Gagebrook
A median age of 27 years, which is 13 years below the national figure, makes Gagebrook one of Tasmania's youngest suburbs by population profile. That youth comes alongside acute economic pressure: household income sits at the 5.1st percentile nationally and all four SEIFA indexes score decile 1, the bottom tier in Australia. Despite this, 77% of residents rent at a weekly median of $240, well below state and national averages, and 92.4% of dwellings are separate houses, giving the suburb a conventional residential character. Population grew 8.8% over the past decade, and rent climbed 63.4% in the same period, a gap that signals growing demand pressure in an already stretched market.
Population
1,572
Median Age
27.0
Household IncomeiMedian weekly household income (ABS Census)
$825/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
No median house price is recorded for Gagebrook in current datasets, which reflects very low transaction volume in this predominantly rental suburb where 77% of residents rent. Separate houses dominate at 92.4% of dwellings, with three-bedroom homes the overwhelming preference at 70.6% of stock. Monthly mortgage repayments average $867, and mortgage-to-income sits at 24.3%, which is below the 30% stress threshold, suggesting that the small pool of owner-occupiers manages repayments reasonably. Only 7.7% of households own outright and 15.4% hold a mortgage, compared to national ownership rates well above 60% combined. Buyers looking at this area should account for the decile 1 SEIFA ranking across all four indexes and the very low household income at the 5.1st percentile nationally.
For Buyers
No median house price is recorded for Gagebrook in current datasets, which reflects very low transaction volume in this predominantly rental suburb where 77% of residents rent. Separate houses dominate at 92.4% of dwellings, with three-bedroom homes the overwhelming preference at 70.6% of stock. Monthly mortgage repayments average $867, and mortgage-to-income sits at 24.3%, which is below the 30% stress threshold, suggesting that the small pool of owner-occupiers manages repayments reasonably. Only 7.7% of households own outright and 15.4% hold a mortgage, compared to national ownership rates well above 60% combined. Buyers looking at this area should account for the decile 1 SEIFA ranking across all four indexes and the very low household income at the 5.1st percentile nationally.
For Investors
With 77% of residents renting, Gagebrook sits among the highest renter-share suburbs in Tasmania. Weekly rent of $240 is modest in absolute terms but reflects a low-income tenant base at the 5.1st percentile nationally for household income. Vacancy runs at 7.7%, above the typical 3% healthy-market threshold, which indicates some supply surplus relative to current demand. Net internal migration averages 34 persons per year and overseas migration adds 3, a balanced rather than speculative driver of growth. Rent grew 63.4% over the decade, far outpacing real income growth of 11%, tightening the rent-to-income ratio from 40.3% in 2011 to 48.2% in 2021 and raising affordability stress. The gentrification score of 20 and stage of early signs suggest slow upward pressure rather than near-term price acceleration.
Schools in Gagebrook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
JRLF - Gagebrook Primary School
K-6 · 123 students
Demographics
The median age of 27 is 13 years below the national median, the result of a declining young-adult share that fell 3.1 percentage points over the decade, offset by a senior share that grew 4.6 points and a working-age share down 1.8 points. Ancestry is strongly Anglo-Celtic: English (659 residents) leads, followed by Ancestry NS (162), Irish (74) and Scottish (62). Overseas-born residents make up only 3.3%, compared to the national average of 21.6%, a gap of 18.3 percentage points. University qualifications reach just 7.1%, some 23 percentage points below the national figure, consistent with the decile 1 IEO score for education and occupation advantage. Average household size of 2.6 is near the national figure, and 312 families are couples with children while 143 are couples without children.
Age Distribution
Bedrooms
Dwelling Structure
92.4%
Houses
3.6%
Townhouse
4.0%
Apartment
Tenure
The housing stock is almost entirely separate houses at 92.4%, with apartments at 4% and semi-detached at 3.6%. Three-bedroom dwellings account for 70.6% of stock, a high concentration that leaves little choice for those needing four or more bedrooms, which represent only 4.4%. Tenure is skewed heavily toward renting at 77%, well above the national renter share, while outright ownership at 7.7% and mortgage holders at 15.4% are both far below typical Australian suburban profiles. Monthly mortgage repayments of $867 are low in absolute terms, and mortgage-to-income at 24.3% is below stress levels, but the ownership market is thin. Rent-to-income has worsened from 40.3% in 2011 to 48.2% in 2021, meaning tenants are paying a larger share of their incomes on housing than a decade ago.
