Todd Stevenson
1/12 Windhaven Court, Blackmans Bay, Tas 7052
Offers over $625,000
2 1 3
Open Saturday 18 July 11:30 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Blackmans Bay — Mouheneenner Country
Originally a whaling and farming outpost, Blackmans Bay transitioned into a popular seaside holiday destination for Hobart residents in the early 20th century. Post-WWII development saw it evolve from a collection of shacks into a permanent residential suburb.
Today it is a highly sought-after professional and family hub known for its beach, vibrant cafe culture, and elevated homes with expansive views over the Derwent River.
Overall Score
8.2
A top-tier Hobart suburb combining lifestyle, safety, and strong educational outcomes.
Aboriginal Name
nipaluna— "Country of the Mouheneenner people of the South East Nation"
Name Origin
Named after James Blackman, an early settler and whaler who occupied land in the area during the 1820s.
Established
Gazetted 1958
The Blowhole
A natural rock formation at the southern end of the beach.
Primary Hub
Home to one of Tasmania's most consistently high-performing primary schools.
Suncoast Track
A popular coastal walking trail connecting directly to Kingston Beach.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.5
Steady demand with low inventory levels supporting price resilience despite broader economic shifts.
Amenity
8.0
Excellent local dining and beach access, though major retail is concentrated in nearby Kingston.
Schools
8.5
Blackmans Bay Primary is a significant driver for family migration into the suburb.
Transport
6.5
Reliable bus services to Hobart, but the suburb remains heavily car-dependent for daily tasks.
Risk Profile
7.0
Generally safe, but specific pockets face bushfire fringe risks and coastal geotechnical issues.
Liveability
9.0
Exceptional outdoor lifestyle with high-quality parks, beaches, and a quiet residential feel.
Demographics
8.5
Affluent profile with a high percentage of professional families and stable owner-occupiers.
Rental Demand
7.8
Very tight rental market with high demand for 3-4 bedroom family homes.
Growth Potential
7.2
Limited new land supply ensures long-term scarcity value for established dwellings.
Affordability
4.5
One of the more expensive suburbs in the Greater Hobart region, limiting entry for first home buyers.
Crime & Safety
8.8
Consistently low crime rates, significantly safer than the Tasmanian metropolitan average.
Walkability
6.0
The beach precinct is highly walkable, but steep terrain makes other areas challenging without a vehicle.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Beach Access
Direct
Walkable from many streets
CBD Distance
14km
Approx 15-20 mins to Hobart
Median House
$920,000
Estimated March 2026
Vacancy Rate
0.9%
Extremely tight rental market
Family Ratio
74%
High percentage of households
Green Space
High
Multiple reserves and tracks
✅ Key Advantages
- Exceptional family-friendly atmosphere with high-performing local schools
- Stunning coastal views and direct access to Blackmans Bay Beach
- Strong community feel with active local cafes and recreational clubs
- Proximity to Kingston's major retail and commercial services
- Low crime rates and high perceived safety for residents
- Consistent long-term capital growth driven by scarcity of coastal land
⚠️ Key Watch-Outs
- Steep topography can lead to high maintenance costs for retaining walls
- Vulnerability to coastal erosion for properties on the immediate shoreline
- Bushfire risk for properties bordering the Peter Murrell Reserve
- Limited public transport frequency outside of peak commuting hours
- High entry price point compared to neighboring inland suburbs
- Strict council planning controls regarding view sharing and height
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Coastal Professional
How this suburb feels day-to-day.
🏠 Property Types
Predominantly detached houses, with an increasing number of modern townhouses and villas.
Dominant dwelling stock.
💰 Price Range
$750k – $2.2m
Typical entry to ceiling.
💡 Why It Matters
Blackmans Bay serves as the premier coastal choice for professionals working in Hobart who seek a sea-change without a long commute. Its market is defined by low turnover and high 'emotional' value from long-term residents.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$920,000
$820k – $2.1m
🏢 Unit Median
$685,000
$580k – $850k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $620pw, Units $510pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-pandemic surge, showing resilience due to the suburb's 'destination' status for families.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% above Greater Hobart median
Price comparison
📋 Income Ratio
8.4x annual income
Median price ÷ median income
💳 Gross Yield
3.5% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Affordability is a challenge for first-time buyers; the market is dominated by second and third-home upgraders with significant equity.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
0.9%
Lower = tighter market
⏱️ Days to Lease
16 days
Avg time on market
📈 Rent Growth p.a.
+5.5% pa
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Professional couples and families awaiting house completions or relocating for school zones.
