Kingston Beach vs Blackmans Bay

Blackmans Bay is the younger of the two, with a median age of 42 against 47 in Kingston Beach. In both, most households own their home and the large majority of homes are detached houses. In Blackmans Bay, about half of households are couple families. Kingston Beach is closer to the city centre: 14 km, against 18.7 km. On these figures, Kingston Beach tends to suit people living alone, while Blackmans Bay 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

Blackmans Bay

ahead on 3 of the 5 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more parks and reserves (8 vs 4)
  • is already more of a family suburb (63% vs 48%)

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

First-home buyers

Blackmans Bay

ahead on the one thing that separates them

  • has cheaper land ($730,000 vs $1,255,000)

Weighs house prices, unit prices, land 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

Kingston Beach

ahead on the one thing that separates them

  • sits closer to the CBD (14 km vs 18.7 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Kingston Beach

ahead on the one thing that separates them

  • has more residents already 65 and over (27% vs 21%)

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

Kingston Beach and Blackmans Bay drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Kingston Beach Blackmans Bay
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.

Kingston Beach Blackmans Bay
Walkability 57 / 64
Kingston Beach — Walkability: 57/100 Blackmans Bay — Walkability: 64/100
Low fire risk 1 / 3
Kingston Beach — Low fire risk: 1/100 Blackmans Bay — Low fire risk: 3/100

Demographics

Blackmans Bay has more residents (7,688 vs 2,305); Blackmans Bay has higher household incomes ($93,912 vs $79,352).

Kingston Beach Blackmans Bay
Population 2,305 7,688
+234% vs other
Population trend (2016 → 2021) — +7.6%
Median age 47 42
Median household income $79,352/yr $93,912/yr
+18% vs other
Median weekly rent $380/wk $400/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Kingston Beach Blackmans Bay
0-4 4.6% / 4.9%
Kingston Beach — 0-4: 4.6% Blackmans Bay — 0-4: 4.9%
5-14 8.7% / 13.0%
Kingston Beach — 5-14: 8.7% Blackmans Bay — 5-14: 13.0%
15-19 5.8% / 5.7%
Kingston Beach — 15-19: 5.8% Blackmans Bay — 15-19: 5.7%
20-24 5.5% / 4.9%
Kingston Beach — 20-24: 5.5% Blackmans Bay — 20-24: 4.9%
25-34 11.5% / 11.0%
Kingston Beach — 25-34: 11.5% Blackmans Bay — 25-34: 11.0%
35-44 11.5% / 13.7%
Kingston Beach — 35-44: 11.5% Blackmans Bay — 35-44: 13.7%
45-54 12.4% / 13.2%
Kingston Beach — 45-54: 12.4% Blackmans Bay — 45-54: 13.2%
55-64 12.3% / 12.9%
Kingston Beach — 55-64: 12.3% Blackmans Bay — 55-64: 12.9%
65-74 15.0% / 12.5%
Kingston Beach — 65-74: 15.0% Blackmans Bay — 65-74: 12.5%
75-84 9.8% / 6.4%
Kingston Beach — 75-84: 9.8% Blackmans Bay — 75-84: 6.4%
85+ 2.3% / 1.8%
Kingston Beach — 85+: 2.3% Blackmans Bay — 85+: 1.8%

Bars are drawn against the largest share shown (15.0%).

Who lives together

Household composition, 2021 Census.

Kingston Beach 33.9% couple families
Kingston Beach — Couple Families: 33.9% Kingston Beach — Lone Person: 44.2% Kingston Beach — One Parent Families: 14.5% Kingston Beach — Group Household: 6.7% Kingston Beach — Other Families: 0.6%
Blackmans Bay 46.6% couple families
Blackmans Bay — Couple Families: 46.6% Blackmans Bay — Lone Person: 32.0% Blackmans Bay — One Parent Families: 16.2% Blackmans Bay — Group Household: 4.0% Blackmans Bay — Other Families: 1.3%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Kingston Beach 25.5% renting
Kingston Beach — Owned Outright: 46.5% Kingston Beach — Mortgage: 28.1% Kingston Beach — Renting: 25.5%
Blackmans Bay 21.9% renting
Blackmans Bay — Owned Outright: 42.5% Blackmans Bay — Mortgage: 35.6% Blackmans Bay — Renting: 21.9%
Owned outright Mortgage Renting

