Marilyn Rooney
3/13-15 Newman Court, Berriedale, Tas 7011
Offers over $465,000
2 1 1
Open Saturday 18 July 10:00 am🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Berriedale — Muwinina Country
Originally an area of orchards and small-scale farming, Berriedale transitioned into a residential suburb during the post-WWII housing expansion. The area gained international recognition in 2011 with the opening of the Museum of Old and New Art (MONA) on the site of the former Moorilla Estate.
A suburb of two halves: the prestigious, art-centric peninsula and the established residential hillsides offering expansive views of the Derwent River.
Overall Score
7
A solid performer benefiting from the 'MONA effect' and Hobart's northern corridor gentrification.
Aboriginal Name
nipaluna— "Country of the Muwinina people"
Name Origin
Named after Berriedale in Caithness, Scotland, by early settlers.
Established
Gazetted 1958
Cultural Hub
Home to MONA, Australia's largest private museum.
Viticulture
Contains some of the oldest vines in Tasmania at Moorilla.
Waterfront
Extensive frontage along the Derwent River estuary.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
6
Steady demand with moderate price growth as buyers seek value outside the Hobart CBD.
Amenity
7
High marks for cultural access and proximity to Glenorchy retail hubs, though local shops are limited.
Schools
5
Local primary options are adequate, but many residents travel to nearby Rosetta or Moonah for higher-rated schools.
Transport
6
Good road access via the Brooker Highway, though public transport is limited to bus services.
Risk Profile
6
Environmental factors including flood zones and bushfire overlays require careful due diligence.
Liveability
7
High for those valuing views and quiet streets, lower for those seeking walkable urban cafes.
Demographics
5
Transitioning from a traditional working-class base to a mix of young families and creative professionals.
Rental Demand
7
Strong demand driven by proximity to Hobart and the local tourism/hospitality employment base.
Growth Potential
8
Significant upside as the northern suburbs continue to gentrify and infrastructure improves.
Affordability
7
Remains one of the more accessible waterfront-adjacent suburbs in the Greater Hobart area.
Crime & Safety
6
Generally safe, though some pockets experience higher rates of opportunistic property crime.
Walkability
4
Hilly terrain and a lack of a central 'high street' make it largely car-dependent.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$685,000
Estimated March 2026
12mo Growth
4.2%
Steady upward trend
Gross Yield
4.8%
Attractive for investors
Commute
15 mins
To Hobart CBD via Brooker Hwy
Open Space
High
Parks and river access
Family Ratio
68%
Predominantly family households
✅ Key Advantages
- Proximity to MONA provides unique cultural capital and long-term land value support.
- Exceptional views of the Derwent River and Mount Wellington from elevated blocks.
- Relatively affordable entry point for a suburb within 15 minutes of a capital city CBD.
- Large block sizes (600sqm+) are common, offering potential for renovation or extension.
- Strong rental yields compared to southern Hobart suburbs.
⚠️ Key Watch-Outs
- Noise pollution from the Brooker Highway can affect properties on the western side.
- Significant topography issues; steep blocks can increase building and maintenance costs.
- Limited local shopping and dining options within the suburb boundaries.
- Presence of older social housing stock in adjacent pockets of Chigwell and Claremont.
- Flood risk for properties situated on the eastern side of the highway near the river.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Gentrifying Residential
How this suburb feels day-to-day.
🏠 Property Types
Mostly detached weatherboard and brick houses, with increasing townhouse infill.
Dominant dwelling stock.
💰 Price Range
$550k – $950k
Typical entry to ceiling.
💡 Why It Matters
Berriedale represents a strategic middle-ground for buyers who are priced out of Moonah and Rosetta but want to remain close to the city with better lifestyle prospects than the outer northern suburbs.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$685,000
$620k – $880k
🏢 Unit Median
$515,000
$460k – $580k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $550pw, Units $440pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-pandemic surge, creating a more predictable environment for buyers to negotiate.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Greater Hobart median
Price comparison
📋 Income Ratio
7.4x annual income
Median price ÷ median income
💳 Gross Yield
4.8% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Berriedale offers superior value for money regarding land size and views compared to the Hobart average, though rising interest rates have pressured local borrowing capacity.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Young professionals working in Hobart and families seeking larger yards.
💼 Investor Outlook
Strong. Low vacancy rates and the suburb's growing reputation make it a safe bet for long-term capital growth and consistent cash flow.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14% cumulative
3-Year Growth
+42% cumulative
5-Year Growth
📍 Growth Drivers
- Ongoing expansion and investment in the MONA precinct.
- Spillover demand from the increasingly expensive Moonah and Rosetta.