💼 Investor Outlook
Strong capital growth prospects and low vacancy risk, though gross yields are compressed due to high entry prices.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+11.5% cumulative
3-Year Growth
+28.7% cumulative
5-Year Growth
📍 Growth Drivers
- Continued desirability of the Blackmans Bay Primary School zone
- Ongoing upgrades to the Kingston commercial precinct nearby
- Limited availability of vacant land forcing price pressure on existing homes
- Lifestyle shift towards coastal 'work-from-home' friendly locations
- Infrastructure improvements to the Southern Outlet road link
⛔ Headwinds
- Interest rate sensitivity among high-leverage professional buyers
- Increasing insurance premiums for coastal and bushfire-prone lots
- Potential for landslip overlays to restrict development on certain blocks
🔮 5-Year Outlook
Expect steady, moderate growth outperforming the broader Hobart market as the suburb reaches full maturity and supply remains capped.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
8.8
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
22% below Hobart average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
Standard home security is sufficient; most incidents are opportunistic rather than systemic.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks are environmental, specifically related to the suburb's coastal position and hilly terrain.
🌊 Flood Risk
Low risk for most; localized stormwater issues possible on steep driveways.
🔥 Bushfire Risk
High risk for properties on the southern fringe near Peter Murrell Reserve and Tinderbox.
🏦 Insurance Impact
Check for landslip and bushfire overlays which may impact premium costs.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential
🔲 Overlays
Landslip Hazard, Bushfire-Prone Area, Waterway and Coastal Protection.
🏗️ Development Hotspots
Infill development of larger older blocks into 2-3 unit sites.
Kingborough Council is protective of the suburb's character; new developments face scrutiny regarding height and view impacts.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Good road access via Southern Outlet; bus routes 427, 428, 429 serve the area.
🛍️ Amenity & Retail
Local shopping strip includes a supermarket, pharmacy, and popular restaurants like The Beach Restaurant.
🌲 Parks & Recreation
Excellent access to Suncoast Park, Blackmans Bay Beach, and Peter Murrell Reserve.
🏫 Schools
Blackmans Bay Primary is top-tier; St Aloysius Catholic College is nearby in Huntingfield.
🏥 Healthcare
Local GP clinics available; major hospital (Royal Hobart) is 15-20 minutes away.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, high-income demographic consisting largely of established families and retirees.
💵 Median Income
$98,500 pa
🏠 Ownership
78% owner-occupied, 22% renting
🎂 Age Profile
Median age 41
🎓 Education
High percentage of tertiary-educated professionals.
📊 Age Distribution
The high owner-occupancy rate contributes to well-maintained properties and a strong sense of community pride.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on infrastructure and public amenity rather than large-scale residential projects.
📈 Positive Impacts
- Kingston Hub redevelopment providing enhanced civic services nearby
- Upgrades to local stormwater infrastructure to mitigate runoff
- Improvements to the Suncoast coastal walking track
📉 Negative Impacts
- Increased traffic congestion on Roslyn Avenue during peak hours
- Construction noise from localized residential infill projects
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Kingston Beach
Position
North
Price
Similar to slightly higher
Lifestyle
More 'village' feel, flatter, more commercial activity.
Best for
Socialites and those wanting flat walks.
📍Kingston
Position
North-West
Price
15-20% cheaper
Lifestyle
Suburban hub, major retail, less coastal character.
Best for
First home buyers and budget-conscious families.
📍Taroona
Position
North-East
Price
10-15% higher
Lifestyle
Closer to Hobart CBD, very prestigious, high-ranking high school.
Best for
Academic professionals and high-budget families.
📍Howden
Position
South
Price
Variable (Acreage)
Lifestyle
Semi-rural, large lots, very quiet.
Best for
Those seeking privacy and space.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Sandy Bay
TAS
8.8/10
Premium coastal suburb with high-performing schools and water views.
Mount Eliza
VIC
8.4/10
Elevated coastal living with a focus on family lifestyle and high-end detached housing.
Scarborough
WA
8.1/10
Mix of beach lifestyle and professional commuting distance to a major city.
Thirroul
NSW
8.5/10
Strong community feel, coastal geography, and popular with commuting professionals.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents express high levels of satisfaction, frequently citing the safety, beach access, and the quality of the local primary school as the main reasons for staying long-term.
★★★★★
Family Life
The best place in Hobart to raise kids. The school is fantastic and they can walk to the beach after class.
Education
Safety
★★★★☆
Commute
Easy 15-minute drive to the city, but Roslyn Ave can get a bit choked up at 8:15 AM.
Proximity
Traffic
★★★★★
Views
I never get tired of the sunrise over the Derwent. It's a quiet, respectful neighborhood.
