Is buying a property in North Hobart a good investment?

Last updated on December 20, 2023

Yes, the analysis of Hobart's property market is included in our pack

If you've relished the eclectic culture and artistic vibe of North Hobart, you may have daydreamed about living in this bohemian Hobart district, experiencing its creative atmosphere and diverse community.

Is it a good idea though? What's the current state of the real estate market in that area? Are property values appreciating or depreciating? Are investors seeing returns on their real estate investments? How's the demand for rentals?

We'll answer all these questions for you! When building and updating our property pack for Australia, our team has been researching and surveying this area. In fact, there is significant customer interest in investing there. Therefore, we believe it would be beneficial to include some information about it in our property pack.

Why do property buyers like investing in North Hobart?

North Hobart, a suburb of the Tasmanian capital Hobart, has emerged as a highly sought-after location for property buyers.

This appeal largely stems from a unique combination of factors that distinguish it from other real estate markets, not just in Hobart but more broadly.

Firstly, let's consider the uniqueness of North Hobart. It blends a vibrant cultural scene with a cozy, community feel. This area is renowned for its diverse dining options, art galleries, and independent theaters, offering a rich cultural experience that's hard to find elsewhere.

These amenities provide a lifestyle appeal that goes beyond just the physical property. It's this blend of urban culture and community warmth that makes it stand out.

Now, comparing North Hobart to other areas in Hobart, it holds a distinct edge. While suburbs like Sandy Bay or Battery Point have their charm, they often come with a higher price tag and a more traditional environment.

In contrast, North Hobart offers a more eclectic and energetic vibe, which is particularly appealing to a younger demographic or those seeking a more dynamic living experience.

The rise in popularity of North Hobart can be traced back to the early 2000s. It was during this period that a wave of rejuvenation swept through the area, transforming it into a hub of arts, culture, and cuisine. This transformation ignited interest among property buyers, a trend that has continued to this day.

The sustained interest suggests that the hype around North Hobart is not just a fleeting trend but a long-term shift in preferences.

Speaking of preferences, North Hobart tends to attract a diverse group of people. It's particularly popular among young professionals, artists, and food enthusiasts who are drawn to its vibrant streets and cultural offerings. Families are also attracted to the area, thanks to its proximity to quality schools and community facilities.

However, every location has its drawbacks, and North Hobart is no exception. One of the potential weaknesses is the bustling nature of the suburb, which might not appeal to those seeking a quieter, more laid-back lifestyle.

Additionally, the popularity of the area can drive up property prices, making it less accessible for some buyers. Traffic and parking can also be challenging, especially during peak dining times or events.

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Why is North Hobart a nice place to live?

North Hobart is an area that stands out for its unique lifestyle and culture.

It’s a place where the energy of a vibrant urban life meets the charm of a close-knit community, making it a particularly nice place to live.

When you think about lifestyle and culture in North Hobart, imagine a colorful tapestry of arts, dining, and entertainment. The suburb is famous for its lively Elizabeth Street, dotted with an array of cafes, restaurants, and bars, offering a culinary experience that's both diverse and exciting.

The State Cinema, an iconic establishment, reflects the area's rich cultural scene with its unique mix of mainstream and independent films.

The expat community in North Hobart is quite vibrant, contributing to the suburb’s diverse and inclusive atmosphere. Many expats are drawn to this area for its cultural richness and the welcoming nature of the local community. This melting pot of cultures adds to the suburb’s charm and liveliness.

Regarding the cost of living, North Hobart is generally considered more affordable compared to some other upscale suburbs of Hobart.

However, due to its growing popularity, housing prices have been on the rise, making it moderately expensive compared to the broader Hobart area. But, when you factor in the lifestyle benefits, many find it worth the cost.

Safety is a key consideration, and North Hobart is known to be a relatively safe area. Like any urban area, it's wise to be cautious, especially at night, but overall, the community-focused nature of the suburb fosters a sense of security and wellbeing.

In terms of amenities and facilities, North Hobart is well-equipped. You'll find several schools in and around the area, including North Hobart Primary School, catering to the educational needs of families.

Healthcare facilities are also within reach, with the Royal Hobart Hospital just a short drive away. For shopping enthusiasts, the suburb offers a range of boutique stores, and larger shopping centers like the Hobart Central are easily accessible.

The quality of infrastructure in North Hobart is commendable. The roads are well-maintained, and utility services like electricity and water supply are reliable.

Internet connectivity is generally good, with most areas having access to high-speed broadband, an essential aspect of modern living.

