Broadmarsh vs Black Hills

Black Hills is the younger of the two, with a median age of 40 against 44 in Broadmarsh. In both, the large majority of households own their home, the large majority of homes are detached houses, and most households are couple families. Broadmarsh is closer to the city centre: 37.9 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

Broadmarsh

ahead on 2 of the 5 things we measure here

  • has more parks and reserves (5 vs 1)
  • is already more of a family suburb (80% 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

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

Broadmarsh

ahead on 2 of the 3 things we measure here

  • has a shorter drive in (39 min vs 54 min)
  • sits closer to the CBD (37.9 km vs 48.1 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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 -4.2%)

Weighs population growth.

Where they sit

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

Broadmarsh Black Hills
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.

Broadmarsh Black Hills
Walkability 0 / 0
Broadmarsh — Walkability: 0/100 Black Hills — Walkability: 0/100
Low fire risk 11 / 10
Broadmarsh — Low fire risk: 11/100 Black Hills — Low fire risk: 10/100

Demographics

Black Hills has more residents (201 vs 160); Broadmarsh skews older (44 vs 40).

Broadmarsh Black Hills
Population 160 201
+26% vs other
Population trend (2016 → 2021) -4.2% +12.3%
Median age 44 40
Median household income $81,224/yr
+6% vs other
 $76,336/yr
Median weekly rent $285/wk $300/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Broadmarsh Black Hills
0-4 2.5% / 1.5%
Broadmarsh — 0-4: 2.5% Black Hills — 0-4: 1.5%
5-14 16.9% / 16.4%
Broadmarsh — 5-14: 16.9% Black Hills — 5-14: 16.4%
15-19 7.5% / 9.0%
Broadmarsh — 15-19: 7.5% Black Hills — 15-19: 9.0%
20-24 5.0% / 9.5%
Broadmarsh — 20-24: 5.0% Black Hills — 20-24: 9.5%
25-34 5.6% / 8.5%
Broadmarsh — 25-34: 5.6% Black Hills — 25-34: 8.5%
35-44 11.9% / 12.9%
Broadmarsh — 35-44: 11.9% Black Hills — 35-44: 12.9%
45-54 16.9% / 12.9%
Broadmarsh — 45-54: 16.9% Black Hills — 45-54: 12.9%
55-64 11.2% / 14.4%
Broadmarsh — 55-64: 11.2% Black Hills — 55-64: 14.4%
65-74 12.5% / 13.9%
Broadmarsh — 65-74: 12.5% Black Hills — 65-74: 13.9%
75-84 6.9% / 3.0%
Broadmarsh — 75-84: 6.9% Black Hills — 75-84: 3.0%
85+ — / —
Broadmarsh — 85+: not among its largest Black Hills — 85+: not among its largest

Bars are drawn against the largest share shown (16.9%).

Who lives together

Household composition, 2021 Census.

Broadmarsh 63.4% couple families
Broadmarsh — Couple Families: 63.4% Broadmarsh — Lone Person: 19.5% Broadmarsh — One Parent Families: 17.1%
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%
Couple Families Lone Person One Parent Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Broadmarsh 8.3% renting
Broadmarsh — Owned Outright: 50.0% Broadmarsh — Mortgage: 41.7% Broadmarsh — Renting: 8.3%
Black Hills 8.3% renting
Black Hills — Owned Outright: 51.7% Black Hills — Mortgage: 40.0% Black Hills — Renting: 8.3%
Owned outright Mortgage Renting

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.

Broadmarsh Black Hills
England 3.8% / 4.5%
Broadmarsh — England: 3.8% Black Hills — England: 4.5%
South Africa — / 2.5%
Broadmarsh — South Africa: not among its largest Black Hills — South Africa: 2.5%
Taiwan 1.9% / —
Broadmarsh — Taiwan: 1.9% Black Hills — Taiwan: not among its largest

Bars are drawn against the largest share shown (4.5%).

