Black Hills vs Lawitta

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 Lawitta, about half of households are couple families. Houses cost more in Black Hills: a median of $700,000, against $500,000 in Lawitta, and rent is higher there too. Lawitta is closer to the city centre: 39 km, against 48.1 km. On these figures, Lawitta tends to suit buyers on a tighter budget.

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

Black Hills

ahead on 2 of the 5 things we measure here

  • has more separate houses rather than flats (100% vs 87%)
  • is already more of a family suburb (66% vs 58%)

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

First-home buyers

Lawitta

ahead on the one thing that separates them

  • has cheaper houses ($500,000 vs $700,000)

Weighs house prices and mortgage stress.

Renters

Lawitta

ahead on the one thing that separates them

  • has cheaper rent ($265/wk vs $300/wk)

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

Commuting to the city

Lawitta

ahead on 3 of the 3 things we measure here

  • is more walkable (9/100 vs 0/100)
  • has a shorter drive in (39 min vs 54 min)
  • sits closer to the CBD (39 km vs 48.1 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Lawitta

ahead on the one thing that separates them

  • is more walkable (9/100 vs 0/100)

Weighs who already lives there, GPs, and walkability.

Where they sit

Black Hills and Lawitta 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 Lawitta
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 Lawitta
Walkability 0 / 9
Black Hills — Walkability: 0/100 Lawitta — Walkability: 9/100
Low fire risk 10 / 71
Black Hills — Low fire risk: 10/100 Lawitta — Low fire risk: 71/100

Demographics

Black Hills rents higher ($300/wk vs $265/wk).

Black Hills Lawitta
Population 201 226
+12% vs other
Population trend (2016 → 2021) +12.3% —
Median age 40 41
Median household income $76,336/yr $79,300/yr
+4% vs other
Median weekly rent $300/wk
+12% vs other
 $265/wk

Age profile

Share of residents in each band, 2021 Census.

Black Hills Lawitta
0-4 1.5% / 4.4%
Black Hills — 0-4: 1.5% Lawitta — 0-4: 4.4%
5-14 16.4% / 13.3%
Black Hills — 5-14: 16.4% Lawitta — 5-14: 13.3%
15-19 9.0% / 9.3%
Black Hills — 15-19: 9.0% Lawitta — 15-19: 9.3%
20-24 9.5% / 4.4%
Black Hills — 20-24: 9.5% Lawitta — 20-24: 4.4%
25-34 8.5% / 8.8%
Black Hills — 25-34: 8.5% Lawitta — 25-34: 8.8%
35-44 12.9% / 11.9%
Black Hills — 35-44: 12.9% Lawitta — 35-44: 11.9%
45-54 12.9% / 9.3%
Black Hills — 45-54: 12.9% Lawitta — 45-54: 9.3%
55-64 14.4% / 15.0%
Black Hills — 55-64: 14.4% Lawitta — 55-64: 15.0%
65-74 13.9% / 9.7%
Black Hills — 65-74: 13.9% Lawitta — 65-74: 9.7%
75-84 3.0% / 8.4%
Black Hills — 75-84: 3.0% Lawitta — 75-84: 8.4%
85+ — / 2.2%
Black Hills — 85+: not among its largest Lawitta — 85+: 2.2%

Bars are drawn against the largest share shown (16.4%).

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%
Lawitta 48.1% couple families
Lawitta — Couple Families: 48.1% Lawitta — Lone Person: 32.7% Lawitta — One Parent Families: 9.6% Lawitta — Group Household: 9.6%
Couple Families Lone Person One Parent Families Group Household

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%
Lawitta 12.2% renting
Lawitta — Owned Outright: 52.4% Lawitta — Mortgage: 35.4% Lawitta — Renting: 12.2%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Black Hills 100.0% houses
Black Hills — Houses: 100.0% Black Hills — Townhouses: 0.0% Black Hills — Flats / Apartments: 0.0%
Lawitta 86.9% houses
Lawitta — Houses: 86.9% Lawitta — Townhouses: 7.1% Lawitta — Flats / Apartments: 6.0%
Houses Townhouses Flats / Apartments