Accessibility is another strong point for North Hobart. It's well connected to other parts of Hobart, making commuting relatively easy. The suburb is just a short drive or a pleasant walk from the Hobart city center. For those traveling further, the Hobart International Airport is accessible, being only about a 20-minute drive away.

Public transportation options include buses, which are a convenient way to navigate around Hobart. The bus network is quite extensive, with regular services to and from North Hobart, making it easy for residents to access different parts of the city without a car.

How much does it cost to buy real estate in North Hobart?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in Australia.

Buying a property in North Hobart, can be an exciting venture, given the area's charm and appeal.

The residential properties available here vary widely, catering to different tastes and needs. You'll find a mix of apartments, traditional houses, and, although less common, luxury villas. Each type of property has its unique appeal, adding to the diverse architectural landscape of North Hobart.

The high demand in North Hobart is predominantly for houses and townhouses. This preference is driven by the desire for space and the charm of owning a piece of Tasmania's heritage, as many properties here are beautifully preserved heritage homes.

Apartments, particularly those close to the vibrant Elizabeth Street with its cafes and shops, are also sought after, especially by younger professionals and investors.

In terms of property development, North Hobart has a blend of both new developments and resale properties. While the area respects its historical roots, there has been a gradual introduction of modern apartment complexes, offering contemporary living spaces.

However, the suburb predominantly features established homes, which are highly valued for their character and history.

Talking about price ranges, the cost of buying property in North Hobart can vary significantly based on the type and size of the property. Prices per square meter for apartments and houses in North Hobart varied, with apartments generally being more affordable.

The exact numbers fluctuate, but it's safe to say that the property market in North Hobart caters to a range of budgets, though leaning towards the higher end due to the suburb's desirability.

Over recent years, property values in North Hobart have seen an upward trend. This increase is attributed to the suburb's growing popularity, its lifestyle appeal, and its limited supply of housing, which tends to push prices up.

The trend of increasing property values is a key indicator of the area's real estate health and potential for future growth.

Looking ahead, there may be several factors influencing the real estate market in North Hobart. Any upcoming developments or city planning changes, like improvements in public transportation or infrastructure, can positively impact property values.

The introduction of new residential or commercial developments can also play a role. These changes can make the area more attractive to potential buyers, further driving up demand and prices.

Predicting the future of the real estate market in North Hobart involves considering these various factors. If the suburb continues to maintain its unique blend of lifestyle, culture, and community, combined with positive urban developments, it's likely that the property market will remain robust.

Potential buyers should be aware of these dynamics as they indicate a likelihood of continued property value appreciation.

Where is the best area to buy a property in North Hobart?

When considering the best area to buy a property in North Hobart, it's essential to understand the diverse character of its different parts.

Each area within North Hobart offers a unique blend of atmosphere, property types, and prices, catering to various preferences and needs.

One of the most sought-after areas in North Hobart is around Elizabeth Street. This area is known for its vibrant cultural scene, bustling with cafes, restaurants, and shops. The properties here are mostly a mix of charming older homes and modern apartments.

The atmosphere is lively and urban, attracting those who enjoy being at the heart of activity. Due to its popularity and central location, properties here can be on the pricier side.

Moving away from the central Elizabeth Street area, the suburb transitions into quieter, more residential streets. These areas, such as those around Federal Street and Burnett Street, offer a more tranquil setting.

The properties here are predominantly older, character homes, many of which have been beautifully renovated. These areas are ideal for families or those looking for a quieter lifestyle while still being close to the amenities of the main strip.

Prices in these areas can be more moderate compared to the heart of North Hobart, providing a good balance between lifestyle and affordability.

For buyers interested in up-and-coming areas, parts of North Hobart closer to the adjoining suburb of West Hobart are gaining attention.

These areas, still within a comfortable walking distance to North Hobart's main attractions, offer potential for growth. The properties here may require some renovation, presenting an opportunity for buyers to add value.

In terms of areas that might be less advisable for property purchase, it largely depends on personal preferences and needs. Areas immediately adjacent to the busiest parts of Elizabeth Street might not be suitable for those seeking peace and quiet, given the high foot traffic and nightlife.

Similarly, properties right on the main roads might contend with more traffic noise and less privacy.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for Australia.

Area	Atmosphere	Property Types	Price Considerations
Elizabeth Street Area	Vibrant, cultural, urban	Older homes, modern apartments	Pricier due to popularity and central location
Federal Street / Burnett Street Areas	Tranquil, residential	Older, character homes	Moderate, good balance between lifestyle and affordability
Areas Bordering West Hobart	Up-and-coming, potential for growth	Varied, some requiring renovation	Potential for added value, investment opportunities
Main Roads / Central Elizabeth Street	High foot traffic, nightlife	Varied, closer to commercial activities	Less suitable for those seeking peace and quiet

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Is there a strong rental demand in North Hobart?