Qualifications

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

Kingston Beach Blackmans Bay
Bachelor Degree 20.1% / 17.5%
Kingston Beach — Bachelor Degree: 20.1% Blackmans Bay — Bachelor Degree: 17.5%
Certificate III & IV 11.8% / 12.7%
Kingston Beach — Certificate III & IV: 11.8% Blackmans Bay — Certificate III & IV: 12.7%
Advanced Diploma / Diploma 8.9% / 8.2%
Kingston Beach — Advanced Diploma / Diploma: 8.9% Blackmans Bay — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 8.6% / 7.8%
Kingston Beach — Postgraduate Degree: 8.6% Blackmans Bay — Postgraduate Degree: 7.8%
Graduate Diploma / Certificate 3.8% / 3.4%
Kingston Beach — Graduate Diploma / Certificate: 3.8% Blackmans Bay — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (20.1%).

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.

Kingston Beach Blackmans Bay
England 6.6% / 5.4%
Kingston Beach — England: 6.6% Blackmans Bay — England: 5.4%
China 1.1% / 2.3%
Kingston Beach — China: 1.1% Blackmans Bay — China: 2.3%
South Africa 1.4% / 1.5%
Kingston Beach — South Africa: 1.4% Blackmans Bay — South Africa: 1.5%
Netherlands 1.6% / 0.8%
Kingston Beach — Netherlands: 1.6% Blackmans Bay — Netherlands: 0.8%
New Zealand 1.2% / 1.1%
Kingston Beach — New Zealand: 1.2% Blackmans Bay — New Zealand: 1.1%
Nepal 1.5% / —
Kingston Beach — Nepal: 1.5% Blackmans Bay — Nepal: not among its largest
India — / 0.8%
Kingston Beach — India: not among its largest Blackmans Bay — India: 0.8%

Bars are drawn against the largest share shown (6.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kingston Beach 82.7% houses
Kingston Beach — Houses: 82.7% Kingston Beach — Flats / Apartments: 9.4% Kingston Beach — Townhouses: 7.9%
Blackmans Bay 92.6% houses
Blackmans Bay — Houses: 92.6% Blackmans Bay — Flats / Apartments: 3.3% Blackmans Bay — Townhouses: 4.1%
Houses Flats / Apartments Townhouses

Property market

Kingston Beach Blackmans Bay
Median house price $911,000 $850,000
Median unit price $645,000 $640,000
Median land price $1,255,000 $730,000
Typical days to sell (houses) 24 days
from 16 sales
 25 days
from 49 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Kingston Beach Blackmans Bay
2 bed $820K / $692K
Kingston Beach — 2 bed: $820K (5 sales) Blackmans Bay — 2 bed: $692K (8 sales)

5 vs 8 sales

3 bed $900K / $805K
Kingston Beach — 3 bed: $900K (17 sales) Blackmans Bay — 3 bed: $805K (63 sales)

17 vs 63 sales

4 bed $932K / $1.1M
Kingston Beach — 4 bed: $932K (9 sales) Blackmans Bay — 4 bed: $1.1M (29 sales)

9 vs 29 sales

Zoning mix

Blackmans Bay has more land zoned for conservation (38% vs 8%).

Kingston Beach Blackmans Bay
Residential 78% 56%
Environmental 8% 38%
Parks and recreation 6% 3%
Infrastructure and transport 5% 3%
Commercial 2% 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

Kingston Beach Blackmans Bay
New dwellings approved 138
across Kingborough
same for both
Approvals change year on year -13%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Kingston Beach Blackmans Bay
Houses 3.3%
$700/wk on $1.1M
 3.4%
$650/wk on $995K
Units — 3.9%
$478/wk on $635K

Ranking within TAS

Kingston Beach Blackmans Bay
House price —
same for both
Income Higher than 71% of TAS Higher than 85% of TAS
Schools —
same for both
Walkability Higher than 94% of TAS Higher than 95% of TAS
Affordability —
same for both
EV adoption Higher than 90% of TAS
same for both
NBN connectivity Higher than 97% of TAS Higher than 95% of TAS
Rental yield (houses) Higher than 15% of TAS Higher than 18% of TAS
Rental yield (units) — Higher than 22% of TAS