Scenery
Community
★★★★☆
Rental Market
Finding tenants is never an issue here, though the entry price makes the yields a bit tight.
Demand
Yield
★★★☆☆
Affordability
It took us two years to save enough to get in here, and we still had to buy a fixer-upper.
Price
Lifestyle
★★★★★
Local Economy
The local support for our cafes is incredible; it's a very loyal community.
Support
Vibrancy
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the 'beach side' of Roslyn Avenue for better capital protection.
- Always commission a geotechnical report for any property on a slope exceeding 15 degrees.
- Check the bushfire attack level (BAL) rating if buying near the southern reserves.
- Look for homes with north-facing living areas to maximize sun in the Tasmanian winter.
- Verify view-sharing covenants to ensure your water views aren't built out by neighbors.
- Consider the 'Tasmanian hill tax'—the extra cost of maintaining steep gardens and retaining walls.
❓ Questions to Ask the Agent
- Is this property located in a mapped Landslip Hazard Area?
- What is the BAL (Bushfire Attack Level) rating for this specific lot?
- Are there any view-protection covenants or height restrictions on the title?
- Has the retaining wall been professionally engineered and council-approved?
- What are the average winter electricity costs for the heating system installed?
- Are there any known issues with stormwater drainage on this slope?
- When was the last time the deck or external timber was treated for salt-air exposure?
- Is the property within the priority catchment for Blackmans Bay Primary School?
🏷️ Seller Strategy
- Highlight proximity to Blackmans Bay Primary in all marketing materials.
- Professional drone photography is essential to capture the water views and coastal context.
- Ensure all retaining walls have engineering certification before listing.
- Stage outdoor decks to emphasize the 'indoor-outdoor' coastal lifestyle.
- Address any dampness or salt-spray wear on window frames before the first inspection.
📣 Positioning Tips
Position the property as a 'forever home' for families or a 'low-maintenance retreat' for professionals. Focus on the emotional appeal of the morning beach walk and the safety of the cul-de-sacs.
💼 Investment Case
Long-term capital growth play with extremely low vacancy risk.
⚠️ Investment Risks
Low rental yields and high maintenance costs on older coastal homes.
📈 Action Plan
- Target 3-bedroom villas or townhouses for better yield-to-price ratios.
- Ensure the property meets Tasmanian Minimum Rental Standards (heating is key).
- Focus on properties within a 10-minute walk of the beach.
- Consider a long-term lease strategy to attract stable professional families.
🔑 Renter Tips
- Set up alerts for the 7052 postcode; properties often lease after the first viewing.
- Highlight stable employment and local references to stand out.
- Check the heating type; reverse cycle air conditioning is highly preferred for local winters.
🏘️ What Renters Love Here
Quiet, safe, and beautiful environment with a great local community.
⚠️ Renter Watch-Outs
Steep driveways can be difficult in frosty winter mornings.
🏢 Landlord Strategy
- Invest in high-quality heating and insulation to attract premium tenants.
- Regularly inspect retaining walls and deck structures for coastal wear.
- Consider allowing pets to tap into the large family/dog-owner tenant pool.
📋 Compliance & Management
Ensure compliance with the Residential Tenancy Act 1997, specifically regarding smoke alarms and heating.
🤝 Agent Insights
- Stock levels remain 20% below long-term averages, keeping prices firm.
- Buyers are increasingly wary of uncertified works on steep blocks.
- The 'school zone' effect adds a measurable premium to properties within walking distance.
🎯 Marketing Angles
The '15-minute commute to a beachside lifestyle' is the strongest selling point.
👤 Target Buyer Profile
Professional families (aged 35-50) and active 'sea-change' retirees.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a 337 Council Certificate from Kingborough Council.
✓
Verify property boundaries against the Title Plan.
✓
Check the Kingborough Interim Planning Scheme for overlay restrictions.
✓
Conduct a professional building inspection with a focus on coastal corrosion.
✓
Review the Tasmanian Bushfire Prone Areas map.
✓
Assess the condition of all retaining walls and drainage pits.
✓
Confirm the school intake zone via the Department for Education, Children and Young People.
✓
Check for any outstanding council abatement notices.
✓
Evaluate the age and efficiency of the primary heating source.
✓
Test for any signs of rising damp in sub-floor areas on sloped blocks.
✓
Verify the legality of any internal renovations or deck extensions.
✓
Assess the impact of morning/afternoon shadows on the property during winter.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
🔗 kingborough.tas.gov.au
🔗 abs.gov.au
🔗 planningreform.tas.gov.au
🔗 thelist.tas.gov.au
🔗 decyp.tas.gov.au
⚠️ Important Disclaimer
This report is based on data available as of March 13, 2026. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
