Bryce Blacklow
23 Highfield Street, Moonah, Tas 7009
$1,045,000+ price range
4 2 6
Open Saturday 24 October 9:45 am🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Moonah — Muwinina Country
Originally an agricultural area known for orchards and dairy, Moonah transformed into a primary residential and industrial hub for Hobart during the early to mid-20th century. The suburb saw a significant boom in the 1940s with post-war housing commissions and private developments.
Today, Moonah is a multicultural melting pot known for its 'Main Road' shopping strip, thriving arts scene, and a mix of heritage weatherboard cottages and modern infill.
Overall Score
7.6
A strong performer due to its proximity to Hobart and high amenity, balanced by some safety and flood risks.
Aboriginal Name
nipaluna— "Moonah is an Aboriginal word for the paperbark ti-tree or scrub."
Name Origin
Derived from the Aboriginal word for a local shrub, adopted during the early 20th-century subdivision.
Established
Gazetted 1927
Arts Hub
Home to the Moonah Arts Centre (MAC), a regional cultural flagship.
Connectivity
Bisected by the Intercity Cycleway, providing a direct car-free link to Hobart.
Diversity
One of Hobart's most ethnically diverse culinary precincts.
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
8.2
High demand from first home buyers and investors priced out of New Town and West Hobart.
Amenity
8.8
Excellent access to diverse retail, cafes, and the Moonah Arts Centre.
Schools
6.2
Serviced by several primary schools; high school options are nearby but vary in reputation.
Transport
9.1
Superb bus frequency along Main Road and excellent cycling infrastructure.
Risk Profile
5.8
Moderate risk due to historical flooding issues and industrial proximity in some pockets.
Liveability
8.0
High convenience and a sense of community, though some areas lack green space.
Demographics
7.4
Rapidly changing from traditional working class to young professionals and families.
Rental Demand
8.5
Consistently low vacancy rates due to its central location and relative value.
Growth Potential
7.9
Strong upside as gentrification continues to push north from Hobart's inner-west.
Affordability
6.4
Becoming less affordable as it transitions from a 'budget' to a 'premium' northern suburb.
Crime & Safety
5.5
Pockets of higher-than-average property crime, though improving with gentrification.
Walkability
8.9
One of Hobart's most walkable suburbs, particularly around the Main Road corridor.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$785,000
Projected March 2026
Median Unit
$530,000
Strong demand for townhouses
12mo Growth
5.4%
Steady upward trend
Vacancy Rate
0.9%
Extremely tight rental market
CBD Commute
8-12 mins
Via Main Road or Brooker Hwy
Family Profile
High
Increasing young family cohort
✅ Key Advantages
- Exceptional proximity to Hobart CBD (approx. 5km).
- Highly walkable commercial core with diverse dining and retail.
- Character-filled housing stock with significant renovation potential.
- Excellent public transport and cycling infrastructure via the Intercity Cycleway.
- Strong rental yields and capital growth history compared to Greater Hobart average.
⚠️ Key Watch-Outs
- Localized flooding risks, particularly near the New Town Rivulet and low-lying drainage paths.
- Industrial noise and air quality concerns near the eastern border with Derwent Park.
- Pockets of social disadvantage and higher reported rates of petty crime.
- Traffic congestion on Main Road during peak hours.
- Increasing competition for parking in residential streets near the commercial hub.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Urban Gentrifying
How this suburb feels day-to-day.
🏠 Property Types
Mostly 1920s-50s weatherboard houses, with increasing townhouse infill.
Dominant dwelling stock.
💰 Price Range
$550k (Units) – $1.1m (Renovated Houses)
Typical entry to ceiling.
💡 Why It Matters
Moonah represents the 'sweet spot' for buyers who want inner-city lifestyle without the price tag of New Town. It is the primary beneficiary of Hobart's northward urban sprawl.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$785,000
$720k – $950k
🏢 Unit Median
$530,000
$480k – $620k
📈 Price Trend
+5.4% past 12 months
12-month movement
🔑 Weekly Rents
Houses $580pw, Units $460pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
Prices have stabilized after the post-pandemic surge, now showing sustainable growth driven by owner-occupier demand.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
12% below Hobart metro house median
Price comparison
📋 Income Ratio
8.4x average household income
Median price ÷ median income
💳 Gross Yield
4.1% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
While more affordable than inner-city Hobart, Moonah has moved out of reach for many entry-level buyers, shifting demand to Glenorchy.
🔥 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.
+6.2%
Annual rental increase
Demand Level
Very High
👤 Tenant Profile
Young professionals, hospital staff, and small families seeking CBD proximity.
💼 Investor Outlook
Strong. Low vacancy and high demand for renovated character homes. Look for properties with 'Inner Residential' zoning for future development potential.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+5.4%
1-Year Growth
+14.2% cumulative
3-Year Growth
+51% cumulative
5-Year Growth
📍 Growth Drivers
- Continued gentrification and 'spillover' from New Town.
