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Bolwarra, NSW 2320
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$955,000
market range $900K-$1.1M
Median Unit
$400,000
list-price estimate
Gross Yield (houses)
3.8%
1yr Growth (houses)
+2.6%
market range -2.5% to +10.0%
Investment snapshot for Bolwarra
Bolwarra has enough public data for first-pass screening across yield, vacancy, price and supply signals.
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Bolwarra market and investor summary
In Bolwarra, NSW 2320, the median house sells for around $955K, on a gross rental yield of 3.8% for houses. House prices have moved +2.6% over the past year. At 1.1% vacancy, it is a tight rental market that favours landlords.
For an investor, the rent-to-price profile sits mid-range: a gross house yield near 3.8% is neither a standout cashflow play nor a pure growth bet. Rental demand looks steady, with vacancy at 1.1% and a resident base that is not shrinking. Houses also take time to sell, around 64 days on market, so plan for a slower exit if you ever need one.
Living in Bolwarra: people, income and schools
Bolwarra is home to around 1,350 people, and the area has been growing steadily, up about 15% over five years. At a median age of 41, it reads as skewed a little older, and 85% of homes are owner-occupied. Owner-occupiers dominate, so stock turns over slowly and listings can be thin when you are trying to buy.
The typical household income runs to around $115,000 a year (about $2,220 a week). On socio-economic measures it ranks around the national middle on the ABS advantage index (5 out of 10). At current prices a median house runs to about 8.3 times local household income, in line with much of metropolitan Australia. Incomes have risen about 16% over five years, which tends to underpin what local buyers can pay.
Families have 19 schools within roughly 5km to choose from, testing a little above the national school average on ICSEA. It is fairly car-dependent; the suburb scores 1 for walkability and 1 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Premises.
- Population
- 1,350
- +15% over 5yr
- Median age
- 41 years
- Median household income
- $115,000/yr
- Households renting
- 13%
- Family households
- 81%
- Socio-economic rank
- 5/10
- ABS advantage index
- Schools within 5km
- 19
- avg ICSEA 1037
- Unemployment
- 3.4%
- Walk score
- 1/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Bolwarra
View all →Frequently asked questions about Bolwarra
What should I check before investing in Bolwarra?
Bolwarra has enough public data for first-pass screening across yield, vacancy, price and supply signals. Tight rental market (1.1% vacancy) gives landlords pricing power and low rental downtime. Compare those signals with nearby suburbs and individual listings before relying on the suburb-level view.
What are typical property prices in Bolwarra?
The median property price in Bolwarra, NSW 2320 is $955K for houses.
What rental yield does Bolwarra show?
The gross rental yield in Bolwarra is 3.8% for houses and 3.4% for units. Gross yield is calculated as annual rent divided by property price, and it doesn't account for expenses or tax.
What does recent house price growth show for Bolwarra?
House prices in Bolwarra are up 2.6% over the past year. Capital growth is a key driver of total investment return, so pair it with rental yield to get a full picture.
How tight is the rental market in Bolwarra?
The current vacancy rate in Bolwarra is 1.1%. A rate under 2% generally signals a tight rental market. This suburb's rental market is very tight, with landlords typically holding strong bargaining power and low rental downtime.
How many people live in Bolwarra?
Bolwarra has a population of approximately 1,350 residents, with a median age of 41.
What schools are near Bolwarra?
There are 19 schools within roughly 5km of Bolwarra. Their average ICSEA is a little above the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Bolwarra affordable to buy in?
A median house in Bolwarra costs about 8.3 times the median local household income (broadly in line with metropolitan Australia). The ratio compares the median house price with annual household income; it is a rough affordability gauge, not a substitute for your own borrowing assessment.
Is Bolwarra's population growing?
The population of Bolwarra has grown about 15% over the past five years, an above-average pace. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
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