Gagebrook vs Herdsmans Cove
In both, most households rent and the large majority of homes are detached houses. Houses cost more in Herdsmans Cove: a median of $470,000, against $402,000 in Gagebrook.
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
Too close to call
Nothing among the 5 things we measure here separates them by enough to be worth acting on.
Weighs schools, house stock, parks, childcare, and who already lives there.
First-home buyers
Gagebrook
ahead on the one thing that separates them
- has cheaper houses ($402,500 vs $470,000)
Weighs house prices and 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
Too close to call
Nothing among the 3 things we measure here separates them by enough to be worth acting on.
Weighs distance, drive time, and walkability.
Downsizers and retirees
Too close to call
Nothing among the 4 things we measure here separates them by enough to be worth acting on.
Weighs smaller dwellings, who already lives there, GPs, and walkability.
Investors
Too close to call
Nothing among the 1 things we measure here separates them by enough to be worth acting on.
Weighs house yield.
Where they sit
Gagebrook and Herdsmans Cove drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Gagebrook has more residents (1,572 vs 1,199); Herdsmans Cove has higher household incomes ($52,624 vs $42,900).
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Population | 1,572 +24% vs other | 1,199 |
| Population trend (2016 → 2021) | — | +7.1% |
| Median age | 27 | 29 |
| Median household income | $42,900/yr | $52,624/yr +23% vs other |
| Median weekly rent | $240/wk | $250/wk +4% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (19.9%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (11.3%).
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.
Bars are drawn against the largest share shown (0.9%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Median house price | $402,500 | $470,000 |
| Median unit price | — same for both | |
| Median land price | — | $149,000 |
| Typical days to sell (houses) | — | 26 days from 9 sales |
Zoning mix
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Residential | 43% | 57% |
| Parks and recreation | 45% | 32% |
| Infrastructure and transport | 11% | 9% |
| Environmental | 0% | 1% |
| 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
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| New dwellings approved | 153 across Brighton same for both | |
| Approvals change year on year | -10% same for both | |
Gross rental yield
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Houses | 5.1% $492/wk on $504K | 5.1% $485/wk on $499K |
| Units | — same for both | |
Ranking within TAS
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 10% of TAS | Higher than 23% of TAS |
| Schools | — same for both | |
| Walkability | Higher than 92% of TAS | Higher than 93% of TAS |
| Affordability | — same for both | |
| EV adoption | Higher than 26% of TAS same for both | |
| NBN connectivity | Higher than 87% of TAS | Higher than 86% of TAS |
| Rental yield (houses) | Higher than 92% of TAS | Higher than 91% of TAS |
Liveability
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Grade | C same for both | |
| Score | 42/100 | 43/100 |
| Socio-economic band | high-need area decile 1/10 same for both | |
Risk profile
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Bushfire | Low 39/100 same for both | |
| 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 | 5 within 5 km | 6 within 5 km |
Schools
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Inside the suburb | 0 | 1 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Schools in Gagebrook
- JRLF - Gagebrook Primary School Government · Primary
Schools in Herdsmans Cove
- JRLF - Herdsmans Cove Primary School Government · Primary
Amenities in the suburb
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Supermarkets | 0 | 1 |
| Parks & reserves | 1 | 0 |
| Fuel stations | 1 | 0 |
| EV chargers | 1 | 0 |
| Waterways | 2 | 1 |
Mobility
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Walkability score | 46/100 | 51/100 |
| Distance to Hobart | 22.5 km +4% vs other | 21.7 km |
| Drive time (normal traffic) | 26 min | 25 min |
| Public transport score | 94/100 Bus | 91/100 Bus |
| Peak arrivals per hour | 67.2 7-9am + 5-7pm | 27.5 7-9am + 5-7pm |
| Median peak wait | 0 min scheduled, not actual | 1 min scheduled, not actual |
| Electric vehicle share | 0.4% postcode 7030 same for both | |
| Rooftop solar per 100 dwellings | 24 postcode 7030 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.
Bars are drawn against the largest share shown (82.7%).
Setting
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Elevation | 62 m above sea level, at the suburb centre | 40 m above sea level, at the suburb centre |
| Distance to the ocean | 10.7 km | 10.2 km |
NBN connectivity
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Connectivity score | 70/100 | 69/100 |
| Most common technology | Fibre to the node same for both | |
| Full-fibre (FTTP) share | 45% 686 premises | 44% 558 premises |
Climate
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Annual rainfall | 507 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Average residential rate | $1,772/yr same for both | |
| Council | Brighton same for both | |
Federal electorate
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Division | Lyons same for both | |
| Member | Rebecca White same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Gagebrook | Herdsmans Cove | |
|---|---|---|
| Grant amount | $20,000 same for both | |
| Property price cap | — same for both | |
| Eligibility | New same for both | |
Tags
Gagebrook
Herdsmans Cove
More comparisons
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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.