- Proposed upgrades to the Northern Suburbs Transit Corridor.
- Increasing popularity of the 'commutable lifestyle' near the Derwent River.
⛔ Headwinds
- Economic sensitivity to tourism fluctuations.
- Limited land remaining for new large-scale developments.
- Higher insurance premiums in identified risk zones.
🔮 5-Year Outlook
Expect steady outperformance of the Hobart average as gentrification moves further north and the suburb's identity shifts from 'industrial fringe' to 'cultural suburb'.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
6
Safety Score
Average
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
8% above metro average crime rate
Relative comparison
Risk Categories
Property Crime: Medium
Public Order: Low
Assault: Low
📋 What to Check Locally
Check specific street data via the Tasmania Police crime statistics portal; safety varies significantly between the river-side and the highway-side.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Environmental risks are the primary concern, specifically related to the suburb's topography and proximity to the Derwent River.
🌊 Flood Risk
Low-lying areas near Berriedale Peninsula are subject to inundation overlays in the Glenorchy Planning Scheme.
🔥 Bushfire Risk
Properties bordering the hills to the west are within a Bushfire-Prone Area overlay.
🏦 Insurance Impact
Expect higher premiums for properties within 100m of the high-water mark or those with high bushfire BAL ratings.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential (Glenorchy Interim Planning Scheme 2015)
🔲 Overlays
Bushfire-Prone Areas, Inundation, Landslip (limited areas)
🏗️ Development Hotspots
Infill townhouses on larger older blocks along Main Road.
Zoning allows for moderate densification, which is driving the replacement of older single dwellings with modern units.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Reliable bus links to Hobart; easy vehicle access to the Brooker Highway.
🛍️ Amenity & Retail
Excellent access to MONA and Moorilla; 5-minute drive to Glenorchy CBD for major retail.
🌲 Parks & Recreation
Good access to the Intercity Cycleway and local foreshore reserves.
🏫 Schools
Proximity to Windermere Primary and Claremont College; short drive to private schools in Austins Ferry.
🏥 Healthcare
Close to the Glenorchy Health Centre and 15 minutes from the Royal Hobart Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A diversifying population with a growing percentage of professional couples and young families replacing the older demographic.
💵 Median Income
$68,500 pa
🏠 Ownership
62% owner-occupied, 35% renting
🎂 Age Profile
Median age 39
🎓 Education
Increasing percentage of tertiary-educated residents following the MONA development.
📊 Age Distribution
The rising median income and owner-occupancy rate are classic indicators of a suburb in the middle stages of gentrification.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Development is centered on tourism infrastructure and residential infill.
📈 Positive Impacts
- MONA hotel and ferry terminal expansions.
- Upgrades to the Intercity Cycleway improving non-car connectivity.
- State government focus on the Northern Suburbs Transit Corridor.
📉 Negative Impacts
- Increased traffic congestion on Main Road during peak events.
- Loss of 'backyard' character due to high-density townhouse infill.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Rosetta
Position
South
Price
15% more expensive
Lifestyle
More established, 'prestige' feel with better school catchment.
Best for
Upsizing families.
📍Chigwell
Position
West
Price
20% cheaper
Lifestyle
Higher density of social housing, fewer views.
Best for
Budget-conscious first home buyers.
📍Claremont
Position
North
Price
Similar
Lifestyle
More suburban feel, larger shopping precinct.
Best for
Retirees and young families.
📍Moonah
Position
South-East
Price
25% more expensive
Lifestyle
Urban, walkable, vibrant cafe culture.
Best for
Young professionals and foodies.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Geilston Bay
TAS
7/10
Riverside location with a mix of older and newer homes and similar price points.
Mayfield
NSW
6/10
Historically industrial/working class suburb undergoing rapid gentrification near a city center.
Sunshine
VIC
7/10
Northern corridor suburb with improving reputation and strong transport links.
Goodwood
TAS
6/10
Nearby northern suburb with similar industrial heritage and residential transition.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents value the suburb for its quiet streets and stunning views, though some express concern over the pace of townhouse development and highway noise.
★★★★☆
Views and Value
We bought here for the river views we couldn't afford elsewhere. It's changed so much since MONA arrived.
Views
Affordability
★★★★☆
Commute
The 15-minute drive to the city is a winner, but I wish there were more cafes within walking distance.
Location
Amenity
★★★★★
Investment
I've never had a vacancy longer than a week. Tenants love being close to the highway and the museum.
Demand
Yield
★★★☆☆
Development
Too many units being built on small blocks now. It's losing the old garden feel.