Mortgage / mo
$867
Rent / wk
$240
HH Size
2.6
Personal Income / wk
$478
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.7%
Unoccupied
46
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
29.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.3%
Community Profile
Ancestry
Household Composition
12.0%
Couples, no children
1,190
Total families
Economy & Employment
Healthcare dominates local employment at 33.1% of workers (55 people), followed by Retail at 14.5% and Public Administration at 9.6%. By occupation, Labourers (88 workers) and Community and Personal Service (77) lead, a profile consistent with the decile 1 IEO score for education and occupational advantage. The unemployment rate of 24.6% is well above national averages, and the participation rate of 37.9% is low, with 526 residents not in the labour force. Full-time employment is 47.3% among those employed, below typical rates. Real income growth of 11% over the decade has not closed the gap to national averages, with household income still at the 5.1st percentile nationally. The IRSD and IRSAD both score decile 1, meaning the suburb ranks in the most disadvantaged 10% of Australian communities on relative disadvantage and advantage-disadvantage measures.
Unemployment
18.6%
Labour Force
3,357
Unemployed
625
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
47.3%
Part-time
28.1%
Participation
37.9%
Employed
313
Occupations
Top Industries
University
7.1%
Postgraduate
0.9%
Born Overseas
3.3%
Dwellings
552
Transport to Work
Car dependency is high at 82.7% of commuters driving, with public transport used by only 5.3% and walking or cycling by 2.8%, suggesting limited active transport infrastructure compared to inner-urban suburbs nationally. No schools are recorded within the suburb boundary, so families rely on schools in adjoining areas of Greater Hobart. Crime data is not available for Gagebrook in current datasets; as an indirect indicator, the IRSD score of 717 places the suburb in decile 1, the most disadvantaged tier nationally, which typically correlates with higher service demand across a range of welfare measures. About 11.9% of residents (167 people) need daily assistance, a higher rate than more advantaged suburbs. The turnover rate is 18.5%, with 81.5% of residents having stayed in the area, indicating relatively stable residency despite economic pressures.
Drive
82.7%
Public Transport
5.3%
Walk / Cycle
2.8%
Work from Home
N/A
Population Forecast
+0.95%/yr
(+83 people/yr)
EstablishedGagebrook's population grew 8.8% over the past decade and is forecast to reach approximately 9,075 by 2031 under medium projections, growing at 0.95% per year or around 83 persons annually. Historical data shows steady growth from 8,574 in 2023 to 8,732 in 2025. Net internal migration averages 34 persons per year and overseas arrivals add 3, a balanced driver that is lower than many growth suburbs. The gentrification score of 20 and stage of early signs, supported by a 15% population increase since 2011, suggests the suburb is at an early point of a longer transition. Rent growth of 63.4% over the decade significantly outpaced real income growth of 11%, creating affordability pressure that may constrain how fast the local economy can absorb continued demand.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+3
Net Internal / yr
+34
Gentrification Signal
Early signs
Population +15% since 2011, Accelerating: -3% → 19%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Gagebrook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Gagebrook a good suburb to live in?
Gagebrook offers very affordable rents at $240 per week and a 92.4% separate-house stock. However, it scores decile 1 on all four SEIFA indexes, placing it in the most disadvantaged 10% of Australian communities. The unemployment rate of 24.6% is well above national levels and no schools are recorded within the suburb.
What is the median house price in Gagebrook?
No median house price is recorded for Gagebrook due to very low sales volume. The suburb is 77% renters, with weekly rent of $240. For those who do purchase, monthly mortgage repayments average $867 and mortgage-to-income sits at 24.3%, below the 30% stress threshold.
What schools are in Gagebrook?
No schools are recorded inside the Gagebrook suburb boundary in current datasets. Families rely on schools in neighbouring suburbs within the Greater Hobart region. University qualifications among residents are 7.1%, which is approximately 23 percentage points below the national figure.
Is Gagebrook safe?
Detailed crime statistics are not available for Gagebrook. As an indirect measure, the suburb scores decile 1 on the IRSD index of relative disadvantage nationally, the lowest tier, and 11.9% of residents (167 people) need daily assistance, a higher rate than more advantaged suburbs.
Is Gagebrook good for property investment?
The 77% renter share provides a large tenant pool, and weekly rent of $240 reflects a low-income market at the 5.1st household income percentile nationally. Rent grew 63.4% over a decade. However, the 7.7% vacancy rate is above healthy market levels, and the gentrification stage is early signs rather than active.
How is Gagebrook's population changing?
Population grew 8.8% over the past decade and reached 8,732 in 2025, up from 8,574 in 2023. Annual growth of 0.95% is expected to continue, with medium forecasts reaching 9,075 by 2031. Net internal migration of 34 persons per year is the main driver, with overseas arrivals adding 3 annually.
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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