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Suburb profile ·Hobart LGA · TAS ·7007

Tolmans Hill TAS 7007

Tolmans Hill is in Hobart LGA, TAS, postcode 7007, with population 647.

Limited data

Thin-context

The page is still useful for local context, but the evidence stack is too thin for a clean one-page call. Use nearby stronger suburbs or compare mode before treating it as a serious shortlist decision.

$625/wk
Nov 2024 → Jul 2025 · 2 periods
TAS rental bonds · suburb grain · Jul 2025
$770
$770
Nov 2024Jul 2025
Why it fits

Transport coverage adds a practical access signal. Higher SEIFA context supports a stronger local-quality read.

What to check

Evidence depth is verify-heavy, so the profile should be treated as provisional. The page is thin enough that nearby alternatives should be checked before shortlisting. Small local population makes the signal set more fragile.

See what’s missing → Compare suburb Run calculator
Median house
—
No local house series
Median rent
$625/wk
Market rent signal
D10 vs AU
Gross yield
—
Need rent + price
Population
647
647 local footprint
D7 vs AU
Schools
—
No matched school data
Drive to city
—
Not in commute dataset
Solar
442
45 added 12mo · 3MW

Price history

House and unit medians · ABS + state datasets
No price history available

Price series isn't recorded for this suburb. Census housing data is shown instead.

Median mortgage · mth$2,400
Median rent · wk$625
Investor profile

Who invests in Tolmans Hill

Owner-occupied 92%Rented 8%
Investor activityATO
Negatively geared5.4%
119 of 350 landlords
Avg rental loss$6,650/yr
Landlords (rental income)350
Reported capital gains262
Investor exposure index(low vs national)32.7/100
The read

Owner-occupier stronghold

95% of homes here are owner-occupied and 8% rented, with 5% of landlords negatively geared.

Why it fits

95% owner-occupied — owner-occupiers hold longer and absorb rate shocks, supporting price stability.

ABS Census 2021 tenure (G37), ATO postcode rental statistics, and QuickProperty's investor-exposure index. Owner-occupied = owned outright + with a mortgage.

Affordability

Buying & renting · ABS Census + state data
19%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $2,400/mo, while renters pay about $2,708/mo — renting runs $308/mo higher on these medians.

Household income · yr
$172K
Median rent · wk
$625
Owner mortgage · mo
$2,400

Household income

ABS Census · ATO
$172K household · yr+152.7% vs TAS suburb median
Personal
$64K
Family
$176K
Household
$172K
Household income distribution (ABS Census 2021 · weekly)
Under $300
0
$300-649
4
$650-999
5
$1,000-1,499
17
$1,500-1,999
20
$2,000-2,999
38
$3,000-3,999
35
$4,000+
72

At the median asking rent, about 26% of households here would spend more than 30% of income on rent (rent stress line: $2,083/wk income).

Housing stock and tenure

ABS Census 2021
Tenure (211 households)
Owned outright
39%
Owned with mortgage
56%
Rented
8%
Dwelling structure4.5% of dwellings unoccupied on census night
Separate house
99%
Townhouse / semi
2%
Flat / apartment
0%

Getting to work: 80% drive, 1% public transport, 2% walk or cycle, 14% worked from home (2021 Census, taken during COVID-era work-from-home arrangements).

Livability

OSM · GTFS · schools + hospitals
6/ 100 livability index

Top 94% most liveable of 4,565Australian suburbs.

Peer distributionstronger than 6% of Australian suburbs
WeakerTypicalStronger
Everyday access0
Public transport (6 stops)25
Schools & hospitals0

Bar = this suburb's percentile · tick = typical (median) peer

Suburb-level access-density index (not an address-level walk-time score), normalised within Australian suburbs. Method based on the Urban Liveability Index (Higgs et al. 2019) and Walk Score — three equal-weighted domains combined with an imbalance penalty.

Building due diligence

Construction requirements can change by location.

Code baseline only

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

No local compliance layer is staged.

This is missing evidence, not evidence that the property has no constraints.

