintain. Serviced-land boundaries are TasWater's published guide, not a connection guarantee: confirm the actual connections before you sign.
Fibre to the Premises: fibre runs all the way into the building; the best NBN technology, full speed tiers available.
These are transmitter sites from the national licence register, a proximity signal, not a coverage map: terrain, building materials and indoor position all change real signal. "5G mid-band" means a 3.5 GHz (5G-only spectrum) transmitter is licensed at that site, the band behind 5G's speed claims; its reach is shorter than 4G bands, so distance matters more. The only test that counts is your own phone at the inspection, in the rooms you'll actually use.
These figures are the statewide State Planning Provisions for the Inner Residential zone: the numbers don't vary council by council. Two caveats: a council's Local Provisions Schedule can displace them locally through a Particular Purpose Zone or Specific Area Plan, and the "acceptable solutions" quoted here are the fast-lane numbers: failing one doesn't forbid a proposal, it pushes it into discretionary assessment where council judgement (and neighbours) come in.
North-facing living areas get all-day winter sun; south-facing ones get none. With the winter sun this low, buildings to the north cast shadows ~2.3× their height. Tasmania sits further south than any other Australian state, so the winter arc here is lower and shorter than mainland buyers expect: which way the living rooms face matters more, not less.
Local terrain, buildings and trees will shade parts of this lot earlier or later than the pure geometry shows. A winter-afternoon visit is the only reliable test.
The statewide network is freight-only (TasRail), and Hobart's southern line is closed, so there is no "nearest station" to report and we won't invent one. Getting around is car and Metro Tasmania buses, plus the Derwent ferry and regional coaches where they run.
These are shortcuts: each number is pulled from a full section on the following pages, where you'll find the detail behind it, the source, and the fine print.
A renter-heavy, young-professional area feels very different day-to-day from an owner-occupied family one.
Under the current enrolment policy of the Department for Education, Children and Young People (DECYP), living in a school's intake area entitles your child to enrol at this public school. Intake areas can change: confirm the current boundary with the school before you rely on it.
The intake area is Tasmania's equivalent of a catchment: under DECYP's current policy, the intake-area school is the one your child is entitled to attend. Other schools remain open subject to capacity.
⚠ Intake-area boundaries are street-level: an address a few doors away can fall outside this zone, and a school you can see from the driveway is not necessarily in zone. These are the department's 2024 intake areas. If a particular school is part of why you want this home, confirm this exact address with the school before you commit.
NQS (National Quality Standard) ratings from the ACECQA (Australian Children's Education & Care Quality Authority) national register: Exceeding is above the standard, Meeting is at it, Working Towards is below.
Royal Hobart Hospital · ~2.4 km away in a straight line. This is the nearest PUBLIC hospital reporting emergency-department activity to the AIHW (Australian Institute of Health and Welfare); private hospitals and hospitals without an ED are deliberately excluded, so it may be further than the closest hospital of any kind.
Light cover: scattered vegetation or low structures nearby. About 2.8 m average height above ground across the surrounding ~300 m, sampled ~88 m from this point.
Licensed venues close by can mean night-time noise and closing-time foot traffic: walk past on a Friday night before deciding. Licence categories don't show trading hours in Tasmania's data.
Where this area is heading: on Treasury's own 2024 projections, the Hobart council area is projected to stay broadly stable, from 55,964 people in 2023 to 60,651 by 2053, passing 58,221 by 2033 (+8%). This is a projection, not a forecast: it plays out current trends rather than promising what will happen.
No school-infrastructure projects are listed for SOUTH HOBART. The state's only machine-readable forward-projects source covers school infrastructure (DECYP), so this says nothing about roads, health, housing or other works nearby.
Crime statistics: not available in Tasmania. Tasmania publishes no suburb- or council-level crime data: only an annual statewide PDF from Tasmania Police (it and the NT are the last holdouts). Statewide averages would tell you nothing about this street, so we don't show them. If local safety matters to your decision, ask neighbours and the local police station: genuinely the best available source here.
Development applications: where to check. Tasmania has no open data feed of development applications. We won't pretend otherwise by showing an empty list. Two places do the job manually:
A neighbour's DA (a unit block next door, a subdivision behind) is exactly the kind of thing these checks catch before you buy.
Generated from this report's findings. Take them to the inspection. An agent must not knowingly mislead you, so direct questions on the record are worth asking.
"Exchange" is the legal moment you and the seller swap signed contracts and the sale becomes binding. Everything below is worth doing before that point, while the decision is still fully yours. Generated from this report's findings. This is a preparation list, not legal or financial advice: the professionals it points to are the ones who advise.
Zoning & Tasmanian Planning Scheme code overlays (bushfire, landslip, flood-prone, coastal inundation & erosion, contaminated land, airport safeguarding, attenuation) · Easements intersecting the lot · Landslide hazard (MRT Landslide Planning Map) · Karst & listed geoconservation sites (TGD/CFEV) · Coastal storm-tide projections (2050 & 2100) · SES modelled flood extents · EPA regulated sites (contaminated land & licensed activities) · Heritage status (Tasmanian Heritage Register + Local Historical Heritage Code) · Cadastral parcel, title reference & lot geometry · TasWater serviced-land (water & sewer) · High-voltage transmission lines (within 120 m) · School intake areas (DECYP) · Licensed venues & gaming machine counts.
Sun angles, day length & shadow geometry (standard solar-position formulas (NOAA), not a data query, so it doesn't go stale) · Development potential pre-tests (our calculation from the live zoning and lot figures against the baked SPP rule table, not a separate source).
Tree cover & surface height (LIST LiDAR) (2025-08-18) · Childcare centres & NQS ratings (2026-07-27) · Bus, coach & ferry timetables (2026-07-27) · Mobile base stations (ACMA) (2026-07-27) · Emergency departments (AIHW) (2026-07-20) · School infrastructure projects (DECYP) (2026-07-30) · Population projections (Dept of Treasury and Finance, 2024 release) (2026-07-29).
Neighbourhood demographics are the 2021 ABS Census (queried live, but the figures describe 2021; the next Census runs August 2026).
the Australian Government's official July 2020 technology map. nbn's live checker was unreachable this run, so treat it as a baseline and re-check at nbn.com.au.
Suburb- or council-level crime data (only an annual statewide PDF exists) and a machine-readable development-application feed (checked manually via PlanBuild Tasmania and council pages instead). Both are gaps in the state's own open data, not something this run failed to fetch.
Coverage this run: every source we query responded: no section is missing from this report.