Berriedale
Rent has more than doubled in Berriedale over the past decade, climbing 67.6%, yet the suburb's median house price of $450,000 still sits well below national benchmarks, making it one of Hobart's more accessible entry points for buyers. The household income percentile of 28.2 nationally explains the low SEIFA decile 2 rating across all four indexes, but that same affordability pressure keeps demand for rental housing sustained. With 83.5% separate houses on a 4.14 km2 footprint and a gentrification score of 73, the area sits in an advanced stage of price appreciation that preceded the current correction from the 2022 peak of $606,000.
Population
2,905
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,262/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$450K
YTD 2026
The median house price of $450,000 in YTD 2026 sits below the 2025 full-year median of $600,000 and well below the 2022 peak of $606,000, a peak-to-latest retreat of 1.0% from the high. For context, price growth since 1996 has been 601.8% at a CAGR of 6.9% over 29 years. The stock is detached-house dominant at 83.5%, with apartments at only 12.2%, so there is less apartment noise in the pricing. Three-bedroom dwellings account for 54.3% of homes and 4-plus bedroom at 22.0%, meaning family-sized stock makes up the bulk of supply. Monthly mortgage repayments average $1,377, producing a mortgage-to-income ratio of 25.2% below the 30% stress threshold, an affordable carry compared to most mainland capitals.
For Buyers
The median house price of $450,000 in YTD 2026 sits below the 2025 full-year median of $600,000 and well below the 2022 peak of $606,000, a peak-to-latest retreat of 1.0% from the high. For context, price growth since 1996 has been 601.8% at a CAGR of 6.9% over 29 years. The stock is detached-house dominant at 83.5%, with apartments at only 12.2%, so there is less apartment noise in the pricing. Three-bedroom dwellings account for 54.3% of homes and 4-plus bedroom at 22.0%, meaning family-sized stock makes up the bulk of supply. Monthly mortgage repayments average $1,377, producing a mortgage-to-income ratio of 25.2% below the 30% stress threshold, an affordable carry compared to most mainland capitals.
For Investors
The 32.4% renter share gives landlords a meaningful tenant pool, and weekly rent of $320 has risen 67.6% over the decade, faster than income growth of 20.7% in real terms, compressing affordability for tenants. Against the $450,000 median, $320 weekly rent implies a gross yield around 3.7%, higher than Sydney or Melbourne inner suburbs. Vacancy sits at 4.0%, slightly elevated compared to a tight rental market average, suggesting demand is present but not starved. Net overseas migration of 62 per year is the primary population driver, partly offsetting net internal outflow of 50 residents annually. Population is forecast to reach roughly 6,126 by 2031 under the medium scenario, a modest but steady 0.57% annual growth rate.
Demographics
Berriedale's median age of 40 aligns exactly with the national figure, an unusual coincidence for a suburb with decile 2 SEIFA scores. University qualifications reach 27.4%, which is 2.7 percentage points below the national rate, consistent with the lower professional and managerial occupation mix. Overseas-born residents make up 15.1%, sitting 6.5 points below the national average, and ancestry is firmly Anglo-Celtic with English (1,257 residents), Irish (266) and Scottish (219) as the top three. Hinduism is the second religion with 82 practitioners, and Nepali is the most common non-English language at 45 speakers, indicating a small but growing South Asian community. Average household size of 2.4 is 0.1 below the national figure.
Age Distribution
Bedrooms
Dwelling Structure
83.5%
Houses
4.3%
Townhouse
12.2%
Apartment
Tenure
Tenure in Berriedale splits almost evenly three ways: 33.9% own outright, 33.7% carry a mortgage and 32.4% rent. That near-equal split is notable because outright owners at 33.9% are unusually high for a decile 2 area, suggesting long-term residents who bought before prices climbed. The price record from 1996 to 2025 shows 30 data points, with the earliest at $85,500 and the 2025 median at $600,000, a 601.8% gain. The trough in 1998 at $84,000 reflects the post-recession correction, while the 2022 peak of $606,000 remains just above the most recent level. Rent stress at 25.4% of income remains below the 30% threshold, and mortgage stress at 25.2% also stays below that benchmark, meaning both tenants and buyers are currently within manageable bounds.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,377
Rent / wk
$320
HH Size
2.4
Personal Income / wk
$684
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.0%
Unoccupied
48
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.7%
Couples, no children
2,159
Total families
Economy & Employment
Healthcare is the dominant industry at 23.1% of employed residents (193 workers), more than double the next largest sectors of Education at 9.8% and Construction at 8.6%. Public Administration at 8.1% reflects the proximity to Hobart's government employment base. By occupation, Professionals and Community/Personal Service workers tie at 188 each, followed by Clerical/Admin at 179 and Labourers at 156. The unemployment rate of 4.9% is above the national average of roughly 4%, and the participation rate of 52.8% is relatively low, partly explaining the 918 residents not in the labour force. All four SEIFA indexes score decile 2, placing the suburb in the bottom 20% nationally for both advantage and economic resources. Real income grew 20.7% over the decade, below the rent growth rate of 67.6%, widening the affordability gap.
