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ABS 2021 Census · Updated 21 May 2026
Gardners Bay is a regional centre in Tasmania, Australia, with a population of approximately 346, making it a boutique locality. Located approximately 36 km from the Hobart CBD, Gardners Bay is a regional area in Tasmania. The median household income is $54,652 per year.
Gardners Bay's income profile suggests a value-oriented market with competitive purchase prices. Distance from major centres is a consideration, though regional markets can offer higher rental yields.
Official Australia Post postcode for Gardners 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 Gardners 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.
Gardners Bay is a smaller community of 346 — about 9% of the Tasmania suburb median (3,902) — so investors should factor in the narrower buyer pool and longer average time-on-market. Gardners Bay's median household income of $54,652/year is 26% 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. Rent of $243/week (81% coverage of the $1,300/month median mortgage) leaves a gap of roughly $247/month that a typical investor bridges with negative gearing, depreciation and capital growth. At 36 km from Hobart, Gardners Bay is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price.
How Gardners Bay stacks up against the median of all Tasmania suburbs in our dataset. Positive values mean Gardners Bay sits above the state median; negative means below.
| Metric | Gardners Bay | TAS median | Δ vs state |
|---|---|---|---|
| Population | 346 | 3,902 | -91% |
| Median household income | $54,652/yr | $73,944/yr | -26% |
| Median rent (weekly) | $243 | $320 | -24% |
| Median mortgage (monthly) | $1,300 | $1,378 | -6% |
| Distance to CBD | 36 km | 24 km | +50% |
| Separate houses | 86% | 80% | +6pp |
Pre-inspection briefing for Gardners 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 346 means liquidity is thin and capital growth tends to lag the wider Tasmania market over full cycles.
Moderate rental coverage: rent of $243/week covers 81% of a $1,300/month mortgage, leaving a $247/month gap that an investor bridges with equity, depreciation and tax benefits.
With 86% houses in a 346-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 Gardners Bay property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Gardners Bay are modest for 2026 — incomes 26% below the TAS median of $73,944 and a population of 346 suggest gains will lag headline metro markets. Rental coverage runs at ~81% of the typical mortgage ($1,053/month rent vs $1,300/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 32/100 places Gardners 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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Gardners Bay scores 32/100 on our EquitySight investment framework — a weak rating. That score is driven by a population of 346, median household income of $54,652/year and median weekly rent of $243. 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 Gardners Bay are a median household income of $54,652/year, a dwelling mix that is 86% 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.
Gardners Bay has a usual resident population of approximately 346, 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.
Gardners Bay sits 36 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.
The most recent census recorded a median weekly rent of $243 in Gardners Bay, equating to approximately $12,636/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 Gardners Bay is $1,300, or approximately $15,600/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 $243 works out to $1,053/month, covering 81% of the median mortgage repayment of $1,300/month. That leaves a $247/month shortfall (around $2,964/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. 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 a thin buyer pool (346 residents), interest-rate sensitivity on the $1,300 median mortgage, below-median household incomes ($54,652 vs $73,944 state median), 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.