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Short-term rentals

Inside Airbnb
7
active listings · ~10.8 per 1,000 residents
57%
entire homes (vs private rooms)
57%
run by multi-listing operators

Active Airbnb listings point-mapped to this suburb from Inside Airbnb (CC BY 4.0). Occupancy and revenue are estimates from Inside Airbnb's San Francisco model (review-rate proxy, minimum-stay assumption, occupancy capped at 70%) — they are gross, indicative, and not a guarantee of returns. Short-stay letting is subject to state and local regulation.

Population outlook

ABS projection · Mount Nelson - Dynnyrne SA2 area · 2022 base
5,147 people · 20225,987 by 2032 (+16.3%)

ABS population projection (2022 base) for the Mount Nelson - Dynnyrne SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Tolmans Hill TAS — Property Data and Demographics

Tolmans Hill (postcode 7007) is a small locality in Tasmania within the Hobart local government area. The area has roughly 647 residents and a settled mid-life population, with a median age of 42. Households earn a median income of $172K per year, with an average household size of 3.1 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at -0.2% year-on-year at the LGA level. TAS employment has moved -1.7% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. TAS also had 17 Commonwealth-backed major projects under construction, 2 underway, and 16 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are professionals, managers, community & personal service. Employment in the area leans toward healthcare and public admin & safety. The top ancestries reported are English, Australian, Chinese.

The median weekly rent is $625 (Census 2021). The median monthly mortgage repayment is $2,400.

Public transport access includes 6 bus stops.

Looking at the investment signals, Population growth of -0.2% year-on-year points to declining demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Pop. Growth-0.2%↓ Declining
Development+0%· Steady
InvestmentTAS
Mortgage · mth$2,400
Rent · wk(Census)$625
Population growth · Hobart LGAABS ERP
Population (2025)55,859
5-year growth-0.1% CAGR
YoY change-0.2%
20012025
Development · Hobart LGAABS Approvals
Approvals (2026)192
Houses 60%Units 40%
YoY change+0%
Employment · Hobart LGASALM
Unemployment (Dec-25)2.7%
YoY change-0.2pp
Dec-10Dec-25
Property investors · Postcode 7007ATO
Negatively geared5.4%
119 of filers
Avg rental loss$6,650/yr
Landlords (rental income)350
Reported capital gains262
People & prosperity
DemographicsCensus 21
Population647
Median age42
Household size3.1
HH income · wk$3,316
Personal income · wk$1,236
Persons / bedroom0.8
SEIFA indexABS
Advantage (IRSAD)10/10
Education (IEO)10/10
Economic (IER)10/10
Disadvantage (IRSD)10/10
Income momentumCensus 16→21
HH income · wk$2,883 → $3,316
Change+15%
vs TAS median-7.6 pp
Median rent+25%
softeningvs TAS 2016–21
Top occupationsCensus
Professionals129Managers86Community & Personal Service45Clerical & Administrative39Technicians & Trades38
Top industriesCensus
Healthcare69Public Admin & Safety50Education50Professional Services43Construction28
Top ancestryCensus
English303Australian228Chinese72Irish66Scottish60
Area & amenity
TransportGTFS
Bus stops6
Hospitals · Hobart LGAAIHW
Public1
Private5
Royal Hobart Hospitalpublic
Calvary - Lenah Valley Hospitalprivate
Calvary - St John's Hospitalprivate
Hobart Private Hospitalprivate
Icon Cancer Centre Hobartprivate
St Helen's Private Hospitalprivate
Aged care · Hobart LGAGEN
Facilities9
Residential places678
St Ann's123 places
Rivulet119 places
Rosary Gardens94 places
Mary Ogilvy Home80 places
Barrington Lodge77 places
Sandown Apartments69 places
+3 more in Hobart LGA
Childcare · Hobart LGAACECQA
Services35
Approved places2,741
Exceeding NQS13
Friends' Early Learning155 places
Children First Early Education South Hobart131 places
Collegiate Early Learning and Outside School Hours Care129 places
Discovery Early Learning Centres - Sacred Heart113 places
Goodstart Early Learning North Hobart113 places
Lady Gowrie - University South Education and Care Service113 places
+29 more in Hobart LGA
Nearby in Hobart LGA12
Glebe · 570Fern Tree · 763Dynnyrne · 1,633Sandy Bay$1.3M · 12,315West Hobart$911K · 6,525Lenah Valley$835K · 6,522Hobart$1.1M · 3,390South Hobart$870K · 5,886Battery Point · 2,096New Town$883K · 6,781Mount Nelson$940K · 2,749Ridgeway · 222
Tax calculatorsaustax.tools
Stamp Duty CalculatorTAS ↗Land Tax CalculatorTAS ↗Capital Gains Tax↗Depreciation Calculator↗Investment Property Tax↗
Shortlist workspace

