Todd Stevenson
14 Benjafield Terrace, Mount Stuart, Tas 7000
Offers over $950,000
4 2 4
Open Friday 26 June 12:00 pm🏛️ About This Suburb (Last Updated Date: 2026-03-31)
History, Aboriginal heritage, and the story behind the name.
Mount Stuart — muwinina Country
Originally developed as a semi-rural retreat for Hobart's merchant class in the 1800s, the area transitioned into a residential suburb during the early 20th century. It became a sought-after location due to its elevation and proximity to the city center.
Today, it is a quiet, high-socioeconomic residential area known for its diverse architecture ranging from Victorian cottages to mid-century modern homes and contemporary builds.
Overall Score
8.5
A premier Hobart suburb with high demand and limited supply.
Aboriginal Name
nipaluna— "The traditional country of the muwinina people within the Hobart region."
Name Origin
Named after 'Mount Stuart House', a prominent local residence built in the mid-19th century.
Established
Gazetted 1927
Elevation
Reaches approx 200m above sea level
Green Space
Borders the 75-hectare Knocklofty Reserve
Education Hub
Home to one of Hobart's top-ranked primary schools
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7.0
Steady growth following the post-pandemic surge, now stabilizing at a high plateau.
Amenity
7.5
Excellent local parks and small cafes, though major retail requires a short drive to North Hobart or CBD.
Schools
9.2
The local primary school is a major drawcard for young families.
Transport
6.8
Good bus links to the CBD, but steep hills can make walking to stops challenging.
Risk Profile
5.5
Moderate risk due to bushfire interface and potential for landslip on steeper blocks.
Liveability
8.8
High quality of life with quiet streets, views, and clean air.
Demographics
8.5
High-income professional families and established retirees dominate.
Rental Demand
7.8
Strong demand for family homes, though stock is often tightly held.
Growth Potential
7.2
Limited new land keeps supply low, supporting long-term capital appreciation.
Affordability
4.5
One of Hobart's more expensive suburbs relative to local median incomes.
Crime & Safety
9.0
Very low crime rates compared to the greater Hobart average.
Walkability
6.5
Pockets are walkable, but the topography is a significant barrier for many.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,025,000
Reflecting 2025-26 market levels
5yr Growth
42%
Total cumulative capital gain
Family Ratio
72%
High concentration of households with children
CBD Proximity
3.5km
Approx 8-12 minute drive to Hobart CBD
Bushfire Zone
High
Properties bordering Knocklofty Reserve
School Rank
Top 10%
Mount Stuart Primary consistently performs well
✅ Key Advantages
- Exceptional views of the Derwent River and Tasman Bridge from many properties.
- Highly regarded local primary school within walking distance for most residents.
- Quiet, low-traffic streets with a strong sense of community safety.
- Immediate access to extensive walking and mountain biking trails in Knocklofty Reserve.
- Close proximity to the vibrant North Hobart restaurant and cinema precinct.
⚠️ Key Watch-Outs
- Steep topography can lead to high costs for renovations and landscaping.
- Bushfire management requirements (BAL ratings) can increase insurance and building costs.
- Limited off-street parking on older, narrower streets.
- Older homes may have legacy drainage issues due to downhill runoff.
- Very limited local shopping; most errands require a vehicle.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Elevated Residential
How this suburb feels day-to-day.
🏠 Property Types
Primarily detached houses, with a small number of 1970s unit blocks and modern townhouses.
Dominant dwelling stock.
💰 Price Range
$850k – $1.85m
Typical entry to ceiling.
💡 Why It Matters
Mount Stuart is a 'destination' suburb for families. Its position above the city provides a buffer from urban noise while maintaining elite access to employment and education hubs.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,025,000
$920k – $1.75m
🏢 Unit Median
$645,000
$580k – $780k
📈 Price Trend
+3.4% over the past 12 months
12-month movement
🔑 Weekly Rents
Houses $680pw, Units $510pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The market has shown resilience. While Hobart saw a correction in 2023-24, Mount Stuart's scarcity and school-zone status helped it recover faster than outer-ring suburbs.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
15% above Hobart metro median
Price comparison
📋 Income Ratio
8.8x annual household income
Median price ÷ median income
💳 Gross Yield
3.5% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Mount Stuart is considered an aspirational suburb. Buyers typically require significant equity or high dual-income professional salaries to enter the detached house market.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.1%
Lower = tighter market
⏱️ Days to Lease
18 days
Avg time on market
📈 Rent Growth p.a.
+5.2% pa
Annual rental increase
Demand Level
High
👤 Tenant Profile
Professional couples and families seeking proximity to the city and Mount Stuart Primary School.
