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ABS 2021 Census · Updated 21 May 2026
Blackmans Bay is a well-established middle-ring suburb of Hobart, Australia, with a population of approximately 7,688, making it a smaller community. Located approximately 14 km from the Hobart CBD, Blackmans Bay is a middle ring area in Tasmania. The median household income is $93,912 per year.
Blackmans Bay benefits from a high-income resident base, supporting premium property pricing. The short commute to the city centre is a key demand driver.
Official Australia Post postcode for Blackmans 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 2 schools within or near this suburb.
Find schools near Blackmans Bay on My School →Estimated 3 parks 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.
Blackmans Bay's population of 7,688 sits 97% above the Tasmania suburb median of 3,902, giving it a wider tenant and buyer catchment than the average TAS locality. Median household income of $93,912/year runs 27% above the Tasmania suburb median of $73,944, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median weekly rent of $400 equates to $1,733/month — about 105% of the median mortgage repayment of $1,655/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. 14 km from Hobart places Blackmans Bay in the middle commuter belt, close enough for daily trips by car or rail but at a materially lower price point than inner suburbs.
Middle-ring locations like this one historically reward patient holders — focus on homes near catchment-zone schools and major transport. Local rents consume roughly 22% of household income — a useful sanity check on tenant affordability.
How Blackmans Bay stacks up against the median of all Tasmania suburbs in our dataset. Positive values mean Blackmans Bay sits above the state median; negative means below.
| Metric | Blackmans Bay | TAS median | Δ vs state |
|---|---|---|---|
| Population | 7,688 | 3,902 | +97% |
| Median household income | $93,912/yr | $73,944/yr | +27% |
| Median rent (weekly) | $400 | $320 | +25% |
| Median mortgage (monthly) | $1,655 | $1,378 | +20% |
| Distance to CBD | 14 km | 24 km | -42% |
| Separate houses | 88% | 80% | +8pp |
Pre-inspection briefing for Blackmans Bay — every item is derived from public datasets, with full citations in our data sources page.
Strong buy-and-hold fundamentals: household incomes run 27% above the Tasmania suburb median ($93,912 vs $73,944), and the 14 km CBD distance keeps this suburb in the primary demand zone. In Tasmania, suburbs with this profile have historically clustered in the upper tercile of 10-year capital growth.
Strong rental coverage: $400/week (~$1,733/month) covers 105% of the $1,655/month median mortgage repayment, so the shortfall sits at just $0/month. Investors targeting positive cash flow should shortlist this suburb.
With 88% houses in a 7,688-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Blackmans Bay property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Blackmans Bay enters 2026 with a demographic tailwind — household incomes 27% above the Tasmania suburb median of $73,944 and a population of 7,688 give it the depth and purchasing power to outperform the wider TAS market over the next 12–18 months. Rental coverage runs at ~105% of the typical mortgage ($1,733/month rent vs $1,655/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 75/100 places Blackmans Bay in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Blackmans Bay scores 75/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 7,688, median household income of $93,912/year and median weekly rent of $400. 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 Blackmans Bay are proximity to Hobart (14 km), an above-state-median household income of $93,912/year, a dwelling mix that is 88% separate houses, roughly 2 schools and 3 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.
Blackmans Bay has a usual resident population of approximately 7,688, compared with a Tasmania suburb median of 3,902 — placing it in the upper 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.
Blackmans Bay sits 14 km straight-line from the Hobart CBD. This is comfortable commuter territory, with reasonable rail and road access to the city.
The most recent census recorded a median weekly rent of $400 in Blackmans Bay, equating to approximately $20,800/year in gross rental income (state median $320/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Blackmans Bay is $1,655, or approximately $19,860/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.
A median weekly rent of $400 works out to $1,733/month, covering 105% of the median mortgage repayment of $1,655/month. That means rent exceeds the median repayment by roughly $78/month, so on these numbers Blackmans Bay leans cash-flow-positive before accounting for strata, council rates, insurance and maintenance. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are interest-rate sensitivity on the $1,655 median mortgage, 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.