Qualifications

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

Broadmarsh Black Hills
Certificate III & IV 10.6% / 18.9%
Broadmarsh — Certificate III & IV: 10.6% Black Hills — Certificate III & IV: 18.9%
Bachelor Degree 9.4% / 8.0%
Broadmarsh — Bachelor Degree: 9.4% Black Hills — Bachelor Degree: 8.0%
Advanced Diploma / Diploma 6.2% / 4.5%
Broadmarsh — Advanced Diploma / Diploma: 6.2% Black Hills — Advanced Diploma / Diploma: 4.5%
Postgraduate Degree 1.9% / 2.5%
Broadmarsh — Postgraduate Degree: 1.9% Black Hills — Postgraduate Degree: 2.5%
Graduate Diploma / Certificate — / 3.0%
Broadmarsh — Graduate Diploma / Certificate: not among its largest Black Hills — Graduate Diploma / Certificate: 3.0%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Broadmarsh 100.0% houses
Broadmarsh — Houses: 100.0%
Black Hills 100.0% houses
Black Hills — Houses: 100.0%
Houses

Property market

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

Zoning mix

Broadmarsh Black Hills
Rural and farming 92% 100%
Environmental 8% 0%
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

Broadmarsh Black Hills
New dwellings approved 45
across Southern Midlands
 123
across Derwent Valley
Approvals change year on year +33% +925%

Ranking within TAS

Broadmarsh Black Hills
House price —
same for both
Income Higher than 73% of TAS Higher than 67% of TAS
Schools —
same for both
Walkability Higher than 22% of TAS Higher than 15% of TAS
Affordability —
same for both
EV adoption Higher than 26% of TAS Higher than 15% of TAS
NBN connectivity Higher than 31% of TAS Higher than 35% of TAS

Liveability

Broadmarsh Black Hills
Grade —
same for both
Score —
same for both
Socio-economic band mid-range socio-economic
decile 4/10
 below-average income
decile 2/10

Risk profile

Broadmarsh Black Hills
Bushfire High
89/100
 High
90/100
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
same for both

Schools

Broadmarsh Black Hills
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

Broadmarsh Black Hills
Parks & reserves 5 1
Waterways 4 0

Mobility

Black Hills sits further from the CBD (48.1 km vs 37.9 km).

Broadmarsh Black Hills
Walkability score 0/100
same for both
Distance to Hobart 37.9 km 48.1 km
+27% vs other
Drive time (normal traffic) 39 min 54 min
Electric vehicle share 0.4%
postcode 7030
 0.3%
postcode 7140
Rooftop solar per 100 dwellings 24
postcode 7030
 24
postcode 7140

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.

Broadmarsh Black Hills
Car (driver) 76.7% / 94.9%
Broadmarsh — Car (driver): 76.7% Black Hills — Car (driver): 94.9%
Worked from Home 17.8% / 5.1%
Broadmarsh — Worked from Home: 17.8% Black Hills — Worked from Home: 5.1%
Car (passenger) 5.5% / —
Broadmarsh — Car (passenger): 5.5% Black Hills — Car (passenger): not among its largest

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

Setting

Broadmarsh Black Hills
Elevation 166 m
above sea level, at the suburb centre
 500 m
above sea level, at the suburb centre
Distance to the ocean 25.5 km 28.7 km

NBN connectivity

Broadmarsh Black Hills
Connectivity score 26/100 28/100
Most common technology Fixed wireless
same for both
Full-fibre (FTTP) share 0%
60 premises
 0%
76 premises

Climate

Broadmarsh Black Hills
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

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

First Home Owner Grant

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

Tags

Broadmarsh

Outer

Black Hills

Outer

More comparisons

Other comparisons with Broadmarsh

Broadmarsh vs Brighton Broadmarsh vs Bagdad Broadmarsh vs Dromedary Broadmarsh vs Magra Broadmarsh vs Mangalore Broadmarsh vs Gretna

Other comparisons with Black Hills

Black Hills vs Magra Black Hills vs Gretna Black Hills vs Lawitta Black Hills vs Hayes Black Hills vs Rosegarland
Full data on Broadmarsh Full data on Black Hills
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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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