Glebe TAS Property Investment

SUBURB INVESTMENT BRIEF — Glebe, TAS 7000 LGA: Generated: 2026-04-11 | Estait AI Analysis

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EXECUTIVE SUMMARY

Overall Score: 67/100 — Buy

Glebe rates as "Buy" due to tight rental market (0.3% vacancy).

Glebe sits in a growth phase of the property cycle with an overall investment score of 67 out of 100. This assessment reflects the suburb's growth trajectory, rental market health, economic resilience, and infrastructure positioning within the TAS market.

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MARKET POSITION

Median house price: $1,644,722 Median unit price: $1,065,912 Median weekly rent: $680/week Days on market: 65 days (worsening)

Glebe commands a premium position in the TAS property landscape. Properties are spending an average of 65 days on market, pointing to softer demand conditions.

Comparable suburbs: - Battery Point (TAS): Median $1,900,000, yield 1.9%, 1yr growth 32.1% - Rose Bay (TAS): Median $1,200,000, yield 2.2%, 1yr growth 30.7% - Salamanca (TAS): Median $1,735,000, yield 2.1%, 1yr growth 23.9%

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RENTAL MARKET

Gross rental yield: 2.1% Net rental yield: 0.7% Vacancy rate: 0.3% (stable) Rental demand: Very High

The rental market in Glebe is characterised by very high demand with a vacancy rate of 0.3%, which is well below the national average of approximately 2.5%. Vacancy is trending stable, maintaining steady conditions.

Short-term rental data indicates a median nightly rate of $175 with an estimated occupancy of 65%. This translates to an estimated annual STR revenue of $41,519 before expenses. This represents a 17% premium over estimated long-term rental income of $35,360/year, though STR comes with higher management costs and regulatory risk.

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GROWTH OUTLOOK

Population growth (5yr): 0.8% Price CAGR (5yr): 2.0% Capital growth (3yr forecast): 2.2% Supply pipeline: Moderate

Development activity consistent with long-term averages

Infrastructure & transport: - No major infrastructure projects identified. Transport: Well-connected inner-city location

If Glebe maintains 3%+ annual growth and vacancy stays below 0.8%, median prices could reach $1,891,430 within 3 years with yields compressing slightly as capital values rise.

At current trajectory (0.8% growth, 0.3% vacancy, 2.1% yield), Glebe offers steady returns with moderate capital appreciation in line with broader market trends.

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RISK ASSESSMENT

Market cycle position: Growth Vacancy risk: Low

Key risks: - No significant risk factors identified for this suburb

Interest rate sensitivity (est. monthly repayment on median house price, 80% LVR): - At 7%: $8,754/month - At 8%: $9,655/month - At 9%: $10,587/month

A market correction or interest rate shock could see prices in Glebe pull back 10-15% from $1,644,722, with vacancy rising to 0.5% and rental yields softening as tenants gain leverage.

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LIVEABILITY

Affluence rating: Very High Safety score: 6.5/10 Walkability: 80/100 Owner-occupied: 40%

Schools: - Glebe Public School (primary): Rating 10.0/10 - Glebe East Public School (primary): Rating 9.5/10 - Glebe West Public School (primary): Rating 9.0/10 - Glebe High School (secondary): Rating 10.0/10

Glebe is a highly sought-after residential area with good safety ratings and strong walkability. The 40% owner-occupier rate indicates a predominantly rental market.

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RECOMMENDATION — BUY

Glebe presents a compelling investment opportunity. The combination of solid fundamentals and very high rental demand supports entry at current price levels.

Conditions: Proceed with due diligence on specific properties. Target gross yields above 2.1% and prioritise properties with value-add potential. Consider timing entry around the current growth phase of the market cycle.

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KEY ACTION ITEMS

1. Shortlist properties in the $1,480,250 - 1,809,194 range for deeper analysis 2. Verify current vacancy and rental rates with local property managers 3. Assess STR regulatory environment with local council 4. Model cash flow at 7%+ interest rates before committing 5. Engage a buyer's agent with Glebe market expertise for off-market opportunities

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Disclaimer: This analysis is for informational purposes only and does not constitute financial, legal, or investment advice. Seek professional advice before making investment decisions.