Kingston vs Blackmans Bay

Kingston is the younger of the two, with a median age of 36 against 42 in Blackmans Bay. 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. Houses cost more in Blackmans Bay: a median of $850,000, against $763,000 in Kingston. Kingston is closer to the city centre: 14.3 km, against 18.7 km.

Kingston is a larger, younger suburb closer to the CBD at 14.3 km, with notably higher walkability (57 vs 21) and liveability scores (58 vs 45), making it more suited to those prioritising urban convenience. Blackmans Bay offers higher median household income at $93,912 versus $78,884, sits in a higher socio-economic decile (8 vs 6), and commands higher property prices, though both suburbs face elevated bushfire risk. Rental yields on houses favour Kingston at 4.2 percent, while unit yields are comparable, so the choice largely depends on whether you value walkability and proximity to services or a more affluent, quieter setting.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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

Kingston

ahead on 2 of the 5 things we measure here

  • has more schools inside the suburb (6 vs 2)
  • has more parks and reserves (21 vs 8)

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

First-home buyers

Kingston

ahead on 2 of the 4 things we measure here

  • has cheaper land ($466,000 vs $730,000)
  • has cheaper houses ($763,000 vs $850,000)

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

They split

one each way, out of the 4 things we measure here

  • Kingston sits closer to the CBD (14.3 km vs 18.7 km)
  • Blackmans Bay is more walkable (64/100 vs 21/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Kingston has more GPs (4 vs 1)
  • Blackmans Bay is more walkable (64/100 vs 21/100)

Weighs smaller dwellings, who already lives there, GPs, and walkability.

Investors

Kingston

ahead on 3 of the 3 things we measure here

  • is growing faster (18.1% vs 7.6%)
  • returns a higher gross yield on houses (4.2% vs 3.4%)
  • returns a higher gross yield on units (4.6% vs 3.9%)

Weighs house yield, unit yield, and population growth.

Where they sit

Kingston 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 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 Blackmans Bay
Walkability 21 / 64
Kingston — Walkability: 21/100 Blackmans Bay — Walkability: 64/100
Low fire risk 8 / 3
Kingston — Low fire risk: 8/100 Blackmans Bay — Low fire risk: 3/100

Demographics

Kingston has more residents (12,288 vs 7,688); Blackmans Bay has higher household incomes ($93,912 vs $78,884).

Kingston Blackmans Bay
Population 12,288
+37% vs other
 7,688
Population trend (2016 → 2021) +18.1% +7.6%
Median age 36 42
Median household income $78,884/yr $93,912/yr
+19% vs other
Median weekly rent $380/wk $400/wk
+5% vs other

Age profile

Share of residents in each band, 2021 Census.

Kingston Blackmans Bay
0-4 5.8% / 4.9%
Kingston — 0-4: 5.8% Blackmans Bay — 0-4: 4.9%
5-14 11.8% / 13.0%
Kingston — 5-14: 11.8% Blackmans Bay — 5-14: 13.0%
15-19 5.6% / 5.7%
Kingston — 15-19: 5.6% Blackmans Bay — 15-19: 5.7%
20-24 5.8% / 4.9%
Kingston — 20-24: 5.8% Blackmans Bay — 20-24: 4.9%
25-34 18.1% / 11.0%
Kingston — 25-34: 18.1% Blackmans Bay — 25-34: 11.0%
35-44 13.8% / 13.7%
Kingston — 35-44: 13.8% Blackmans Bay — 35-44: 13.7%
45-54 11.0% / 13.2%
Kingston — 45-54: 11.0% Blackmans Bay — 45-54: 13.2%
55-64 9.7% / 12.9%
Kingston — 55-64: 9.7% Blackmans Bay — 55-64: 12.9%
65-74 9.8% / 12.5%
Kingston — 65-74: 9.8% Blackmans Bay — 65-74: 12.5%
75-84 6.2% / 6.4%
Kingston — 75-84: 6.2% Blackmans Bay — 75-84: 6.4%
85+ 2.4% / 1.8%
Kingston — 85+: 2.4% Blackmans Bay — 85+: 1.8%

Bars are drawn against the largest share shown (18.1%).