- Upgrades to the Moonah retail precinct and public spaces.
- High demand for character homes that allow for value-add renovations.
- Proximity to major employment hubs including the CBD and Technopark.
⛔ Headwinds
- Rising interest rates impacting borrowing capacity for the typical local buyer.
- Flood overlay restrictions limiting development on specific lots.
- Limited land supply for new detached housing.
🔮 5-Year Outlook
Moonah is expected to outperform the broader Hobart market as it completes its transition to a premium inner-city suburb. Expect continued densification through townhouse development.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
5.5
Safety Score
Average
📉 Trend
Improving
vs last 12 months
🏙️ vs Metro Average
Slightly above metro average for property-related offences
Relative comparison
Risk Categories
Property Crime: Medium
Personal Safety: Low
Traffic/Hooning: Medium
📋 What to Check Locally
Check specific street lighting and proximity to late-night venues. Property crime is largely concentrated near the commercial strip.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
Primary risks involve environmental factors and the legacy of the suburb's industrial past.
🌊 Flood Risk
Significant flood overlays exist for properties near the New Town Rivulet and the Prince of Wales Bay catchment.
🔥 Bushfire Risk
Low risk; the suburb is predominantly urban and managed.
🏦 Insurance Impact
Expect higher premiums for properties within the 1% AEP flood zone. Always obtain a specific quote during due diligence.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
General Residential & Inner Residential
🔲 Overlays
Flood Prone Area, Heritage Precinct (limited), Inundation.
🏗️ Development Hotspots
Main Road corridor and larger lots in West Moonah.
Zoning allows for significant densification in many areas, but flood overlays can strictly prohibit or increase the cost of new builds.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Frequent bus services (Turn Up and Go) and the Intercity Cycleway offer elite connectivity.
🛍️ Amenity & Retail
Excellent; diverse supermarkets, specialty grocers, and a high concentration of cafes.
🌲 Parks & Recreation
Benjafield Park and Moonah Central Park provide local green space, though larger regional parks require a short drive.
🏫 Schools
Moonah Primary is well-regarded; access to New Town High and Ogilvie High is a major draw for families.
🏥 Healthcare
Proximity to the Royal Hobart Hospital (10 mins) and numerous local GPs.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A transitioning population with an increasing percentage of high-income professionals replacing the traditional manufacturing workforce.
💵 Median Income
$76,500 pa
🏠 Ownership
58% owner-occupied, 42% renting
🎂 Age Profile
Median age 36
🎓 Education
Increasing tertiary education rates, currently 28% with a bachelor degree or higher.
📊 Age Distribution
The 'young professional' bulge in the 25-44 bracket is driving the demand for cafes, bars, and renovated housing.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Focus is on urban renewal of the commercial strip and medium-density residential infill.
📈 Positive Impacts
- Main Road streetscape beautification projects.
- Revitalization of the Moonah Arts Centre precinct.
- Increased private investment in boutique multi-unit developments.
📉 Negative Impacts
- Construction noise and traffic disruptions along Main Road.
- Loss of some heritage character due to modern infill.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍New Town
Position
South
Price
20-30% more expensive
Lifestyle
More prestigious, larger heritage estates, quieter.
Best for
Established families and high-income earners.
📍West Moonah
Position
West
Price
Similar to slightly higher
Lifestyle
Hilly, purely residential, better views, less walkable.
Best for
Families seeking quiet streets and views.
📍Glenorchy
Position
North
Price
15-20% cheaper
Lifestyle
More suburban, larger shopping malls, less 'trendy'.
Best for
Budget-conscious buyers and first home owners.
📍Derwent Park
Position
East
Price
Cheaper (limited residential)
Lifestyle
Highly industrial, noise and truck traffic.
Best for
Investors seeking low-entry residential or commercial.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Preston
VIC
7.8/10
Both share a working-class history, multicultural food scene, and rapid gentrification.
Enmore
NSW
8.2/10
Vibrant arts scene and high walkability near a major city center.
Maylands
WA
7.5/10
Inner-city river/water proximity with a mix of old character and new apartments.
Geebung
QLD
7.2/10
Post-war housing stock undergoing significant renovation and demographic shift.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents love the convenience and the 'unpretentious' vibe of Moonah, though safety and traffic are occasional points of contention.
★★★★★
Lifestyle & Food
I can walk to three different bakeries and the best coffee in Hobart. It's so central and has a real soul.
Walkability
Culture
★★★★☆
Value for money
We couldn't afford New Town, but Moonah gave us a 1930s cottage with a big yard just 10 minutes from work.
