Bolwarra vs Erowal Bay
Property investment comparison - Bolwarra, NSW 2320 vs Erowal Bay, NSW 2540
Head-to-head across core investment metrics: Bolwarra wins 2, Erowal Bay wins 2. 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 | Erowal Bay |
|---|---|---|
| Median house price | $955K | $955K |
| Median unit price | - | $625K |
| Gross rental yield (houses) | 3.76% | 2.76% |
| Gross rental yield (units) | 3.44% | 4.57% |
| 1-year house growth | +2.6%estimate | +2.4% |
| 3-year house growth | - | - |
| Vacancy rate | 1.1% | 0.9% |
| Population | 1,350 | 652 |
Bolwarra vs Erowal Bay: what the numbers say
Houses cost about the same in both suburbs: the median house price is $955K in Bolwarra and $955K in Erowal Bay.
On cash flow, Bolwarra leads: houses there return a gross rental yield of 3.76%, compared with 2.76% in Erowal Bay, a gap of 1.00 percentage points.
Over the past year house prices moved +2.6% in Bolwarra (an estimate) and +2.4% in Erowal Bay, so recent momentum favours Bolwarra, although both suburbs recorded growth.
Rental vacancy is 0.9% in Erowal Bay and 1.1% in Bolwarra, so landlords in Erowal Bay face less competition for tenants. Anything under 2% is generally read as a tight market where tenants compete for homes.
Bolwarra is the bigger suburb, with a population of 1,350 against 652, roughly 2.1 times the size of Erowal Bay; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Bolwarra for rental income, Bolwarra for recent price momentum, Erowal Bay for the tighter rental market. Which matters more depends on whether the investor is buying for cash flow, capital growth or affordability.
Keep exploring
- National investment guide - top suburbs across every metric
- Take the suburb finder quiz - 5 questions to match your goals
- How our investment score works
- Property investment glossary - every term defined
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