Who lives together

Household composition, 2021 Census.

Kingston 39.0% couple families
Kingston — Couple Families: 39.0% Kingston — Lone Person: 37.2% Kingston — One Parent Families: 17.2% Kingston — Group Household: 5.3% Kingston — Other Families: 1.4%
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 29.8% renting
Kingston — Owned Outright: 34.0% Kingston — Mortgage: 36.1% Kingston — Renting: 29.8%
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 Blackmans Bay
Bachelor Degree 16.2% / 17.5%
Kingston — Bachelor Degree: 16.2% Blackmans Bay — Bachelor Degree: 17.5%
Certificate III & IV 12.2% / 12.7%
Kingston — Certificate III & IV: 12.2% Blackmans Bay — Certificate III & IV: 12.7%
Postgraduate Degree 8.6% / 7.8%
Kingston — Postgraduate Degree: 8.6% Blackmans Bay — Postgraduate Degree: 7.8%
Advanced Diploma / Diploma 7.6% / 8.2%
Kingston — Advanced Diploma / Diploma: 7.6% Blackmans Bay — Advanced Diploma / Diploma: 8.2%
Graduate Diploma / Certificate 2.5% / 3.4%
Kingston — Graduate Diploma / Certificate: 2.5% Blackmans Bay — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (17.5%).

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 Blackmans Bay
England 4.3% / 5.4%
Kingston — England: 4.3% Blackmans Bay — England: 5.4%
China 6.5% / 2.3%
Kingston — China: 6.5% Blackmans Bay — China: 2.3%
South Africa 1.0% / 1.5%
Kingston — South Africa: 1.0% Blackmans Bay — South Africa: 1.5%
New Zealand 1.1% / 1.1%
Kingston — New Zealand: 1.1% Blackmans Bay — New Zealand: 1.1%
India 1.1% / 0.8%
Kingston — India: 1.1% Blackmans Bay — India: 0.8%
Nepal 1.5% / —
Kingston — Nepal: 1.5% Blackmans Bay — Nepal: not among its largest

Bars are drawn against the largest share shown (6.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Kingston 89.1% houses
Kingston — Houses: 89.1% Kingston — Townhouses: 10.0% Kingston — Flats / Apartments: 0.9%
Blackmans Bay 92.6% houses
Blackmans Bay — Houses: 92.6% Blackmans Bay — Townhouses: 4.1% Blackmans Bay — Flats / Apartments: 3.3%
Houses Townhouses Flats / Apartments

Property market

Kingston Blackmans Bay
Median house price $763,000 $850,000
Median unit price $607,500 $640,000
Median land price $466,000 $730,000
Typical days to sell (houses) 23 days
from 126 sales
 25 days
from 49 sales

Unit price by bedroom count

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

Kingston Blackmans Bay
2 bed $575K / $585K
Kingston — 2 bed: $575K (35 sales) Blackmans Bay — 2 bed: $585K (19 sales)

35 vs 19 sales

3 bed $668K / $782K
Kingston — 3 bed: $668K (20 sales) Blackmans Bay — 3 bed: $782K (12 sales)

20 vs 12 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 Blackmans Bay
2 bed $572K / $692K
Kingston — 2 bed: $572K (20 sales) Blackmans Bay — 2 bed: $692K (8 sales)

20 vs 8 sales

3 bed $735K / $805K
Kingston — 3 bed: $735K (133 sales) Blackmans Bay — 3 bed: $805K (63 sales)

133 vs 63 sales

4 bed $901K / $1.1M
Kingston — 4 bed: $901K (56 sales) Blackmans Bay — 4 bed: $1.1M (29 sales)

56 vs 29 sales

Zoning mix

Kingston has more land zoned for conservation (57% vs 38%); Kingston has more rural and farming land (14% vs 0%).

