Black Hills vs Hayes

Black Hills is the younger of the two, with a median age of 40 against 48 in Hayes. In both, the large majority of households own their home and the large majority of homes are detached houses. In Black Hills, most households are couple families. In Hayes, about half of households are couple families. Hayes is closer to the city centre: 43.1 km, against 48.1 km. On these figures, Black Hills tends to suit people living alone.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Hayes

ahead on 2 of the 5 things we measure here

  • has more separate houses rather than flats (118% vs 100%)
  • is already more of a family suburb (76% vs 66%)

Weighs schools, house stock, parks, childcare, and who already lives there.

First-home buyers

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs mortgage stress.

Renters

Hayes

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (20% vs 8%)
  • has cheaper rent ($270/wk vs $300/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Hayes

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (42 min vs 54 min)
  • sits closer to the CBD (43.1 km vs 48.1 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Hayes

ahead on the one thing that separates them

  • has more residents already 65 and over (23% vs 17%)

Weighs who already lives there, GPs, and walkability.

Investors

Black Hills

ahead on the one thing that separates them

  • is growing faster (12.3% vs -0.9%)

Weighs population growth.

Where they sit

Black Hills and Hayes drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Black Hills Hayes
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Black Hills Hayes
Walkability 0 / 0
Black Hills — Walkability: 0/100 Hayes — Walkability: 0/100
Low fire risk 10 / 6
Black Hills — Low fire risk: 10/100 Hayes — Low fire risk: 6/100

Demographics

Black Hills has more residents (201 vs 109); Hayes skews older (48 vs 40).

Black Hills Hayes
Population 201
+46% vs other
 109
Population trend (2016 → 2021) +12.3% -0.9%
Median age 40 48
Median household income $76,336/yr
+6% vs other
 $71,500/yr
Median weekly rent $300/wk
+10% vs other
 $270/wk

Age profile

Share of residents in each band, 2021 Census.

Black Hills Hayes
0-4 1.5% / 3.7%
Black Hills — 0-4: 1.5% Hayes — 0-4: 3.7%
5-14 16.4% / 12.8%
Black Hills — 5-14: 16.4% Hayes — 5-14: 12.8%
15-19 9.0% / 9.2%
Black Hills — 15-19: 9.0% Hayes — 15-19: 9.2%
20-24 9.5% / 2.8%
Black Hills — 20-24: 9.5% Hayes — 20-24: 2.8%
25-34 8.5% / 8.3%
Black Hills — 25-34: 8.5% Hayes — 25-34: 8.3%
35-44 12.9% / 11.0%
Black Hills — 35-44: 12.9% Hayes — 35-44: 11.0%
45-54 12.9% / 14.7%
Black Hills — 45-54: 12.9% Hayes — 45-54: 14.7%
55-64 14.4% / 14.7%
Black Hills — 55-64: 14.4% Hayes — 55-64: 14.7%
65-74 13.9% / 16.5%
Black Hills — 65-74: 13.9% Hayes — 65-74: 16.5%
75-84 3.0% / 6.4%
Black Hills — 75-84: 3.0% Hayes — 75-84: 6.4%
85+ — / —
Black Hills — 85+: not among its largest Hayes — 85+: not among its largest

Bars are drawn against the largest share shown (16.5%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Black Hills Hayes
England 4.5% / 4.6%
Black Hills — England: 4.5% Hayes — England: 4.6%
South Africa 2.5% / —
Black Hills — South Africa: 2.5% Hayes — South Africa: not among its largest

Bars are drawn against the largest share shown (4.6%).

Who lives together

Household composition, 2021 Census.

Black Hills 55.3% couple families
Black Hills — Couple Families: 55.3% Black Hills — Lone Person: 34.2% Black Hills — One Parent Families: 10.5% Black Hills — Group Household: 0.0%
Hayes 48.5% couple families
Hayes — Couple Families: 48.5% Hayes — Lone Person: 15.2% Hayes — One Parent Families: 27.3% Hayes — Group Household: 9.1%
Couple Families Lone Person One Parent Families Group Household

What people live in

Occupied private dwellings by structure, 2021 Census.

