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ABS 2021 Census · Updated 21 May 2026
Barnes Bay is a coastal suburb in Tasmania, Australia, with a population of approximately 28, making it a boutique locality. Located approximately 27 km from the Hobart CBD, Barnes Bay is a coastal area in Tasmania. The median household income is $55,224 per year.
Household earnings in Barnes Bay are below the state average, which may affect long-term capital growth. The coastal setting provides a lifestyle factor that underpins property values.
Official Australia Post postcode for Barnes Bay. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Barnes Bay on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Barnes Bay is a smaller community of 28 — about 1% of the Tasmania suburb median (3,902) — so investors should factor in the narrower buyer pool and longer average time-on-market. Barnes Bay's median household income of $55,224/year is 25% below the Tasmania suburb median ($73,944) — this is an affordability play where returns lean on yield and patient capital growth rather than demographic premium. At 27 km from Hobart, Barnes Bay is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price. Only 31% of dwellings are separate houses (vs 80% state median), so this is a unit-heavy market where body-corporate decisions and strata supply meaningfully shape investor returns.
How Barnes Bay stacks up against the median of all Tasmania suburbs in our dataset. Positive values mean Barnes Bay sits above the state median; negative means below.
| Metric | Barnes Bay | TAS median | Δ vs state |
|---|---|---|---|
| Population | 28 | 3,902 | -99% |
| Median household income | $55,224/yr | $73,944/yr | -25% |
| Median mortgage (monthly) | $2,167 | $1,378 | +57% |
| Distance to CBD | 27 km | 24 km | +13% |
| Separate houses | 31% | 80% | -49pp |
Pre-inspection briefing for Barnes Bay — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 28 means liquidity is thin and capital growth tends to lag the wider Tasmania market over full cycles.
Median rental data was not captured for Barnes Bay. Use current realestate.com.au and Domain listings to triangulate a realistic weekly rent before committing, then feed that number into our rental yield calculator.
Only 31% of dwellings are separate houses (vs 80% TAS median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Barnes Bay property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Barnes Bay are modest for 2026 — incomes 25% below the TAS median of $73,944 and a population of 28 suggest gains will lag headline metro markets. Rental fundamentals will need to be verified against live listings, as a clean median rent was not recorded for Barnes Bay. The EquitySight investment score of 40/100 places Barnes Bay in the lower tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Barnes Bay scores 40/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 28, median household income of $55,224/year. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Barnes Bay are a median household income of $55,224/year, a dwelling mix that is 31% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Barnes Bay has a usual resident population of approximately 28, compared with a Tasmania suburb median of 3,902 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Barnes Bay sits 27 km straight-line from the Hobart CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
A reliable median rent was not captured for Barnes Bay. Benchmark expected weekly rent on realestate.com.au and Domain, or the state rental tribunal's rent dashboard. Most Australian investors target a 4–5% gross yield as a baseline.
The median monthly mortgage repayment in Barnes Bay is $2,167, or approximately $26,004/year (vs $1,378/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
Census data was not complete enough in Barnes Bay to compute a clean rent-to-mortgage coverage. Use current listings to benchmark weekly rent, then plug your expected purchase price into our rental yield calculator to see whether the investment runs cash-flow positive or negative.
The main risks are a thin buyer pool (28 residents), interest-rate sensitivity on the $2,167 median mortgage, below-median household incomes ($55,224 vs $73,944 state median), a unit-heavy dwelling mix (31% houses) where body-corporate costs and apartment supply affect resale, the broader Tasmania market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.