💼 Investor Outlook
Yields are modest, but capital stability is high. The suburb attracts 'high-quality' tenants who tend to stay long-term, reducing turnover costs.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+3.4%
1-Year Growth
+12.5% cumulative
3-Year Growth
+42% cumulative
5-Year Growth
📍 Growth Drivers
- Strict zoning limits new supply, ensuring scarcity.
- Ongoing prestige of Mount Stuart Primary School.
- Proximity to the expanding Royal Hobart Hospital and medical precinct.
- Increasing demand for 'lifestyle' suburbs with nature access near CBDs.
⛔ Headwinds
- Rising insurance premiums for bushfire-prone properties.
- High entry price point limits the pool of potential buyers.
- Limited scope for subdivision due to terrain and heritage overlays.
🔮 5-Year Outlook
Expect steady capital growth outperforming the broader Hobart average. The suburb will likely remain a top-tier choice for the local professional demographic.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9.2
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
30% below Hobart average crime rate
Relative comparison
Risk Categories
Property Crime: Low
Personal Safety: Very Low
Traffic Incidents: Medium
📋 What to Check Locally
General safety is very high. Residents should ensure vehicles are locked if parked on-street, as opportunistic theft is the most common minor issue.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary physical risks are related to the suburb's natural beauty—its proximity to bushland and its steep, scenic hills.
🌊 Flood Risk
Low risk; the suburb's elevation prevents riverine flooding, though localized stormwater runoff on steep slopes requires good drainage.
🔥 Bushfire Risk
High risk for properties on the western fringe bordering Knocklofty Reserve. BAL assessments are essential.
🏦 Insurance Impact
Premiums may be higher than average for properties in designated bushfire-prone areas or those with known geotechnical risks.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
Low Density Residential
🔲 Overlays
Bushfire-Prone Area, Heritage, Landslide Hazard (Low/Medium)
🏗️ Development Hotspots
Very few; limited to occasional 'battle-axe' subdivisions or dual-occupancy redevelopments.
Planning controls are designed to preserve the low-density, leafy character of the suburb, which protects property values but limits development upside.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Reliable bus services along Mount Stuart Road; however, a car is generally preferred for convenience.
🛍️ Amenity & Retail
Local deli and cafe provide basics; North Hobart (2 mins drive) provides world-class dining.
🌲 Parks & Recreation
Knocklofty Reserve is a premier Hobart asset for hiking and nature.
🏫 Schools
Mount Stuart Primary is the centerpiece; close to private schools in Hobart and New Town.
🏥 Healthcare
Less than 10 minutes to Royal Hobart Hospital and Calvary Hospital.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
A stable, affluent community characterized by high education levels and professional employment.
💵 Median Income
$105,000 pa
🏠 Ownership
78% owner-occupied, 22% renting
🎂 Age Profile
Median age 41
🎓 Education
High percentage of residents with postgraduate qualifications.
📊 Age Distribution
The high rate of owner-occupation and professional demographic leads to well-maintained properties and a quiet, predictable neighborhood atmosphere.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
No large-scale commercial or high-density residential developments are planned within the suburb boundaries.
📈 Positive Impacts
- Preservation of suburb character.
- Continued scarcity of housing stock.
- Upgrades to local park infrastructure and walking trails.
📉 Negative Impacts
- Lack of new housing options for downsizers.
- Potential for increased traffic on main thoroughfares during peak times.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍West Hobart
Position
South
Price
Similar to slightly higher
Lifestyle
More urban, higher walkability, smaller blocks.
Best for
Younger professionals and urbanites.
📍Lenah Valley
Position
North-West
Price
15% more affordable
Lifestyle
Larger blocks, more suburban feel, further from CBD.
Best for
Families seeking more space for less money.
📍North Hobart
Position
East
Price
Similar for houses, lower for units
Lifestyle
High-density, commercial hub, noisy but vibrant.
Best for
Socialites and those wanting walkability.
📍New Town
Position
North-East
Price
10% more affordable
Lifestyle
Flat terrain, larger colonial homes, better retail access.
Best for
Families wanting character homes without the hills.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Taroona
TAS
8.2/10
Strong school focus, leafy, elevated with water views.
Bardon
QLD
8.7/10
Leafy, hilly, prestigious primary school, close to CBD.
Belair
SA
8.0/10
Elevated, bushfire interface, strong community feel.
North Balwyn
VIC
8.9/10
Driven heavily by a high-performing local school zone.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are fiercely loyal to the suburb, citing the school and the views as the primary reasons for staying decades.
★★★★★
Community & Safety
We moved here for the school and stayed for the neighbors. It's the kind of place where people still look out for each other.
