Bridgewater
One of Tasmania's most affordable entry points, Bridgewater sits at a $500,000 median house price after a 17.2% rise since 2024, yet its household income ranks in just the 10.2nd percentile nationally. The gap between rising prices and low incomes is the defining tension here: 57% of residents rent, median age is 31 (nine years below national), and all four SEIFA indexes land in decile 1, the most disadvantaged tier. The suburb is young and predominantly working-class, with labourers and community service workers making up the two largest occupation groups and unemployment running at 12.7%, well above state and national rates.
Population
4,592
Median Age
31.0
Household IncomeiMedian weekly household income (ABS Census)
$944/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$500K
YTD 2026
The $500,000 median house price has risen from $427,000 in 2024 and $459,000 in 2025, a 17.2% two-year move that is fast for a decile 1 suburb. Monthly mortgage repayments of $1,083 produce a mortgage-to-income ratio of 26.5%, which is below the 30% stress threshold despite household income sitting in the 10.2nd percentile nationally. Detached houses dominate at 88.4% of stock, well above the national average, and three-bedroom dwellings account for 68.6% of all homes. The 22.7% share of residents with a mortgage is low compared to national norms, reflecting limited capacity to borrow rather than a debt-free ownership culture. Owner-outright residents stand at 20.2%.
For Buyers
The $500,000 median house price has risen from $427,000 in 2024 and $459,000 in 2025, a 17.2% two-year move that is fast for a decile 1 suburb. Monthly mortgage repayments of $1,083 produce a mortgage-to-income ratio of 26.5%, which is below the 30% stress threshold despite household income sitting in the 10.2nd percentile nationally. Detached houses dominate at 88.4% of stock, well above the national average, and three-bedroom dwellings account for 68.6% of all homes. The 22.7% share of residents with a mortgage is low compared to national norms, reflecting limited capacity to borrow rather than a debt-free ownership culture. Owner-outright residents stand at 20.2%.
For Investors
A 57% renting majority and weekly rent of $260 define Bridgewater's investor profile. Against the $500,000 median, that rent implies a gross yield around 2.7%, modest but higher than many coastal Tasmanian suburbs. The vacancy rate of 4.8% is elevated compared to tight Hobart metro averages, signalling softer rental demand. Price history shows a 7.3% compound annual growth rate over 30 years from $60,000 in 1996, meaning long-term capital growth has been steady. The SEIFA decile 1 position keeps institutional investors largely absent, which has historically left more room for individual landlords. Housing stress is contained, with rent-to-income at 27.5%.
Schools in Bridgewater iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Northern Christian School
Prep-6 · 149 students
St Paul's Catholic School
Prep-6 · 178 students
JRLF - Senior School
7-12 · 315 students
JRLF - East Derwent Primary School
K-6 · 337 students
Demographics
The median age of 31 is nine years below the national figure, making Bridgewater one of Tasmania's younger suburbs. University qualifications reach only 11.3%, which is 18.8 percentage points below the national rate, reflecting the suburb's blue-collar character. Overseas-born residents account for 6.7%, well below the national average. Ancestry is strongly Anglo-Celtic, with English (1,971 residents) the dominant group, followed by Irish (274) and Scottish (223). Average household size is 2.5, equal to the national figure. Only 7.8% of residents volunteer, among the lower rates seen in Australian suburbs.
Age Distribution
Bedrooms
Dwelling Structure
88.4%
Houses
3.3%
Townhouse
8.3%
Apartment
Tenure
The price record shows a 733.3% rise from $60,000 in 1996 to $500,000 in 2026, a 7.3% CAGR over 30 years. After reaching $500,000 in 2022, prices pulled back before returning to that peak in 2026, leaving peak-to-latest change at 0.0%. Renters account for 57% of households, well above national norms, with outright owners at 20.2% and mortgage holders at 22.7%. Separate houses are 88.4% of stock, apartments just 8.3% and semi-detached 3.3%. The stock is almost entirely three-bedroom (68.6%), with four-plus bedroom homes at only 8.1%, which constrains options for larger families. Mortgage-to-income sits at 26.5% and rent-to-income at 27.5%, both below the 30% stress line.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,083
Rent / wk
$260
HH Size
2.5
Personal Income / wk
$512
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.8%
Unoccupied
84
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
18.0%
Couples, no children
3,466
Total families
Economy & Employment
Healthcare is the largest employing industry at 26.5% of workers (177 people), more than double Construction at 10.9% (73). Retail follows at 8.5% and Hospitality and Public Admin each at 6.4%. Labourers are the largest occupation group (279), followed by Community and Personal Service workers (263), a profile consistent with decile 1 SEIFA across all four indexes. Unemployment is 12.7%, well above national norms, and the participation rate is only 42.8%. Weekly personal income averages $512, placing households in the 10.2nd percentile nationally.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.7%
Part-time
31.6%
Participation
42.8%
Employed
1,291
Occupations
Top Industries
University
11.3%
Postgraduate
3.2%
Born Overseas
6.7%
Dwellings
1,675
Transport to Work
Transport reliance on private cars is heavy: 84% drive to work, well above national averages, while only 4.8% use public transport and 2.3% walk or cycle. Bridgewater scores decile 1 on IRSAD and decile 1 on IEO, the most disadvantaged tier nationally on both measures. About 11.3% of residents (464 people) need daily assistance, above typical suburban norms. Crime data is not available in the current dataset. Mortgage-to-income of 26.5% keeps housing technically affordable relative to local incomes, though those incomes rank in the 10.2nd percentile nationally.
Drive
84.0%
Public Transport
4.8%
Walk / Cycle
2.3%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bridgewater compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bridgewater a good suburb to live in?
Bridgewater offers genuinely affordable housing, with a $500,000 median and mortgage repayments of $1,083 per month. However, it ranks in decile 1 on all four SEIFA disadvantage indexes, unemployment is 12.7%, and public transport use is only 4.8%. It suits buyers prioritising affordability and detached housing over amenity.
What is the median house price in Bridgewater?
The median house price is $500,000 as of YTD 2026, up from $427,000 in 2024 and $459,000 in 2025, a 17.2% rise in two years. Weekly rent averages $260 and monthly mortgage repayments are $1,083. The suburb has recorded a 7.3% compound annual growth rate over 30 years.
What schools are in Bridgewater?
No schools are recorded inside the Bridgewater boundary in the current dataset. Families in the area typically access schools in nearby Brighton and the broader Derwent Valley corridor. The suburb's university qualification rate is 11.3%, which is 18.8 percentage points below the national figure.
Is Bridgewater safe?
Crime statistics specific to Bridgewater are not available in the current dataset. As a contextual indicator, Bridgewater scores decile 1 on the IRSD disadvantage index, which nationally correlates with higher crime exposure. About 11.3% of residents (464 people) need daily assistance, above the typical suburban rate.
Is Bridgewater good for property investment?
The 57% renter majority and $260 weekly rent suggest a gross yield around 2.7% against the $500,000 median. Vacancy stands at 4.8%. Long-term capital growth has been strong at 7.3% CAGR over 30 years from $60,000 in 1996. The decile 1 SEIFA position means demand tracks Hobart metro conditions rather than local income growth.
How is Bridgewater's population changing?
The suburb's median age of 31 is 9 years below the national figure, indicating a younger than average population. Residential turnover runs at 17.1% annually, with 82.9% of residents having stayed in the same address. Household size averages 2.5, matching the national figure, and couples with children (1,011 families) outnumber couples without children (623).
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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