Character
Density
★★★★★
Culture
Living in the shadow of MONA is inspiring. The creative energy in Berriedale is unique for Hobart.
Culture
Vibe
★★★☆☆
Safety
Mostly quiet, but you do get some hoons on the main road at night. Parks are great though.
Parks
Noise
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the eastern (river) side of the Brooker Highway for better capital growth.
- Check for 'Landslip' and 'Inundation' overlays in the Glenorchy Council planning maps before offering.
- Look for older homes with solid 'bones' that can be renovated to capture river views.
- Be prepared for steep driveways; factor in the cost of retaining walls and drainage.
- Negotiate harder on properties with significant highway noise exposure.
- Verify if the property is within the MONA 'Noise Buffer' zone for events.
❓ Questions to Ask the Agent
- Is this property located within a flood or inundation overlay?
- What is the Bushfire Attack Level (BAL) rating for this home?
- Are there any known issues with land stability or landslip on this street?
- Has the property been affected by noise from MONA events or the Brooker Highway?
- What are the development restrictions regarding the construction of a second dwelling?
- Are there any easements on the block that would prevent future extensions?
- What is the current school catchment for this specific address?
- How does the local crime rate on this street compare to the suburb average?
🏷️ Seller Strategy
- Highlight Mount Wellington and Derwent River views in all marketing photography.
- Ensure gardens are tidy; 'curb appeal' is vital in a suburb with many older weatherboards.
- Provide a pre-sale building report to alleviate concerns about older foundations on hilly terrain.
- Target young professionals by emphasizing the short commute to Hobart CBD.
- Position the property as a 'lifestyle choice' near the MONA cultural precinct.
📣 Positioning Tips
Position the home as a strategic entry into Hobart's most culturally significant northern suburb, emphasizing the balance of lifestyle, views, and proximity to the city.
💼 Investment Case
High-yield potential with strong capital growth prospects due to gentrification.
⚠️ Investment Risks
Topography-related maintenance costs and environmental overlays.
📈 Action Plan
- Target 3-bedroom houses on 600sqm+ blocks.
- Look for properties with dual-occupancy potential (STCA).
- Focus on the pocket between Rosetta and MONA.
- Ensure the property has heat pumps installed, as this is a high priority for TAS renters.
🔑 Renter Tips
- Look for properties with off-street parking, as some streets are narrow and steep.
- Check the proximity to bus stops on Main Road if you don't drive.
- Ask about heating costs; older Hobart homes can be expensive to warm.
🏘️ What Renters Love Here
Quiet residential feel with easy access to the city and the river.
⚠️ Renter Watch-Outs
Limited late-night food options and hilly walks to public transport.
🏢 Landlord Strategy
- Regularly clear gutters and maintain vegetation to manage bushfire risk.
- Invest in quality insulation to meet Tasmanian rental standards.
- Consider long-term leases for families to ensure stability.
📋 Compliance & Management
Must adhere to the Residential Tenancy Act 1997 (TAS) and Minimum Housing Standards.
🤝 Agent Insights
- The 'MONA effect' is a real driver for interstate buyers.
- Properties with views sell 15-20% faster than those without.
- Buyers are increasingly wary of flood-prone areas near the river.
🎯 Marketing Angles
Art, Culture, and the River: Your gateway to the new Hobart.
👤 Target Buyer Profile
First home buyers, young families, and interstate investors seeking value.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the Section 337 Council Certificate for any outstanding building orders.
✓
Verify the property's zoning under the Glenorchy Interim Planning Scheme 2015.
✓
Conduct a professional building and pest inspection, focusing on sub-floor dampness.
✓
Check the Tasmanian Flood Map (LISTmap) for historical inundation data.
✓
Assess the condition of retaining walls on sloping blocks.
✓
Review the Tasmania Fire Service bushfire prone area maps.
✓
Confirm the presence of 'Tasmanian Minimum Housing Standards' compliance for rentals.
✓
Check for any planned roadworks or infrastructure projects on the Brooker Highway.
✓
Inspect the property during peak hour to assess highway noise levels.
✓
Verify NBN connection type (FTTP is preferred for resale value).
✓
Check for any heritage overlays that might restrict renovations.
✓
Assess the proximity to social housing clusters if that is a personal concern.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 gcc.tas.gov.au
🔗 planning.tas.gov.au
🔗 abs.gov.au
🔗 police.tas.gov.au
🔗 fire.tas.gov.au
🔗 maps.thelist.tas.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 2026 and is intended for informational purposes only. It does not constitute financial or legal advice. Buyers should conduct their own independent research and consult with professionals before making any property purchase.
