Kaoota vs Sandfly
In both, the large majority of households own their home and the large majority of homes are detached houses. In Sandfly, most households are couple families. Houses cost more in Sandfly: a median of $930,000, against $658,000 in Kaoota, and rent is higher there too. Sandfly is closer to the city centre: 24.5 km, against 29.3 km. On these figures, Kaoota tends to suit share households, families with children, and buyers on a tighter budget, while Sandfly 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
Sandfly
ahead on the one thing that separates them
- is already more of a family suburb (76% vs 64%)
Weighs schools, house stock, parks, childcare, and who already lives there.
First-home buyers
Kaoota
ahead on the one thing that separates them
- has cheaper houses ($658,500 vs $930,000)
Weighs house prices and mortgage stress.
Renters
Kaoota
ahead on 2 of the 3 things we measure here
- has cheaper rent ($163/wk vs $420/wk)
- leaves renters under less rental stress (9% vs 19%)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Sandfly
ahead on 2 of the 3 things we measure here
- has a shorter drive in (26 min vs 34 min)
- sits closer to the CBD (24.5 km vs 29.3 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
Kaoota
ahead on the one thing that separates them
- is growing faster (13.4% vs 8.4%)
Weighs population growth.
Where they sit
Kaoota and Sandfly 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
Sandfly rents higher ($420/wk vs $163/wk); Sandfly has more residents (336 vs 229).
| Kaoota | Sandfly | |
|---|---|---|
| Population | 229 | 336 +47% vs other |
| Population trend (2016 → 2021) | +13.4% | +8.4% |
| Median age | 41 | 43 |
| Median household income | $92,092/yr | $112,372/yr +22% vs other |
| Median weekly rent | $163/wk | $420/wk +158% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (21.0%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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 (3.3%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (16.7%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Kaoota | Sandfly | |
|---|---|---|
| Median house price | $658,500 | $930,000 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
| Kaoota | Sandfly | |
|---|---|---|
| Rural and farming | 63% | 68% |
| Environmental | 37% | 30% |
| Infrastructure and transport | 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
| Kaoota | Sandfly | |
|---|---|---|
| New dwellings approved | 138 across Kingborough same for both | |
| Approvals change year on year | -13% same for both | |
Ranking within TAS
| Kaoota | Sandfly | |
|---|---|---|
| House price | — same for both | |
| Income | Higher than 83% of TAS | Higher than 95% of TAS |
| Schools | — same for both | |
| Walkability | Higher than 63% of TAS | Higher than 55% of TAS |
| Affordability | — same for both | |
| EV adoption | Higher than 95% of TAS | Higher than 94% of TAS |
| NBN connectivity | Higher than 38% of TAS | Higher than 69% of TAS |
Liveability
| Kaoota | Sandfly | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | advantaged area decile 7/10 same for both | |
Risk profile
| Kaoota | Sandfly | |
|---|---|---|
| Bushfire | High 94/100 | High 95/100 |
| 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
| Kaoota | Sandfly | |
|---|---|---|
| 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
| Kaoota | Sandfly | |
|---|---|---|
| Parks & reserves | 0 | 2 |
| Fuel stations | 0 | 1 |
| Waterways | 5 | 9 |
Mobility
Kaoota sits further from the CBD (29.3 km vs 24.5 km).
| Kaoota | Sandfly | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Hobart | 29.3 km +16% vs other | 24.5 km |
| Drive time (normal traffic) | 34 min | 26 min |
| Electric vehicle share | 1.9% postcode 7150 same for both | |
| Rooftop solar per 100 dwellings | 33 postcode 7150 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 (79.6%).
Setting
| Kaoota | Sandfly | |
|---|---|---|
| Elevation | 385 m above sea level, at the suburb centre | 268 m above sea level, at the suburb centre |
| Distance to the ocean | 8.5 km | 8.1 km |
NBN connectivity
| Kaoota | Sandfly | |
|---|---|---|
| Connectivity score | 28/100 | 30/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 84 premises | 0% 132 premises |
Climate
| Kaoota | Sandfly | |
|---|---|---|
| Annual rainfall | — same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Kaoota | Sandfly | |
|---|---|---|
| Average residential rate | $1,735/yr same for both | |
| Council | Kingborough same for both | |
Federal electorate
| Kaoota | Sandfly | |
|---|---|---|
| Division | Franklin same for both | |
| Member | Julie Collins same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Kaoota | Sandfly | |
|---|---|---|
| Grant amount | $20,000 same for both | |
| Property price cap | — same for both | |
| Eligibility | New same for both | |
Tags
Sandfly
More comparisons
Other comparisons with Kaoota
Other comparisons with Sandfly
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.