Liveability

Kingston Beach Blackmans Bay
Grade B
same for both
Score 56/100 59/100
Socio-economic band advantaged area
decile 8/10
same for both

Risk profile

Kingston Beach Blackmans Bay
Bushfire High
99/100
 High
97/100
Crime Not mapped
no mapped data here
same for both
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
20/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Kingston Beach Blackmans Bay
Inside the suburb 1 2
Rated above peers 0 1
Rated at peers 0
same for both
Rated below peers 0 1
Universities within 10 km 1
Hobart, 8.2 km
 None

Schools in Kingston Beach

  • St Aloysius Catholic College - Kingston Beach Campus Catholic · Combined

Schools in Blackmans Bay

  • Illawarra Primary School Government · Primary above peers
  • Blackmans Bay Primary School Government · Primary below peers

Amenities in the suburb

Kingston Beach Blackmans Bay
Supermarkets 0 1
Cafes & restaurants 5 4
Parks & reserves 4 8
Childcare 4 5
GPs 0 1
Banks & Bank@Post 0 1
Fuel stations 1
same for both
Beaches 1 0

Mobility

Blackmans Bay sits further from the CBD (18.7 km vs 14 km).

Kingston Beach Blackmans Bay
Walkability score 57/100 64/100
Distance to Hobart 14 km 18.7 km
+34% vs other
Drive time (normal traffic) 17 min 21 min
Public transport score 89/100
Bus
 94/100
Bus
Peak arrivals per hour 38.0
7-9am + 5-7pm
 116.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 1.7%
postcode 7050
 1.7%
postcode 7052
Rooftop solar per 100 dwellings 30
postcode 7050
 33
postcode 7052

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.

Kingston Beach Blackmans Bay
Car (driver) 66.4% / 73.5%
Kingston Beach — Car (driver): 66.4% Blackmans Bay — Car (driver): 73.5%
Worked from Home 13.5% / 12.4%
Kingston Beach — Worked from Home: 13.5% Blackmans Bay — Worked from Home: 12.4%
Bus 10.1% / 5.7%
Kingston Beach — Bus: 10.1% Blackmans Bay — Bus: 5.7%
Car (passenger) 6.2% / 6.4%
Kingston Beach — Car (passenger): 6.2% Blackmans Bay — Car (passenger): 6.4%
Walked Only 3.4% / 1.4%
Kingston Beach — Walked Only: 3.4% Blackmans Bay — Walked Only: 1.4%

Bars are drawn against the largest share shown (73.5%).

Setting

Kingston Beach Blackmans Bay
Elevation 39 m
above sea level, at the suburb centre
 53 m
above sea level, at the suburb centre
Distance to the ocean 249 m
653 m to a named beach
 516 m
743 m to a named beach

NBN connectivity

Kingston Beach Blackmans Bay
Connectivity score 100/100 99/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
1,113 premises
 99%
3,392 premises

Climate

Kingston Beach Blackmans Bay
Annual rainfall —
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Kingston Beach Blackmans Bay
Average residential rate $1,735/yr
same for both
Council Kingborough
same for both

Federal electorate

Kingston Beach Blackmans Bay
Division Franklin
same for both
Member Julie Collins
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Kingston Beach Blackmans Bay
Grant amount $20,000
same for both
Property price cap —
same for both
Eligibility New
same for both

Tags

Kingston Beach

Beach Coastal Easy Commute Middle-Ring Parks Premium Professionals Retirees Transport Hub

Blackmans Bay

Beach Coastal Easy Commute Large Blocks Middle-Ring Premium Quiet Transport Hub

More comparisons

Other comparisons with Kingston Beach

Kingston Beach vs Kingston Kingston Beach vs Bonnet Hill

Other comparisons with Blackmans Bay

Blackmans Bay vs Kingston Blackmans Bay vs Howden Blackmans Bay vs Huntingfield Blackmans Bay vs Tinderbox
Full data on Kingston Beach Full data on Blackmans Bay
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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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