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Current status
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Sources & freshness
Verify-heavy evidence

Tolmans Hill depends on evidence that should be verified before a decision.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
Prices come from release-based suburb series.

Official annual SA2 price series matched to suburb pages as fallback coverage

RENT POSTURE
Rent is falling back to Census, not a market feed.

This gives you directional coverage, but it is weaker than a current rent release.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
ABS Data by Region · Official annual SA2 price series matched to suburb pages as fallback coverage
medium stability · manual file · snapshot · release-based
Missing
Market rent
ABS Census 2021 · Using Census rent fallback
stable source · manual file · snapshot · census-cycle
Verify
Crime
State crime dataset · No linked local crime series
Missing
Schools
ACARA 2025 · No local school matches exposed
stable source · automated · every update · annual
Missing
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · 6 matched stops/stations
medium stability · manual file · snapshot · mixed
Available
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Sparse locality note

This page stays indexable because Tolmans Hill is a real locality with enough context to be directionally useful. The tradeoff is that coverage is lighter than a stronger suburb profile, so the read should stay cautious.

WHY IT LOOKS LIGHTER
The page is readable, but the local evidence base is lighter than a mainstream suburb profile.

Use it for direction first, then confirm the story against stronger neighbouring suburbs or the state hub before relying on it.

WHAT IS MISSING
Coverage is lighter across school matches, hospital coverage, and crime coverage.

The lighter areas here are school matches, hospital coverage, and crime coverage, so a single-page read should carry less weight than usual.

BEST NEXT STEP
Use this page to understand the locality shape, then compare outward.

Start here for context, then open compare, the state hub, or larger nearby suburbs before treating this as a complete market decision.

Page status
INDEXED WITH LIGHTER COVERAGE

This page remains visible, but it should be read as a locality brief rather than a full-confidence suburb profile.

HOW TO READ THIS PAGE

Read it as a direction-setter rather than a final answer: frame the locality, then verify with compare, stronger nearby suburbs, and the state hub.

Next step path
COMPARE OR CHECK NEARBY Open TAS hub Browse rankings
Stronger nearby reads

If Tolmans Hill feels too thin on its own, use these nearby suburbs as stronger local reads before making a shortlist decision.

Glebe most similar
similar rent profile similar suburb scale

pop -100 · rent -$175/wk

Similar local read: useful for context, but still compare the actual market signals.

Detail Compare
Fern Tree most similar
similar rent profile similar suburb scale

pop +100 · rent -$175/wk

Similar local read: useful for context, but still compare the actual market signals.

Detail Compare
Dynnyrne most similar
similar rent profile

pop +1000 · rent -$200/wk

Similar local read: useful for context, but still compare the actual market signals.

Detail Compare

Tolmans Hill FAQ

Common questions
  1. What LGA is Tolmans Hill in?

    Tolmans Hill is in the Hobart Local Government Area, TAS, postcode 7007. Council-level context for Hobart LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the typical weekly rent in Tolmans Hill?

    The median weekly rent in Tolmans Hill is $625/wk, based on ABS Census 2021 rent fallback.

  3. Is Tolmans Hill a good investment?

    QuickProperty's investment signals for Tolmans Hill show: Declining, Steady. These are computed from price, rent, income, and population data — not an opaque score.

  4. Where does QuickProperty get its data for Tolmans Hill?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  5. How often is the Tolmans Hill data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.