Kingston Blackmans Bay
Environmental 57% 38%
Residential 13% 56%
Rural and farming 14% 0%
Infrastructure and transport 10% 3%
Parks and recreation 4% 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 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 Blackmans Bay
Houses 4.2%
$640/wk on $795K
 3.4%
$650/wk on $995K
Units 4.6%
$560/wk on $635K
 3.9%
$478/wk on $635K

Ranking within TAS

Kingston Blackmans Bay
House price —
same for both
Income Higher than 70% of TAS Higher than 85% of TAS
Schools Higher than 28% of TAS —
Walkability Higher than 85% 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 92% of TAS Higher than 95% of TAS
Rental yield (houses) Higher than 50% of TAS Higher than 18% of TAS
Rental yield (units) Higher than 51% of TAS Higher than 22% of TAS

Liveability

Blackmans Bay is more walkable (64 vs 21); Blackmans Bay scores higher overall (59 vs 45).

Kingston Blackmans Bay
Grade C B
Score 45/100 59/100
Socio-economic band mid-range socio-economic
decile 6/10
 advantaged area
decile 8/10

Risk profile

Kingston Blackmans Bay
Bushfire High
92/100
 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 None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Kingston Blackmans Bay
Inside the suburb 6 2
Rated above peers 1
same for both
Rated at peers 2 0
Rated below peers 1
same for both
Universities within 10 km 1
Hobart, 6.9 km
 None

Schools in Kingston

  • Calvin Christian School Independent · Primary above peers
  • Kingston High School Government · Secondary at peers
  • Southern Christian College Independent · Combined at peers
  • Kingston Primary School Government · Primary below peers
  • Calvin Christian School - Secondary Campus Independent · Secondary
  • Indie School - Glenorchy (Kingston Campus) Independent · Secondary · Special school

Schools in Blackmans Bay

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

Amenities in the suburb

Kingston Blackmans Bay
Supermarkets 5 1
Cafes & restaurants 13 4
Parks & reserves 21 8
Childcare 4 5
GPs 4 1
Pharmacies 5 0
Police stations 1 0
Banks & Bank@Post 5 1
Fuel stations 3 1
EV chargers 2 0
Waterways 14 0

Mobility

Blackmans Bay sits further from the CBD (18.7 km vs 14.3 km).

Kingston Blackmans Bay
Walkability score 21/100 64/100
Distance to Hobart 14.3 km 18.7 km
+31% vs other
Drive time (normal traffic) 21 min
same for both
Public transport score 94/100
Bus
same for both
Peak arrivals per hour 227.8
7-9am + 5-7pm
 116.5
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
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 Blackmans Bay
Car (driver) 72.7% / 73.5%
Kingston — Car (driver): 72.7% Blackmans Bay — Car (driver): 73.5%
Worked from Home 9.9% / 12.4%
Kingston — Worked from Home: 9.9% Blackmans Bay — Worked from Home: 12.4%
Bus 7.7% / 5.7%
Kingston — Bus: 7.7% Blackmans Bay — Bus: 5.7%
Car (passenger) 7.0% / 6.4%
Kingston — Car (passenger): 7.0% Blackmans Bay — Car (passenger): 6.4%
Walked Only 2.3% / 1.4%
Kingston — Walked Only: 2.3% Blackmans Bay — Walked Only: 1.4%

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

Setting

Kingston Blackmans Bay
Elevation 62 m
above sea level, at the suburb centre
 53 m
above sea level, at the suburb centre
Distance to the ocean 3.3 km
3.4 km to a named beach
 516 m
743 m to a named beach

NBN connectivity

Kingston Blackmans Bay
Connectivity score 96/100 99/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 93%
6,183 premises
 99%
3,392 premises

Climate

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

Council rates

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

Federal electorate

Kingston Blackmans Bay
Division Clark Franklin
Member Andrew Wilkie Julie Collins
Party Independent Australian Labor Party

First Home Owner Grant

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

Tags

Kingston

Acreage Easy Commute Middle-Ring River Transport Hub

Blackmans Bay

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

More comparisons

Other comparisons with Kingston

Kingston vs Margate Kingston vs Taroona Kingston vs Mount Nelson Kingston vs Kingston Beach Kingston vs Fern Tree Kingston vs Huntingfield

Other comparisons with Blackmans Bay

Blackmans Bay vs Kingston Beach Blackmans Bay vs Howden Blackmans Bay vs Huntingfield Blackmans Bay vs Tinderbox
Full data on Kingston Full data on Blackmans Bay
Unlock full address-level data — $29/month

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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