Unemployment
6.7%
Labour Force
2,057
Unemployed
137
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.9%
Part-time
37.2%
Participation
52.8%
Employed
1,204
Occupations
Top Industries
University
27.4%
Postgraduate
8.5%
Born Overseas
15.1%
Dwellings
1,137
Transport to Work
Car dependence is high at 85.2% of commuters driving, well above the national average, with only 4.5% using public transport and 2.2% walking or cycling. This reflects a suburban form with limited transit coverage in a small 4.14 km2 area at a density of 701.7 residents per km2. No schools are recorded inside the Berriedale boundary, so families depend on neighbouring suburbs for schooling. The IRSAD decile 2 places the suburb in the bottom 20% nationally for relative disadvantage, which is consistent with the income percentile of 28.2 and the 9.6% of residents needing daily assistance (263 people). Volunteering at 14.2% is a positive signal relative to the income profile. Rent-to-income at 25.4% and mortgage-to-income at 25.2% both stay below the 30% stress threshold, keeping day-to-day housing costs manageable despite the lower income base.
Drive
85.2%
Public Transport
4.5%
Walk / Cycle
2.2%
Work from Home
N/A
Population Forecast
+0.57%/yr
(+34 people/yr)
EstablishedPopulation growth runs at 0.57% annually, adding about 34 residents per year. The 10-year population change is 7.6%, below the national average for established suburbs. The medium forecast puts the population at 6,126 by 2031, up from the 2025 historical count of 5,916. Overseas migration is the primary driver at a net 62 per year, while internal migration subtracts 50 annually, suggesting Berriedale draws newcomers from abroad but loses longer-term residents to other parts of Tasmania or mainland cities. The gentrification score of 73 classifies the suburb as advanced gentrification within the shift model, driven by affordability worsening from 39.5% in 2011 to 44.6% in 2021 and rent growth outpacing incomes. Resident stability is high at 78.8% staying put over five years, limiting turnover.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+62
Net Internal / yr
-50
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Berriedale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Berriedale a good suburb to live in?
Berriedale offers affordable housing with a $450,000 median house price and mortgage-to-income at 25.2%, below the 30% stress threshold. The trade-off is a SEIFA decile 2 rating across all four indexes, placing it in the bottom 20% nationally for advantage, and high car dependence with 85.2% of residents driving to work. For buyers priced out of inner Hobart, the 6.9% CAGR over 29 years makes it a historically solid choice.
What is the median house price in Berriedale?
The median house price is $450,000 in YTD 2026. The 2025 full-year median was $600,000, and the 2022 peak was $606,000. Monthly mortgage repayments average $1,377. Since 1996, prices have risen 601.8% from $85,500, a compound annual growth rate of 6.9% over 29 years.
What schools are in Berriedale?
No schools are recorded inside the Berriedale boundary in this dataset. Families rely on schools in neighbouring Hobart suburbs. The suburb has 27.4% of residents with university qualifications, which is 2.7 percentage points below the national figure, consistent with the lower professional occupation share.
Is Berriedale safe?
Specific crime statistics are not available for Berriedale in this dataset. As an indirect indicator, the SEIFA IRSAD decile 2 score places the suburb in the bottom 20% nationally for relative disadvantage, which typically correlates with higher crime rates than wealthier areas. The 9.6% of residents needing daily assistance (263 people) also signals a population with some vulnerability.
Is Berriedale good for property investment?
Weekly rent of $320 against a $450,000 median implies a gross yield of around 3.7%, above inner-city levels. Rent has grown 67.6% over the decade compared to real income growth of 20.7%, supporting further rent appreciation. Vacancy sits at 4.0% and net overseas migration of 62 per year underpins demand. The long-run CAGR of 6.9% over 29 years provides confidence in capital growth, though prices are 1.0% below the 2022 peak.
How is Berriedale's population changing?
Population is growing at 0.57% annually, adding around 34 residents per year. The 10-year change is 7.6%. Overseas migration is the primary driver at a net 62 per year, while internal migration subtracts 50 annually. Medium forecasts project a population of 6,126 by 2031, up from 5,916 in 2025. Resident stability is high with 78.8% staying over five years.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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