Gardners Bay vs Nicholls Rivulet
In both, the large majority of households own their home and the large majority of homes are detached houses. In Nicholls Rivulet, about half of households are couple families. Nicholls Rivulet is closer to the city centre: 40.5 km, against 45.4 km. On these figures, Gardners Bay tends to suit people living alone, while Nicholls Rivulet suits couples.
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
Nicholls Rivulet
ahead on the one thing that separates them
- is already more of a family suburb (67% vs 59%)
Weighs schools, house stock, parks, childcare, and who already lives there.
First-home buyers
Too close to call
Nothing among the 2 things we measure here separates them by enough to be worth acting on.
Weighs house prices and mortgage stress.
Renters
Gardners Bay
ahead on the one thing that separates them
- has cheaper rent ($243/wk vs $335/wk)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Nicholls Rivulet
ahead on 3 of the 3 things we measure here
- is more walkable (13/100 vs 0/100)
- has a shorter drive in (43 min vs 50 min)
- sits closer to the CBD (40.5 km vs 45.4 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Nicholls Rivulet
ahead on the one thing that separates them
- is more walkable (13/100 vs 0/100)
Weighs who already lives there, GPs, and walkability.
Investors
Nicholls Rivulet
ahead on the one thing that separates them
- is growing faster (18.6% vs 5.2%)
Weighs population growth.
Where they sit
Gardners Bay and Nicholls Rivulet 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
Nicholls Rivulet rents higher ($335/wk vs $243/wk); Nicholls Rivulet has higher household incomes ($68,536 vs $54,652).
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Population | 346 | 369 +7% vs other |
| Population trend (2016 → 2021) | +5.2% | +18.6% |
| Median age | 48 | 47 |
| Median household income | $54,652/yr | $68,536/yr +25% vs other |
| Median weekly rent | $243/wk | $335/wk +38% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (18.2%).
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 (21.7%).
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 (10.4%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Median house price | $890,000 | $835,500 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
Gardners Bay has more rural and farming land (64% vs 49%); Nicholls Rivulet has more land zoned for conservation (50% vs 35%).
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Rural and farming | 64% | 49% |
| Environmental | 35% | 50% |
| 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
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| New dwellings approved | 81 across Huon Valley same for both | |
| Approvals change year on year | -33% same for both | |
Ranking within TAS
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 27% of TAS | Higher than 51% of TAS |
| Schools | — same for both | |
| Walkability | Higher than 51% of TAS | Higher than 78% of TAS |
| Affordability | — same for both | |
| EV adoption | Higher than 89% of TAS | Higher than 88% of TAS |
| NBN connectivity | Higher than 46% of TAS | Higher than 29% of TAS |
Liveability
Nicholls Rivulet is more walkable (13 vs 0).
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | mid-range socio-economic decile 4/10 | mid-range socio-economic decile 5/10 |
Risk profile
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Bushfire | High 94/100 | High 92/100 |
| 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
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Inside the suburb | 0 | 1 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 | 1 |
Schools in Gardners Bay
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Schools in Nicholls Rivulet
- Peregrine Independent · Primary below peers
Amenities in the suburb
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Waterways | 11 | 22 |
Mobility
Gardners Bay sits further from the CBD (45.4 km vs 40.5 km).
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Walkability score | 0/100 | 13/100 |
| Distance to Hobart | 45.4 km +11% vs other | 40.5 km |
| Drive time (normal traffic) | 50 min | 43 min |
| Electric vehicle share | 1.4% postcode 7112 same for both | |
| Rooftop solar per 100 dwellings | 37 postcode 7112 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 (70.9%).
Setting
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Elevation | 110 m above sea level, at the suburb centre | 98 m above sea level, at the suburb centre |
| Distance to the ocean | 3.9 km | 5.8 km |
NBN connectivity
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Connectivity score | 29/100 | 25/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 158 premises | 0% 133 premises |
Climate
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Annual rainfall | 854 mm same for both | |
| Summer max (Jan) | 21.0°C same for both | |
| Winter min (Jul) | 3.7°C same for both | |
Council rates
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Average residential rate | $1,884/yr same for both | |
| Council | Huon Valley same for both | |
Federal electorate
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Division | Franklin same for both | |
| Member | Julie Collins same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Gardners Bay | Nicholls Rivulet | |
|---|---|---|
| Grant amount | $20,000 same for both | |
| Property price cap | — same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Gardners Bay
Other comparisons with Nicholls Rivulet
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.