Westbury
Almost half of Westbury residents own their home outright, a rate that stands well above the national average and reflects the suburb's deeply settled, aging character. The median age of 49 runs 9.0 years above the national figure, and the senior share has grown 8.5 points over the past decade. Household income sits at the 18.2nd percentile nationally, placing Westbury among lower-income communities, yet housing stress is absent: rent-to-income is 23.2% and mortgage-to-income is 25.7%, both below stress thresholds. With 94.3% of dwellings being separate houses and a vacancy rate of 7.3%, the suburb presents a quiet, owner-dominated landscape across its 93.8 square kilometres of Tasmanian agricultural hinterland.
Population
2,272
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$1,122/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Separate houses dominate at 94.3% of all dwellings, compared to apartments at just 0.3%, so buyers face a near-uniform detached housing market. Median house price data is not recorded in this dataset, but monthly mortgage repayments average $1,249, which is well below metropolitan benchmarks, and the mortgage-to-income ratio sits at 25.7%, below the 30% stress threshold. Three-bedroom homes account for 53.4% of dwellings, with four-plus bedroom homes at 22.4%, meaning the stock tilts toward family-sized properties. Outright ownership reaches 46.8%, higher than typical national rates, indicating that a large share of existing buyers have fully paid off their homes. This ownership depth limits distressed selling and supports price stability, even in a lower-income market sitting at the 18.2nd household income percentile nationally.
For Buyers
Separate houses dominate at 94.3% of all dwellings, compared to apartments at just 0.3%, so buyers face a near-uniform detached housing market. Median house price data is not recorded in this dataset, but monthly mortgage repayments average $1,249, which is well below metropolitan benchmarks, and the mortgage-to-income ratio sits at 25.7%, below the 30% stress threshold. Three-bedroom homes account for 53.4% of dwellings, with four-plus bedroom homes at 22.4%, meaning the stock tilts toward family-sized properties. Outright ownership reaches 46.8%, higher than typical national rates, indicating that a large share of existing buyers have fully paid off their homes. This ownership depth limits distressed selling and supports price stability, even in a lower-income market sitting at the 18.2nd household income percentile nationally.
For Investors
Renters make up 20.8% of Westbury households, below the national average, while weekly rent averages $260, significantly lower than major Tasmanian urban centres. The vacancy rate of 7.3% is elevated and signals a soft rental market where landlords face genuine competition to secure tenants. Net internal migration averages 47 persons a year and overseas migration adds 11, giving balanced but modest demand. Population grew 9.9% over the past decade, reaching around 4,740 by 2025 based on historical estimates, and forecasts project steady growth near 0.95% annually to roughly 4,901 by 2031. The gentrification score of 20 flags early signs of uplift, with population up 16% since 2011, suggesting the suburb is at the beginning of a longer improvement cycle rather than a mature investment destination.
Schools in Westbury iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Westbury Primary School
K-6 · 142 students
Demographics
The median age of 49 is 9.0 years above the national figure, one of the more pronounced aging gaps in Tasmania. The senior share increased 8.5 points over the decade while the working-age share fell 6.2 points, a structural shift that will shape local services and housing demand for years. Overseas-born residents account for 13.4%, which is 8.2 points below the national average, consistent with the suburb's predominantly Anglo-Celtic ancestry: English (1,150), Irish (267) and Scottish (226) are the three leading ancestries. University qualifications reach 25.3%, sitting 4.8 points below the national figure. Average household size is 2.3, slightly below the national average, and couples without children at 40.2% of families is the dominant household type, reflecting the older age profile.
Age Distribution
Bedrooms
Dwelling Structure
94.3%
Houses
4.8%
Townhouse
0.3%
Apartment
Tenure
Tenure is heavily weighted toward ownership: 46.8% own outright, 32.5% carry a mortgage and only 20.8% rent, a split that puts outright owners well above typical national proportions. The stock is almost entirely separate houses at 94.3%, with semi-detached at 4.8% and apartments at 0.3%. Three-bedroom homes are the most common at 53.4%, followed by four-plus bedrooms at 22.4% and two-bedrooms at 20.7%. Monthly mortgage repayments average $1,249, modest by national standards, and the mortgage-to-income ratio of 25.7% confirms households are not under financial pressure from their loans. Rent-to-income at 23.2% similarly sits below the 30% stress line. The 7.3% vacancy rate is the sharpest caution note, indicating rental supply exceeds current demand at the $260 weekly median rent.
