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ABS 2021 Census · Updated 21 May 2026
Lower Marshes is a well-established middle-ring suburb of Hobart, Australia, with a population of approximately 30, making it a boutique locality. Located approximately 63 km from the Hobart CBD, Lower Marshes is a middle ring area in Tasmania. The median household income is $117,000 per year.
Strong household incomes in Lower Marshes underpin solid property demand. While further from the city, improving transport links could boost future demand.
Official Australia Post postcode for Lower Marshes. 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 Lower Marshes 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.
Lower Marshes is a smaller community of 30 — about 1% of the Tasmania suburb median (3,902) — so investors should factor in the narrower buyer pool and longer average time-on-market. Median household income of $117,000/year runs 58% 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 rent of $300/week (~$1,300/month) covers only 67% of the median mortgage of $1,950/month — the remaining $650/month must be funded from other income, so this suburb tilts toward capital growth rather than yield. Lower Marshes is 63 km from Hobart, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Only 54% 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 Lower Marshes stacks up against the median of all Tasmania suburbs in our dataset. Positive values mean Lower Marshes sits above the state median; negative means below.
| Metric | Lower Marshes | TAS median | Δ vs state |
|---|---|---|---|
| Population | 30 | 3,902 | -99% |
| Median household income | $117,000/yr | $73,944/yr | +58% |
| Median rent (weekly) | $300 | $320 | -6% |
| Median mortgage (monthly) | $1,950 | $1,378 | +42% |
| Distance to CBD | 63 km | 24 km | +163% |
| Separate houses | 54% | 80% | -26pp |
Pre-inspection briefing for Lower Marshes — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 30 means liquidity is thin and capital growth tends to lag the wider Tasmania market over full cycles.
Moderate rental coverage: rent of $300/week covers 67% of a $1,950/month mortgage, leaving a $650/month gap that an investor bridges with equity, depreciation and tax benefits.
Only 54% 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 Lower Marshes property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Lower Marshes are modest for 2026 — incomes 58% above the TAS median of $73,944 and a population of 30 suggest gains will lag headline metro markets. Rental coverage runs at ~67% of the typical mortgage ($1,300/month rent vs $1,950/month repayment), leaving a manageable top-up for most investors. The EquitySight investment score of 58/100 places Lower Marshes in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Lower Marshes scores 58/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 30, median household income of $117,000/year and median weekly rent of $300. 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 Lower Marshes are an above-state-median household income of $117,000/year, a dwelling mix that is 54% 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.
Lower Marshes has a usual resident population of approximately 30, 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.
Lower Marshes sits 63 km straight-line from the Hobart CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $300 in Lower Marshes, equating to approximately $15,600/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 Lower Marshes is $1,950, or approximately $23,400/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 $300 works out to $1,300/month, covering 67% of the median mortgage repayment of $1,950/month. That leaves a $650/month shortfall (around $7,800/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 (30 residents), interest-rate sensitivity on the $1,950 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.