Primrose Sands
A median age of 54 is 14 years above the national figure, making Primrose Sands one of Tasmania's oldest demographic profiles. The suburb's 1,209 residents are spread across 7.68 km2 at a density of just 157.5 people per km2. Household income sits at the 9.4th percentile nationally, yet the median house price has grown from $65,000 in 1996 to $505,000 in 2026, a 676.9% cumulative gain. Nearly all dwellings, 98.4%, are separate houses, and 43.9% of residents own outright. A vacancy rate of 44.5% reflects that many properties are holiday or part-time residences rather than full-time occupied homes.
Population
1,209
Median Age
54.0
Household IncomeiMedian weekly household income (ABS Census)
$922/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$505K
YTD 2026
The median house price is $505,000 as of YTD 2026, up from $477,500 in 2024. Prices peaked at $557,500 in 2022 and have pulled back 9.4%, offering buyers a modest discount compared to suburbs still at their highs. Monthly mortgage repayments average $1,062, and the mortgage-to-income ratio sits at 26.6%, below the 30% stress threshold. The stock is almost entirely separate houses at 98.4%, with 3-bedroom homes at 42.4% and 2-bedroom at 37.8%. Outright owners at 43.9% outnumber mortgage holders at 38.0%, pointing to an established, low-debt owner base rather than a market driven by recent leveraged purchases.
For Buyers
The median house price is $505,000 as of YTD 2026, up from $477,500 in 2024. Prices peaked at $557,500 in 2022 and have pulled back 9.4%, offering buyers a modest discount compared to suburbs still at their highs. Monthly mortgage repayments average $1,062, and the mortgage-to-income ratio sits at 26.6%, below the 30% stress threshold. The stock is almost entirely separate houses at 98.4%, with 3-bedroom homes at 42.4% and 2-bedroom at 37.8%. Outright owners at 43.9% outnumber mortgage holders at 38.0%, pointing to an established, low-debt owner base rather than a market driven by recent leveraged purchases.
For Investors
The rental market is thin: only 18.1% of residents rent, well below the national average of around 30%. Weekly rent of $300 against a $505,000 median implies a gross yield near 3.1%. The 44.5% vacancy rate is the key concern, reflecting holiday use rather than full-time tenancy demand. Zero development applications in the past 12 months means no new supply is entering the market. The 30-year CAGR of 7.1% demonstrates sustained capital growth since 1996, driven by coastal lifestyle demand. Investors weighing this market should distinguish between headline vacancy and genuine rental demand from permanent residents.
Demographics
The median age of 54 is 14.0 years above the national figure. Only 13.5% of residents were born overseas, which is 8.1 percentage points below the national share. Ancestry skews Anglo-Celtic: English (544), Scottish (122) and Irish (104) lead the data. University qualifications reach 17.4%, which is 12.7 percentage points below the national rate, consistent with a regional coastal community. Average household size is 1.9, below the national 2.5, because couples without children make up 48.2% of families. The volunteering rate of 15.7% reflects community engagement among the largely retired population.
Age Distribution
Bedrooms
Dwelling Structure
98.4%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
Primrose Sands is owner-dominated: 43.9% own outright, 38.0% hold a mortgage and just 18.1% rent, compared to national renter shares closer to 30%. The 30-year price record shows a 676.9% gain from $65,000 in 1996 to $505,000 in 2026, with a CAGR of 7.1%. The market peaked at $557,500 in 2022 and sits 9.4% below that level. Separate houses represent 98.4% of stock, with 3-bedroom at 42.4% and 2-bedroom at 37.8%. Rent-to-income at 32.5% exceeds the 30% stress threshold, meaning renters face disproportionate housing cost pressure relative to local incomes even at $300 per week.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,062
Rent / wk
$300
HH Size
1.9
Personal Income / wk
$567
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
44.5%
Unoccupied
447
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
32.5% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.6%
Community Profile
Ancestry
Household Composition
48.2%
Couples, no children
753
Total families
Economy & Employment
Healthcare leads employment at 18.9% of local workers (52 people), followed by Construction at 15.3% (42) and Retail at 9.5% (26). The unemployment rate is 11.1%, above typical state and national benchmarks, and the participation rate is just 40.5%, because 506 residents are not in the labour force, reflecting the older, retired majority. Full-time workers number 214 versus part-time at 179. Household weekly income of $922 places the suburb at the 9.4th percentile nationally, well below average. Professionals (66 workers) and Community and Personal workers (65) are the top occupation categories.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.5%
Part-time
34.4%
Participation
40.5%
Employed
393
Occupations
Top Industries
University
17.4%
Postgraduate
2.8%
Born Overseas
13.5%
Dwellings
558
Transport to Work
Car dependency is very high: 92.6% of residents drive to work, above the national average, while only 0.9% walk or cycle, reflecting the coastal setting with limited public transport. The need-for-assistance rate is 9.0% (98 residents), elevated and consistent with a median age 14 years above national. No schools are recorded inside the suburb boundary, so families rely on nearby communities. The housing stress picture is split: mortgage holders are comfortable at 26.6% of income, while renters exceed the stress mark at 32.5%. Household income at the 9.4th percentile nationally makes the suburb affordable for buyers but tight for renters.
Drive
92.6%
Public Transport
N/A
Walk / Cycle
0.9%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Primrose Sands compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Primrose Sands a good suburb to live in?
Primrose Sands suits retirees and coastal lifestyle buyers. The median age is 54, which is 14 years above national, and 43.9% of residents own outright. There are no schools inside the boundary and car ownership is essential, with 92.6% driving. The $505,000 median house price is accessible by Tasmanian coastal standards.
What is the median house price in Primrose Sands?
The median house price is $505,000 as of YTD 2026, up from $477,500 in 2024. The market peaked at $557,500 in 2022 and sits 9.4% below that peak. Monthly mortgage repayments average $1,062 and the 30-year CAGR from 1996 is 7.1%.
What schools are in Primrose Sands?
No schools are recorded inside the Primrose Sands boundary. Families rely on schools in nearby communities. The local university qualification rate is 17.4%, which is 12.7 percentage points below the national figure, reflecting the older, retired-dominated resident profile.
Is Primrose Sands safe?
Suburb-level crime statistics are not available for Primrose Sands in this dataset. Contextually, it is a small coastal community of 1,209 residents at 157.5 people per km2, well below urban densities. The volunteering rate of 15.7% suggests community engagement that typically correlates with safer local environments.
Is Primrose Sands good for property investment?
The 30-year CAGR of 7.1% shows strong long-term capital growth from $65,000 in 1996 to $505,000 in 2026. The 44.5% vacancy rate signals heavy holiday use rather than full-time rental demand. Only 18.1% of residents rent, and weekly rent of $300 implies a gross yield near 3.1%. Zero development applications in 12 months means no new supply pressure.
How is Primrose Sands's population changing?
Primrose Sands has 1,209 residents with a median age of 54, which is 14 years above national, on an aging trajectory typical of coastal retirement destinations. Turnover sits at 24.4%, with 75.6% of residents staying, indicating a stable core. Growth is driven by internal migration of retirees rather than employment inflows.
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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