Black Hills 100.0% houses
Black Hills — Houses: 100.0%
Hayes 117.6% houses
Hayes — Houses: 117.6%
Houses

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Black Hills Hayes
Certificate III & IV 18.9% / 12.8%
Black Hills — Certificate III & IV: 18.9% Hayes — Certificate III & IV: 12.8%
Advanced Diploma / Diploma 4.5% / 10.1%
Black Hills — Advanced Diploma / Diploma: 4.5% Hayes — Advanced Diploma / Diploma: 10.1%
Bachelor Degree 8.0% / 4.6%
Black Hills — Bachelor Degree: 8.0% Hayes — Bachelor Degree: 4.6%
Graduate Diploma / Certificate 3.0% / —
Black Hills — Graduate Diploma / Certificate: 3.0% Hayes — Graduate Diploma / Certificate: not among its largest
Postgraduate Degree 2.5% / —
Black Hills — Postgraduate Degree: 2.5% Hayes — Postgraduate Degree: not among its largest

Bars are drawn against the largest share shown (18.9%).

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Black Hills 8.3% renting
Black Hills — Owned Outright: 51.7% Black Hills — Mortgage: 40.0% Black Hills — Renting: 8.3%
Hayes 20.0% renting
Hayes — Owned Outright: 52.5% Hayes — Mortgage: 27.5% Hayes — Renting: 20.0%
Owned outright Mortgage Renting

Property market

Black Hills Hayes
Median house price $700,000 —
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Black Hills Hayes
Rural and farming 100% 97%
Environmental 0% 2%
Infrastructure and transport 0% 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Black Hills Hayes
New dwellings approved 123
across Derwent Valley
same for both
Approvals change year on year +925%
same for both

Ranking within TAS

Black Hills Hayes
House price —
same for both
Income Higher than 67% of TAS Higher than 59% of TAS
Schools —
same for both
Walkability Higher than 15% of TAS Higher than 49% of TAS
Affordability —
same for both
EV adoption Higher than 15% of TAS Higher than 19% of TAS
NBN connectivity Higher than 35% of TAS Higher than 66% of TAS

Liveability

Black Hills Hayes
Grade —
same for both
Score —
same for both
Socio-economic band below-average income
decile 2/10
same for both

Risk profile

Black Hills Hayes
Bushfire High
90/100
 High
94/100
Crime Not mapped
no mapped data here
same for both
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Black Hills Hayes
Inside the suburb 0
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Amenities in the suburb

Black Hills Hayes
Parks & reserves 1 2
Waterways 0 6

Mobility

Black Hills sits further from the CBD (48.1 km vs 43.1 km).

Black Hills Hayes
Walkability score 0/100
same for both
Distance to Hobart 48.1 km
+10% vs other
 43.1 km
Drive time (normal traffic) 54 min 42 min
Electric vehicle share 0.3%
postcode 7140
same for both
Rooftop solar per 100 dwellings 24
postcode 7140
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Black Hills Hayes
Car (driver) 94.9% / 82.1%
Black Hills — Car (driver): 94.9% Hayes — Car (driver): 82.1%
Worked from Home 5.1% / 17.9%
Black Hills — Worked from Home: 5.1% Hayes — Worked from Home: 17.9%

Bars are drawn against the largest share shown (94.9%).

Setting

Black Hills Hayes
Elevation 500 m
above sea level, at the suburb centre
 112 m
above sea level, at the suburb centre
Distance to the ocean 28.7 km 28.5 km

NBN connectivity

Black Hills Hayes
Connectivity score 28/100 30/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
76 premises
 0%
53 premises

Climate

Black Hills Hayes
Annual rainfall 492 mm
same for both
Summer max (Jan) 24.5°C
same for both
Winter min (Jul) 1.7°C
same for both

Federal electorate

Black Hills Hayes
Division Lyons
same for both
Member Rebecca White
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Black Hills Hayes
Grant amount $20,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Black Hills

Outer

Hayes

Outer

More comparisons

Other comparisons with Black Hills

Black Hills vs Magra Black Hills vs Gretna Black Hills vs Lawitta Black Hills vs Broadmarsh Black Hills vs Rosegarland

Other comparisons with Hayes

Hayes vs Lawitta Hayes vs Rosegarland Hayes vs Plenty
Full data on Black Hills Full data on Hayes
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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