In North Hobart the rental market has been showing signs of strength, attracting a diverse range of tenants.

The demand here leans towards both short-term and long-term rentals, but with some nuances.

For short-term rentals, North Hobart's vibrant cultural scene and its proximity to Hobart's central business district make it a popular choice for tourists and visitors. This demand is particularly high around areas like Elizabeth Street, known for its lively atmosphere, dining, and entertainment options.

Short-term rentals here often cater to holidaymakers or business travelers looking for a convenient and culturally rich stay.

On the other hand, the demand for long-term rentals is driven by several factors. The demographic here is quite varied, including young professionals, small families, and students.

These groups are drawn to North Hobart for its lifestyle, proximity to the city center, and community feel. Young professionals, often working in the city, seek convenient living spaces close to work and leisure activities.

Students, particularly those attending nearby educational institutions like the University of Tasmania, look for affordable and accessible housing. Small families are attracted by the suburb's community vibe and the availability of schools and parks.

The types of properties in demand for long-term rentals vary. Apartments, especially those close to Elizabeth Street, are highly sought after by young professionals and students for their convenience and modern amenities.

Houses, particularly those offering a bit of yard space and multiple bedrooms, are more attractive to families.

Specific areas within North Hobart that see higher rental demand include the vicinity of Elizabeth Street for its urban lifestyle appeal and the quieter, more residential areas like Federal Street and Burnett Street for those seeking a peaceful living environment.

Amenities that can help reduce vacancy and attract tenants include proximity to public transport, parking availability, and modern conveniences within the property, such as updated kitchens and bathrooms. Properties that offer these features tend to be more appealing, as they provide the comfort and convenience most tenants seek.

Regarding potential returns on investment, properties in North Hobart can offer attractive yields, especially given the suburb's growing popularity.

The exact figures vary, but as a general rule, properties well-located near amenities and with modern features tend to command higher rents, which can translate into better returns for investors.

Looking ahead, properties that cater to the growing demand for convenient, modern living are likely to see increased interest. Apartments in central locations and well-maintained houses in quieter streets seem to be getting more demand, potentially offering better yields in the rental market.

For investors, focusing on these types of properties could be a strategic move to capitalize on North Hobart's dynamic rental market.

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Is it easy to buy a property as foreigner in North Hobart?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in Australia.

Buying property as a foreigner in North Hobart, Hobart, is subject to certain regulations and restrictions, as is the case in many parts of Australia.

Understanding these rules, the purchasing process, and potential risks is crucial to making a well-informed decision.

Firstly, foreign buyers in Australia are subject to regulations set by the Foreign Investment Review Board (FIRB). The FIRB requires foreign investors to gain approval before purchasing property in Australia. This process involves additional paperwork and can include a fee, depending on the value of the property.

Typically, foreign investors are allowed to purchase new properties or vacant land for development, but buying established dwellings for investment purposes is often restricted.

The purchasing process in North Hobart follows the standard Australian property buying process. It usually starts with property viewing, followed by making an offer, which if accepted, leads to the exchange of contracts and payment of a deposit.

The settlement period in Tasmania is typically 30 to 60 days. During this time, legal and financial due diligence is conducted.

One primary risk associated with property investment in North Hobart, particularly for foreigners, is the lack of local market knowledge. This can include misunderstanding the value of properties in different areas or being unaware of local regulations and taxes.

For instance, Tasmania has specific stamp duty laws and property taxes that can significantly affect the total cost of your investment.

A classic pitfall for foreign investors in Australia is underestimating the additional costs associated with buying property, such as stamp duty, legal fees, inspection fees, and FIRB application fees.

Also, unique to Australia are regulations related to capital gains tax and rental income tax for foreign property owners, which can affect the investment's profitability.

Working with a local real estate agent and a lawyer is highly important, especially for foreign buyers. A local agent can provide invaluable insights into the North Hobart property market, help find properties that meet your investment criteria, and assist in negotiations.

A lawyer, on the other hand, can help navigate the legal aspects of the property purchase, including compliance with FIRB regulations, contract review, and settlement process.

Common exit strategies for property investors in North Hobart include selling the property for capital gain or holding the property and earning rental income. The choice of strategy often depends on market conditions, investment goals, and personal circumstances.