Raymond Buitenhuis
2/12 Walker Street, Ulverstone, Tas 7315
Best Offer Over $495,000
2 1 1
Open Saturday 18 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-06)
History, Aboriginal heritage, and the story behind the name.
Ulverstone — Palawa Country
Ulverstone developed as a major port for the timber industry in the mid-19th century before transitioning to a rich agricultural hub. The arrival of the railway in 1890 solidified its position as a central commercial point between Devonport and Burnie.
Today, it is a thriving service centre known for its parklands, beaches, and a demographic shift toward retirees and young families seeking lifestyle value.
Overall Score
7.8
A highly desirable regional hub with strong lifestyle appeal and stable market fundamentals.
Name Origin
Named after the town of Ulverston in the Lake District of Cumbria, England.
Established
Township surveyed 1854
Heritage
Home to the iconic Shrine of Remembrance at the town centre.
Geography
Situated at the mouth of the Leven River.
Transport History
Once a vital stop on the Western Line railway.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6.5
Steady demand with moderate price growth following the significant post-2020 regional surge.
Amenity
8.5
Excellent local shopping, parklands, and riverfront facilities for a town of its size.
Schools
7.0
Good coverage with local primary and secondary options, though some residents travel to Devonport for private schooling.
Transport
5.5
Highly car-dependent with limited public bus services, though central areas are walkable.
Risk Profile
6.0
Primary concerns are environmental, specifically flood overlays near the Leven River.
Liveability
8.5
Exceptional for families and retirees due to the flat terrain and coastal access.
Demographics
7.5
Stable population with a higher-than-average median age and high home ownership rates.
Rental Demand
7.2
Consistent demand driven by local service workers and professionals commuting to nearby cities.
Growth Potential
6.8
Moderate long-term capital growth expected as North-West Tasmania continues to attract internal migration.
Affordability
7.8
Remains accessible compared to Hobart and Launceston, offering significant value for money.
Crime & Safety
8.2
Generally very safe with lower crime rates than larger Tasmanian urban centres.
Walkability
6.5
The CBD and riverfront are very walkable, but outer residential pockets require a vehicle.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$625,000
Estimated March 2026
1yr Growth
4.2%
Steady appreciation
Ownership
72%
High owner-occupancy
Family Ratio
38%
Strong family presence
Green Space
High
Extensive parklands
Coastal Access
Direct
Beaches and River
✅ Key Advantages
- Exceptional coastal and riverfront lifestyle with extensive walking tracks.
- Central location between the major employment hubs of Burnie and Devonport.
- Flat topography makes it highly accessible for elderly residents and families with prams.
- Strong sense of community with active local clubs and volunteer organisations.
- Relatively affordable entry point for high-quality detached housing.
⚠️ Key Watch-Outs
- Significant flood overlays in properties adjacent to the Leven River.
- Limited local high-tier employment, necessitating a commute for many professionals.
- Older housing stock in West Ulverstone may require substantial maintenance or asbestos remediation.
- Limited nightlife and high-end dining options compared to larger cities.
- Exposure to coastal winds and salt spray can accelerate property weathering.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Lifestyle
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached single-storey brick and weatherboard houses, with increasing villa developments.
Dominant dwelling stock.
💰 Price Range
$480k – $1.3m
Typical entry to ceiling.
💡 Why It Matters
Ulverstone serves as the 'sweet spot' of the North West coast, offering better amenities than smaller villages like Penguin but a more relaxed, scenic environment than Devonport or Burnie.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$625,000
$520k – $950k
🏢 Unit Median
$445,000
$380k – $550k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $480pw, Units $390pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilised following the rapid growth of the early 2020s, making it a predictable market for long-term buyers.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
42% below Hobart median house price
Price comparison
📋 Income Ratio
6.8x annual income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Ulverstone remains highly affordable for dual-income families, though local wage growth has not fully kept pace with property values over the last five years.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Young families, healthcare workers from the Mersey Community Hospital, and retirees downsizing.
💼 Investor Outlook
Stable yields and low vacancy rates make it a safe 'defensive' investment, though capital growth is likely to be moderate rather than explosive.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+15.8% cumulative
3-Year Growth
+48.8% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing 'sea change' migration from mainland Australia.