Affordability
Commute
★★★☆☆
Changing Suburb
It's getting very busy and parking is a nightmare now, but it is nice to see the old houses being fixed up.
Parking
Renovation
★★★★★
Investment
Never had a vacancy longer than a week. The demand from hospital staff is incredible.
Rental Yield
Demand
★★★★☆
Transport
The cycleway is a game changer. I ride into the city in 15 minutes and don't have to worry about CBD parking.
Cycling
Sustainability
★★☆☆☆
Safety
Love the cafes, but I've had my car broken into twice in two years. You have to be careful where you park.
Crime
Amenity
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties on the western side of Main Road for higher elevation and lower flood risk.
- Look for 'Inner Residential' zoning which allows for higher density and future development upside.
- Check for original features like Tas Oak floorboards and leadlight windows which add significant resale value.
- Be prepared to act fast; well-priced character homes in Moonah often sell within 14 days.
- Factor in a renovation budget for older weatherboards, specifically for rewiring and restumping.
❓ Questions to Ask the Agent
- Is this property subject to any flood or inundation overlays?
- Has the house been restumped or rewired in the last 15 years?
- What is the current zoning, and does it allow for a second dwelling (STCA)?
- Are there any known issues with the New Town Rivulet drainage in this specific street?
- What are the average winter heating costs for this property?
- Is there a history of soil contamination given the suburb's industrial heritage?
- Has the property ever experienced water ingress during heavy rain events?
🏷️ Seller Strategy
- Highlight energy efficiency upgrades; Hobart buyers are increasingly sensitive to heating costs.
- Professional styling is essential to appeal to the 'young professional' demographic moving into the area.
- Ensure any unapproved works (common in older Moonah homes) are regularized before listing.
- Market the lifestyle: mention specific local cafes and the proximity to the Intercity Cycleway.
- Consider an auction or 'Best Offer' strategy to capitalize on high demand and low stock levels.
📣 Positioning Tips
Position the property as a 'lifestyle choice' rather than just a house. Emphasize the walkability and the cultural vibrancy of the Moonah strip to differentiate from generic suburban offerings.
💼 Investment Case
High-yield potential with strong capital growth prospects due to Hobart's limited inner-city land supply.
⚠️ Investment Risks
Flood overlays can limit future development; older houses require higher maintenance reserves.
📈 Action Plan
- Target 3-bedroom weatherboard houses on 500sqm+ lots.
- Verify flood status via Glenorchy City Council maps before making an offer.
- Focus on properties within 500m of the Main Road bus corridor.
- Consider a cosmetic refresh (paint/floors) to maximize rental appraisal immediately.
- Check for 'Multiple Dwelling' potential under the current planning scheme.
🔑 Renter Tips
- Have your application ready before the inspection; competition is fierce.
- Look for properties with heat pumps (essential for Hobart winters).
- Check for off-street parking as street spots are increasingly limited.
🏘️ What Renters Love Here
Unbeatable convenience and access to Hobart's best cheap eats.
⚠️ Renter Watch-Outs
Older houses can be very cold and damp if not properly maintained.
🏢 Landlord Strategy
- Install high-quality heating (reverse cycle air conditioning) to attract long-term tenants.
- Maintain gardens to a low-maintenance standard to appeal to busy professionals.
- Regularly check gutters and drainage to mitigate localized water issues.
📋 Compliance & Management
Ensure all smoke alarms and electrical safety switches meet the latest Tasmanian residential tenancy standards.
🤝 Agent Insights
- The 'New Town spillover' is the primary buyer driver right now.
- Buyers are increasingly wary of flood zones; have the council reports ready.
- Renovated kitchens and bathrooms are seeing a 2x return on investment in this market.
🎯 Marketing Angles
Focus on 'The 10-Minute City'—everything you need within a 10-minute walk or drive.
👤 Target Buyer Profile
Young professional couples (28-40) and 'right-sizers' moving from larger Hobart suburbs.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Verify flood risk via Glenorchy City Council planning maps.
✓
Conduct a thorough building inspection focusing on sub-floor dampness.
✓
Check the Tasmanian Heritage Register (though rare in Moonah, some pockets apply).
✓
Review the Title for any restrictive covenants or easements.
✓
Assess noise levels during peak hour if the property is near Main Road or Brooker Hwy.
✓
Confirm school catchment zones for Moonah Primary vs. Springfield Gardens.
✓
Check for evidence of 'Tasmanian Oak' floorboards under existing carpets.
✓
Evaluate the condition of external weatherboards and paint (lead paint risk).
✓
Inspect the roof and guttering system for capacity during heavy downpours.
✓
Verify the functionality and age of the heat pump/heating system.
✓
Check for any planned council works or streetscape upgrades nearby.
✓
Obtain an insurance quote to identify any 'red flag' premiums for the address.
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. 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.