Qualifications

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

Black Hills Lawitta
Certificate III & IV 18.9% / 24.8%
Black Hills — Certificate III & IV: 18.9% Lawitta — Certificate III & IV: 24.8%
Bachelor Degree 8.0% / —
Black Hills — Bachelor Degree: 8.0% Lawitta — Bachelor Degree: not among its largest
Advanced Diploma / Diploma 4.5% / 2.7%
Black Hills — Advanced Diploma / Diploma: 4.5% Lawitta — Advanced Diploma / Diploma: 2.7%
Graduate Diploma / Certificate 3.0% / —
Black Hills — Graduate Diploma / Certificate: 3.0% Lawitta — Graduate Diploma / Certificate: not among its largest
Postgraduate Degree 2.5% / —
Black Hills — Postgraduate Degree: 2.5% Lawitta — Postgraduate Degree: not among its largest

Bars are drawn against the largest share shown (24.8%).

Property market

Black Hills Lawitta
Median house price $700,000 $500,000
Median unit price —
same for both
Median land price —
same for both

Zoning mix

Black Hills has more rural and farming land (100% vs 39%).

Black Hills Lawitta
Rural and farming 100% 39%
Other and special use 0% 41%
Residential 0% 13%
Infrastructure and transport 0% 5%
Environmental 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 Lawitta
New dwellings approved 123
across Derwent Valley
same for both
Approvals change year on year +925%
same for both

Ranking within TAS

Black Hills Lawitta
House price —
same for both
Income Higher than 67% of TAS Higher than 71% of TAS
Schools —
same for both
Walkability Higher than 15% of TAS Higher than 72% of TAS
Affordability —
same for both
EV adoption Higher than 15% of TAS Higher than 18% of TAS
NBN connectivity Higher than 35% of TAS Higher than 78% of TAS

Liveability

Lawitta is more walkable (9 vs 0).

Black Hills Lawitta
Grade —
same for both
Score —
same for both
Socio-economic band below-average income
decile 2/10
 high-need area
decile 1/10

Risk profile

Black Hills carries more bushfire risk (90 vs 29).

Black Hills Lawitta
Bushfire High
90/100
 Low
29/100
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
 2
within 5 km

Schools

Black Hills Lawitta
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 Lawitta
Parks & reserves 1 0
Waterways 0 1

Mobility

Black Hills sits further from the CBD (48.1 km vs 39 km).

Black Hills Lawitta
Walkability score 0/100 9/100
Distance to Hobart 48.1 km
+19% vs other
 39 km
Drive time (normal traffic) 54 min 39 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 Lawitta
Car (driver) 94.9% / 96.6%
Black Hills — Car (driver): 94.9% Lawitta — Car (driver): 96.6%
Worked from Home 5.1% / —
Black Hills — Worked from Home: 5.1% Lawitta — Worked from Home: not among its largest
Car (passenger) — / 3.4%
Black Hills — Car (passenger): not among its largest Lawitta — Car (passenger): 3.4%

Bars are drawn against the largest share shown (96.6%).

Setting

Black Hills Lawitta
Elevation 500 m
above sea level, at the suburb centre
 30 m
above sea level, at the suburb centre
Distance to the ocean 28.7 km 24.6 km

NBN connectivity

Black Hills Lawitta
Connectivity score 28/100 53/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
76 premises
 19%
98 premises

Climate

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

First Home Owner Grant

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

Tags

Black Hills

Outer

Lawitta

Outer

More comparisons

Other comparisons with Black Hills

Black Hills vs Magra Black Hills vs Gretna Black Hills vs Broadmarsh Black Hills vs Hayes Black Hills vs Rosegarland

Other comparisons with Lawitta

Lawitta vs New Norfolk Lawitta vs Magra Lawitta vs Hayes Lawitta vs Plenty
Full data on Black Hills Full data on Lawitta
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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