- Upgrades to the Bass Highway improving commute times.
- Redevelopment of the Ulverstone Wharf precinct.
- Scarcity of new land releases in prime coastal positions.
⛔ Headwinds
- Rising insurance premiums for flood-prone areas.
- Limited local industrial expansion.
- Ageing population potentially leading to higher future stock levels.
🔮 5-Year Outlook
Expect steady growth in line with regional Tasmanian averages, with premium riverfront and beachside properties outperforming the broader market.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8
Safety Score
Above Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
30% below Hobart crime rate per capita
Relative comparison
Risk Categories
Property Crime: Low
Violent Crime: Very Low
Public Order: Low
📋 What to Check Locally
Standard security measures are sufficient; focus on West Ulverstone pockets for specific street-level due diligence.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, specifically related to the Leven River catchment and low-lying coastal areas.
🌊 Flood Risk
High risk in specific zones near the Leven River and Esplanade. Check Central Coast Council flood maps.
🔥 Bushfire Risk
Low risk for the main township, moderate risk for properties on the southern and western fringes near bushland.
🏦 Insurance Impact
Expect higher premiums for properties within the 1-in-100-year flood zone.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential
🔲 Overlays
Flood-Prone Areas Hazard Overlay, Coastal Erosion Hazard Overlay.
🏗️ Development Hotspots
Infill development in East Ulverstone and new subdivisions toward Turners Beach.
Zoning strictly controls density to maintain the town's character; flood overlays can significantly restrict renovation or rebuilding potential.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Primarily car-dependent; limited Metro Tasmania bus services connecting to Devonport and Burnie.
🛍️ Amenity & Retail
High; features major supermarkets, boutique retail, and the Ulverstone Cultural Precinct.
🌲 Parks & Recreation
Excellent; Bicentennial Park and Fairway Park offer high-quality recreational space.
🏫 Schools
Good; Ulverstone Secondary College and several reputable primary schools.
🏥 Healthcare
Good access to local GPs; 15-minute drive to Mersey Community Hospital in Latrobe.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, mature community with a high proportion of retirees and established families.
💵 Median Income
$62,400 pa
🏠 Ownership
72% owner-occupied (including owned outright)
🎂 Age Profile
Median age 46
🎓 Education
High vocational training percentage; lower university attainment compared to metro areas.
📊 Age Distribution
The high owner-occupancy rate contributes to well-maintained streetscapes and a quiet residential atmosphere.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Recent focus has been on revitalising the waterfront and improving community infrastructure.
📈 Positive Impacts
- Ulverstone Wharf precinct redevelopment enhancing tourism and local dining.
- Upgrades to the Hive (Cultural Precinct) boosting local arts and education.
- Ongoing Bass Highway safety improvements.
📉 Negative Impacts
- Construction noise from highway upgrades.
- Increased tourist traffic during peak summer months.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Turners Beach
Position
East
Price
More expensive
Lifestyle
More exclusive, village feel, no major shops.
Best for
Premium lifestyle buyers.
📍Penguin
Position
West
Price
Similar to slightly higher
Lifestyle
Boutique, hilly, very popular with tourists.
Best for
Artists and retirees.
📍Devonport
Position
East
Price
Similar
Lifestyle
Major city feel, industrial areas, transport hub.
Best for
Workers needing proximity to Spirit of Tasmania.
📍Forth
Position
South-East
Price
Higher (for acreage)
Lifestyle
Rural, historic, large allotments.
Best for
Hobby farmers.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Wynyard
TAS
7.5/10
Coastal town with a river, flat terrain, and similar demographic profile.
Portland
VIC
7.2/10
Historic coastal service centre with strong industrial/agricultural ties.
Victor Harbor
SA
7.9/10
Popular retirement and family coastal destination with similar amenities.
Ballina
NSW
7.4/10
River-mouth coastal town with a focus on lifestyle and regional services.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the town's safety, cleanliness, and the ease of access to both the river and the sea.
★★★★★
Community Spirit
It is the perfect place to grow old; everything is flat and the people are incredibly friendly.
Safety
Accessibility
★★★★☆
Family Living
Great parks for the kids and the schools are decent, but I do have to drive to Burnie for work.