Safety
Community
★★★★☆
Commute
The drive to the hospital is under 10 minutes. The hills are a workout if you walk, but the views at sunset make it worth it.
Proximity
Topography
★★★★☆
Maintenance
Maintaining a garden on a 30-degree slope is getting harder, but I'll never tire of looking at the Derwent.
Views
Maintenance
★★★★★
Education
Mount Stuart Primary is exceptional. The kids walk to school and we feel completely safe letting them do so.
Education
Walkability
★★★☆☆
Parking
Love the house, but the street is so narrow. If the neighbors have guests, getting out of my driveway is a mission.
Parking
Access
★★★★☆
Lifestyle
It's quiet and peaceful. Great for studying, and Knocklofty is right there for a run when I need a break.
Peacefulness
Recreation
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize properties with established off-street parking, as it adds significant resale value.
- Check the school catchment boundaries carefully; some streets are split.
- Invest in a professional geotechnical report for any property on a significant slope.
- Look for mid-century homes that haven't been fully renovated for the best value-add potential.
- Visit at different times of day to assess traffic noise from the main arterial roads.
- Verify the BAL (Bushfire Attack Level) rating before making an offer.
❓ Questions to Ask the Agent
- What is the BAL rating for this specific property?
- Are there any known geotechnical issues or history of landslip on this street?
- Is the property within the priority catchment for Mount Stuart Primary?
- When were the retaining walls last inspected or repaired?
- Does the property have any heritage overlays that restrict external renovations?
- What are the average winter heating costs for this home?
- Are there any easements related to stormwater drainage from uphill properties?
- Has the property ever been affected by nearby bushfire events or smoke?
🏷️ Seller Strategy
- Highlight 'school zone' status prominently in all marketing materials.
- Professional photography at dusk is essential to capture the Derwent River views.
- Ensure all retaining walls have engineering certification available for buyers.
- Clear gutters and manage vegetation to present a bushfire-ready home.
- Address any dampness issues in sub-floors common to hillside properties before listing.
📣 Positioning Tips
Position the property as a 'forever family home' or a 'prestige retreat'. Emphasize the lifestyle balance of CBD proximity and nature access.
💼 Investment Case
A low-risk, long-term capital growth play rather than a high-yield strategy.
⚠️ Investment Risks
Higher maintenance costs due to terrain and older housing stock; low rental yields.
📈 Action Plan
- Target 3-4 bedroom houses to maximize appeal to the family market.
- Ensure the property is within the Mount Stuart Primary catchment.
- Budget for higher insurance premiums.
- Consider minor cosmetic updates to kitchens/bathrooms to attract high-income tenants.
🔑 Renter Tips
- Be prepared with a strong application; competition for houses is fierce.
- Check heating systems; older homes on the hill can be very cold in winter.
- Ask about garden maintenance responsibilities on sloped blocks.
🏘️ What Renters Love Here
Safe, quiet, and prestigious neighborhood with great views.
⚠️ Renter Watch-Outs
Steep walks to bus stops and limited local shops.
🏢 Landlord Strategy
- Install efficient heating (reverse cycle air conditioning) to attract quality tenants.
- Provide regular gutter cleaning as part of the lease to mitigate fire risk.
- Maintain gardens to a high standard to preserve the property's premium feel.
📋 Compliance & Management
Ensure full compliance with Tasmanian minimum rental standards, particularly regarding ventilation and heating.
🤝 Agent Insights
- The market is driven by 'emotional' family buyers rather than 'analytical' investors.
- Stock levels are consistently low, leading to 'off-market' opportunities.
- View-lines are the single biggest price determinant.
🎯 Marketing Angles
Focus on 'The School, The View, The Community'.
👤 Target Buyer Profile
Local professional families upgrading from West Hobart or North Hobart.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Obtain a comprehensive building and pest report with a focus on sub-floor damp.
✓
Order a geotechnical assessment for sloped land.
✓
Verify school catchment via the Department for Education, Children and Young People (TAS).
✓
Check the Hobart City Council planning portal for any nearby development applications.
✓
Review the Bushfire Management Plan if the property is in a high-risk zone.
✓
Inspect the condition of all retaining walls and drainage systems.
✓
Confirm the presence of adequate heating (TAS rental standards if investing).
✓
Check for any heritage constraints on the property title.
✓
Assess the adequacy of off-street parking for your needs.
✓
Evaluate the impact of morning/afternoon sun on the property's thermal performance.
✓
Review insurance quotes to understand the 'bushfire premium' for the address.
✓
Walk the route to the nearest bus stop to assess the gradient.
📚 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 2026-03-31 and contains estimates for the purpose of due diligence. It does not constitute financial or legal advice. Buyers should conduct their own independent investigations.