Mortgage / mo
$1,249
Rent / wk
$260
HH Size
2.3
Personal Income / wk
$578
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.3%
Unoccupied
74
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.7%
Community Profile
Ancestry
Household Composition
40.2%
Couples, no children
1,814
Total families
Economy & Employment
Healthcare is the dominant employer at 21.4% of workers (128 people), well above typical regional shares, followed by Construction at 12.0% (72), Education at 8.7% (52), Manufacturing at 8.2% (49) and Agriculture at 7.7% (46). By occupation, Professionals lead at 138 workers, closely followed by Community and Personal Service at 128 and Managers at 124. The unemployment rate is 5.4%, above the national average, and the participation rate of 49.4% is low, largely because the aging population leaves 818 residents not in the labour force. Full-time employment accounts for 59.0% of employed persons. The SEIFA IRSD decile of 3 and IRSAD decile of 3 place Westbury in the lower-advantage tier nationally, consistent with a household income sitting at the 18.2nd percentile.
Unemployment
3.1%
Labour Force
2,315
Unemployed
71
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.0%
Part-time
35.6%
Participation
49.4%
Employed
888
Occupations
Top Industries
University
25.3%
Postgraduate
4.9%
Born Overseas
13.4%
Dwellings
943
Transport to Work
Car dependency is high: 92.1% of residents commute by private vehicle, compared to just 0.4% using public transport, reflecting the rural setting across 93.8 square kilometres with limited transit infrastructure. Walking and cycling account for 3.1% of commutes. No schools are recorded within the Westbury suburb boundary in this dataset, so families use educational facilities in neighbouring towns. The IRSAD decile of 3 indicates below-average socioeconomic advantage nationally, and 7.1% of residents (155 people) need daily assistance, a rate consistent with the older median age of 49. Volunteering engagement is notable at 20.6% of residents, which is above many regional benchmarks and points to a socially connected community. Residential turnover is low at 18.9%, with 81.1% of residents having stayed in the same area, reinforcing the suburb's stable, long-term occupant character.
Drive
92.1%
Public Transport
0.4%
Walk / Cycle
3.1%
Work from Home
N/A
Population Forecast
+0.95%/yr
(+45 people/yr)
EstablishedPopulation grew 9.9% over the past decade, reaching approximately 4,740 by 2025 based on historical estimates. Annual growth is projected at 0.95%, adding around 45 persons a year, with the medium scenario reaching about 4,901 by 2031. Internal migration contributes an average of 47 net arrivals annually and overseas migration adds 11, giving a balanced driver mix rather than dependence on a single source. Rent growth reached 38.9% over the measurement period, outpacing real income growth of 16.1%, which is squeezing affordability for renters even though rent stress has not yet crossed the 30% threshold. The gentrification score of 20 and stage of early signs, alongside a population increase of 16% since 2011, indicate the suburb is beginning a gradual improvement cycle. Affordability held relatively stable, moving from 41.7% in 2011 to 40.5% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+11
Net Internal / yr
+47
Gentrification Signal
Early signs
Population +16% since 2011, Accelerating: -1% → 17%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Westbury compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Westbury a good suburb to live in?
Westbury suits those seeking a low-pressure, owner-dominated rural community. Housing costs are manageable, with mortgage-to-income at 25.7% and rent-to-income at 23.2%, both below stress thresholds. The trade-offs are low household income at the 18.2nd percentile nationally, limited public transport, and a SEIFA IRSAD decile of 3, placing it in the lower-advantage tier.
What is the median house price in Westbury?
A specific median house price is not recorded in this dataset for Westbury. However, monthly mortgage repayments average $1,249, which is well below major city benchmarks, and the mortgage-to-income ratio of 25.7% indicates that current buyers are not under financial stress. Weekly rent averages $260.
What schools are in Westbury?
No schools are recorded inside the Westbury suburb boundary in this dataset. Families typically use educational facilities in nearby centres. The suburb's university qualification rate is 25.3%, which is 4.8 points below the national figure, consistent with a regional community with limited local tertiary access.
Is Westbury safe?
Specific crime rate data is not available for Westbury in this dataset. As a contextual indicator, residential turnover is low at 18.9% and 81.1% of residents have remained in the same area, suggesting a stable, settled community. The volunteering rate of 20.6% also points to social cohesion.
Is Westbury good for property investment?
The case for investment is mixed. Rent growth of 38.9% over the past decade is strong, but the 7.3% vacancy rate is elevated, meaning landlords face real competition. Weekly rent of $260 is low in absolute terms. Annual population growth of 0.95% and a gentrification score indicating early signs of uplift suggest gradual improvement rather than near-term yield gains.
How is Westbury's population changing?
The population grew 9.9% over the past decade, reaching approximately 4,740 by 2025. Annual growth is projected at around 0.95% per year, adding roughly 45 persons annually, with forecasts placing the population near 4,901 by 2031. The demographic trajectory is aging, with the senior share up 8.5 points and working-age share down 6.2 points over the decade.
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.
Explore Westbury on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map