Parks
Commute
★★★★☆
Affordability
I could never afford a house this close to the water in Hobart. Best decision we made.
Value
Lifestyle
★★★☆☆
Market Growth
Yields are okay, but capital growth has slowed down recently. It's a long-term play now.
Yield
Growth
★★★★★
Local Economy
The wharf redevelopment has really brought more foot traffic to the town centre.
Business
Vibrancy
★★☆☆☆
Environmental Risk
My insurance premium doubled this year because of the new flood mapping. Be careful where you buy.
Insurance
Risk
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritise properties on the eastern side of the river for better proximity to the CBD.
- Always check the Central Coast Council flood overlay maps before making an offer.
- Look for 1960s brick veneers which offer solid bones for renovation.
- Consider the impact of salt spray on external fixtures for beachside homes.
- Negotiate harder on properties with unrectified asbestos or old wiring.
❓ Questions to Ask the Agent
- Is this property located within a designated flood-prone area hazard overlay?
- Has the property been tested for asbestos, particularly in the wet areas or eaves?
- What is the age of the roof, and has it been treated for salt corrosion?
- Are there any planned council developments for the nearby parklands or riverfront?
- What are the average annual insurance premiums for this specific address?
- How long has the property been on the market, and have there been any previous offers?
- Is the property connected to the NBN, and what is the typical speed in this street?
🏷️ Seller Strategy
- Highlight proximity to the walking tracks and riverfront in all marketing.
- Ensure gardens are well-maintained, as the local demographic values street appeal.
- Provide a recent building inspection report to alleviate fears regarding older housing stock.
- Target retirees from the mainland with lifestyle-focused photography.
- Price realistically; the market is no longer in a 'frenzy' phase.
📣 Positioning Tips
Position the property as a 'forever home' or a 'low-maintenance lifestyle upgrade' to appeal to the dominant retiree and family segments.
💼 Investment Case
Strongest for long-term rental stability rather than rapid capital gains.
⚠️ Investment Risks
Flood risk impacting insurance and resale; limited local economic diversification.
📈 Action Plan
- Target 3-bedroom houses with flat yards.
- Avoid high-risk flood zones entirely.
- Focus on properties within walking distance of the Coles/Woolworths hub.
- Budget for higher maintenance costs due to coastal location.
🔑 Renter Tips
- Be prepared with references as competition for quality rentals is high.
- Look at West Ulverstone for more affordable options.
- Check for heating efficiency (heat pumps are essential in TAS winters).
🏘️ What Renters Love Here
Quiet streets and great access to outdoor recreation.
⚠️ Renter Watch-Outs
Public transport is infrequent; a car is almost mandatory.
🏢 Landlord Strategy
- Install energy-efficient heating to attract long-term tenants.
- Maintain the exterior to prevent salt-related degradation.
- Consider allowing pets to tap into the large family/retiree tenant pool.
📋 Compliance & Management
Ensure all properties meet the Tasmanian Minimum Standards for Rental Premises, particularly regarding ventilation and heating.
🤝 Agent Insights
- Stock levels are slightly increasing, giving buyers more leverage than in 2022.
- Riverfront properties still command a significant premium and sell quickly.
🎯 Marketing Angles
The '15-minute lifestyle'—everything you need is within a 15-minute walk or drive.
👤 Target Buyer Profile
Sea-changers from Melbourne/Sydney and local downsizers.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify flood risk via Central Coast Council planning maps.
✓
Conduct a professional building inspection focusing on rising damp.
✓
Check for asbestos in any property built before 1990.
✓
Review the title for any restrictive covenants or easements.
✓
Confirm the zoning and any potential for future subdivision.
✓
Assess the condition of the heating system (heat pump/reverse cycle).
✓
Check the proximity to the nearest bus stop if transport is a concern.
✓
Evaluate the potential for coastal erosion if buying on the beachfront.
✓
Inspect the electrical switchboard for modern safety switches.
✓
Verify the property's inclusion in the Tasmanian Heritage Register if it is an older home.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 centralcoast.tas.gov.au
🔗 planning.tas.gov.au
🔗 abs.gov.au
🔗 police.tas.gov.au
🔗 stategrowth.tas.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 6, 2026. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
