Sandy Bay
A 11.4% vacancy rate sets Sandy Bay apart from its polished waterfront image, because rental supply is looser even while the median house price sits at $1,302,500. Compared with nearby Battery Point and Dynnyrne, it has a larger residential footprint, 12,315 residents and a high income base at the 71.5 household income percentile. The suburb is highly educated, with 65.0% university qualified, and internationally shaped, with 37.4% born overseas, which supports demand but not rapid population growth.
Population
12,315
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,915/wk
DAs (12 months)iDevelopment Applications lodged in the past year
21
Median House
$1.3M
YTD 2026
Buying here is capital intensive: the median house price is $1,302,500, only 7.0% below the 2021 peak, so discounts are limited rather than distressed. Separate houses make up 68.7% of dwellings and apartments 17.1%, which matters because family sized stock is scarce and priced accordingly. Mortgage pressure is moderated by incomes, with repayments at 26.1% of income and a median monthly mortgage of $2,167. The 42.8% owned outright share also points to a stable, older owner base.
For Buyers
Buying here is capital intensive: the median house price is $1,302,500, only 7.0% below the 2021 peak, so discounts are limited rather than distressed. Separate houses make up 68.7% of dwellings and apartments 17.1%, which matters because family sized stock is scarce and priced accordingly. Mortgage pressure is moderated by incomes, with repayments at 26.1% of income and a median monthly mortgage of $2,167. The 42.8% owned outright share also points to a stable, older owner base.
For Investors
Investors get depth but also clear leasing risk. Renting accounts for 35.3% of dwellings, above the 22.0% share with a mortgage, and median rent is $418 a week. The caution is the 11.4% vacancy rate, because that is high compared with scarcity led markets and can weaken rent growth or extend leasing periods. Only 8 development applications were lodged in 12 months, while overseas migration adds 403 people a year against a 352 person internal outflow, keeping demand selective rather than broad based.
Development Activity
Total DAs
21
Last 12 Months
21
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Sandy Bay iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Fahan School
Prep-12 · 419 students
Princes Street Primary School
K-6 · 343 students
The Hutchins School
Prep-12 · 986 students
Waimea Heights Primary School
K-6 · 359 students
Sandy Bay Infant School
K-2 · 84 students
Demographics
Sandy Bay has 12,315 residents with a median age of 39, about 1.0 year below the national figure, but its trajectory is ageing. Overseas born residents make up 37.4%, which is 15.8 percentage points above national, and university attainment is 65.0%, 34.9 points above national. English ancestry is largest at 4,471 people, followed by Chinese at 1,783, while Mandarin has 651 speakers. Average household size is 2.4, slightly below national, because students, older couples and smaller professional households all feature.
Age Distribution
Bedrooms
Dwelling Structure
68.7%
Houses
13.3%
Townhouse
17.1%
Apartment
Tenure
Housing is expensive and mature rather than newly speculative. The latest median house price is $1,302,500 in 2026, down 7.0% from the $1,400,000 peak in 2021 but still 551.2% above the 1996 level, equal to a 6.4% annual compound rate over 30 years. Ownership is weighted to long term holders, with 42.8% owned outright, 22.0% mortgaged and 35.3% rented. Larger homes dominate: 33.7% have 4 or more bedrooms and 31.1% have 3, explaining why entry prices sit higher than smaller inner Hobart stock.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$418
HH Size
2.4
Personal Income / wk
$887
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.4%
Unoccupied
610
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
39.2%
Couples, no children
8,132
Total families
Economy & Employment
The workforce is anchored in knowledge and public service sectors. Healthcare employs 938 residents, or 19.2%, followed by Education at 768 and 15.7%, Professional and Tech at 553 and 11.3%, Hospitality at 486 and Public Admin at 449. Professionals are the largest occupation group at 2,150, well above Managers at 957. SEIFA shows the split clearly: IEO decile 9 and IRSAD decile 9 reflect education and advantage, while IER decile 5 is only average because participation is 58.9%, unemployment is 8.8% and many residents are retired, studying or part time. IRSD decile 8 still signals low disadvantage.
Unemployment
1.3%
Labour Force
7,111
Unemployed
89
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.0%
Part-time
37.2%
Participation
58.9%
Employed
5,804
Occupations
Top Industries
University
65.0%
Postgraduate
26.7%
Born Overseas
37.4%
Dwellings
4,720
Transport to Work
Livability is strongest for education, walkability and established amenity. Travel patterns show 16.4% walk or cycle, 9.2% use public transport and 64.9% drive, so daily convenience is good near services but still car dependent for many households. Six schools sit within the suburb, with an ICSEA range from 1077 to 1154; top anchors include Fahan School at 1154, Princes Street Primary at 1150 and The Hutchins School at 1140, spanning Independent, Government and Catholic sectors. IRSAD decile 9 sits above average, supporting access to services and peer effects.
Drive
64.9%
Public Transport
9.2%
Walk / Cycle
16.4%
Work from Home
N/A
Population Forecast
+0.49%/yr
(+62 people/yr)
EstablishedGrowth is slow because overseas inflow is mostly offset by internal outflow. The forecast trend is 0.49% a year, or 62 people, with the medium path rising from 12,864 in 2026 to 13,174 in 2031. Migration is the main swing factor: overseas migration adds 403 people annually, while internal migration subtracts 352, and the listed primary driver is Overseas migration. Compared with the pre Covid population of 12,877, the current 12,614 remains below full recovery after a 2.5% dip. Gentrification is scored 10 and labelled Not gentrifying, while the wider shift is ageing.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+403
Net Internal / yr
-352
Gentrification Signal
Not gentrifying
Net internal outflow -352/yr, Strong overseas inflow +403/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Sandy Bay compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Sandy Bay a good suburb to live in?
Sandy Bay suits buyers wanting strong amenity, education and established housing rather than a low entry price. The median house price is $1,302,500, university attainment is 65.0%, and IRSAD sits in decile 9, above most suburbs.
What is the median house price in Sandy Bay?
The median house price in Sandy Bay is $1,302,500 for YTD 2026. That is 7.0% below the 2021 peak of $1,400,000, but still 551.2% above the 1996 level.
What schools are in Sandy Bay?
Sandy Bay has 6 schools: Fahan School, Princes Street Primary School, The Hutchins School, Waimea Heights Primary School, Sandy Bay Infant School and Mount Carmel College. ICSEA ranges from 1077 to 1154.
Is Sandy Bay safe?
A precise crime rate per 1,000 is not recorded for Sandy Bay, so safety should be checked through current police updates and street level inspection. Everyday activity is supported by 16.4% walking or cycling and 6 local schools.
Is Sandy Bay good for property investment?
Sandy Bay has investable depth because 35.3% of dwellings are rented and median rent is $418 a week. The caution is vacancy at 11.4%, so tenant demand should be tested more conservatively than in lower vacancy suburbs.
How is Sandy Bay's population changing?
Population growth is forecast to be modest at 0.49% a year, or about 62 people. Overseas migration adds about 403 people annually, while internal migration subtracts 352, taking the medium path toward 13,174 by 2031.
What languages are spoken in Sandy Bay?
English speaking ancestries remain prominent, but 37.4% of residents were born overseas, 15.8 percentage points above national. Mandarin is the largest listed non English language with 651 speakers, ahead of Canton at 106 and Nepali at 84.
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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