Bolwarra vs Warnervale
Property investment comparison - Bolwarra, NSW 2320 vs Warnervale, NSW 2259
Head-to-head across core investment metrics: Bolwarra wins 3, Warnervale 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 | Warnervale |
|---|---|---|
| Median house price | $955K | $960K |
| Median unit price | - | $800K |
| Gross rental yield (houses) | 3.76% | 4.26% |
| Gross rental yield (units) | 3.44% | 4.35% |
| 1-year house growth | +2.6%estimate | -4.3% |
| 3-year house growth | - | +8.9% |
| Vacancy rate | 1.1% | 3.6% |
| Population | 1,350 | 701 |
Bolwarra vs Warnervale: what the numbers say
The median house price is $955K in Bolwarra and $960K in Warnervale, so Bolwarra is the cheaper entry point, with Warnervale houses about 1% dearer.
On cash flow, Warnervale leads: houses there return a gross rental yield of 4.26%, compared with 3.76% in Bolwarra, a gap of 0.50 percentage points.
Over the past year house prices moved +2.6% in Bolwarra (an estimate) and -4.3% in Warnervale, so recent momentum favours Bolwarra, while Warnervale went backwards.
Rental vacancy is 1.1% in Bolwarra and 3.6% in Warnervale, so landlords in Bolwarra 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 701, larger than Warnervale; a larger suburb usually means a deeper pool of buyers and tenants.
In short: Warnervale for rental income, Bolwarra for a lower purchase price, Bolwarra for recent price momentum, Bolwarra 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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