Bolwarra Heights vs Richmond
Property investment comparison - Bolwarra Heights, NSW 2320 vs Richmond, NSW 2753
Head-to-head across core investment metrics: Bolwarra Heights wins 2, Richmond wins 3. The better choice depends on whether you're optimising for cash flow, growth, affordability, or liquidity, the table below highlights the winner on each metric.
| Metric | Bolwarra Heights | Richmond |
|---|---|---|
| Median house price | $1.0M | $1.0M |
| Median unit price | $520K | $685K |
| Gross rental yield (houses) | - | 3.20% |
| Gross rental yield (units) | 5.95% | 4.20% |
| 1-year house growth | +7.5% | +8.4% |
| 3-year house growth | +18.2% | +19.3% |
| Vacancy rate | 1.6% | 1.1% |
| Population | 3,436 | 5,418 |
Bolwarra Heights vs Richmond: what the numbers say
Houses cost about the same in both suburbs: the median house price is $1.0M in Bolwarra Heights and $1.0M in Richmond.
For units, Bolwarra Heights sits at a median of $520K against $685K in Richmond, which makes Bolwarra Heights the more affordable unit market and Richmond the pricier one.
Over the past year house prices moved +7.5% in Bolwarra Heights and +8.4% in Richmond, so recent momentum favours Richmond, although both suburbs recorded growth.
Looking back three years, Bolwarra Heights houses are +18.2% and Richmond houses +19.3%, so Richmond has compounded faster than Bolwarra Heights over the longer window.
Rental vacancy is 1.1% in Richmond and 1.6% in Bolwarra Heights, so landlords in Richmond face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Richmond is the bigger suburb, with a population of 5,418 against 3,436, larger than Bolwarra Heights; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Richmond for recent price momentum, Richmond for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
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Bolwarra Heights, NSW 2320
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