Not sure where to invest? Take the 2-min quiz and we'll rank your top 10 suburbs.
Take the 2-min quiz12,000+ suburbs | 110k+ live listings | refreshed daily
Sign up free to save this suburb, build a shortlist, and compare against 12,000+ Australian suburbs.
See a sample suburb report before signing up or paying. | Take the 30-second product tour
Erowal Bay, NSW 2540
Suburb profile: median house and unit prices, rental yield, capital growth, vacancy and demographics
Data updated
Median House
$955,000
market range $925K-$1M
Median Unit
$625,000
Gross Yield (houses)
2.8%
1yr Growth (houses)
+2.4%
market range +0.0% to +7.5%
Investment snapshot for Erowal Bay
Erowal Bay has enough public data for first-pass screening across yield, vacancy, price and supply signals.
Read the full Erowal Bay verdict
Pros, risks, supporting metrics, investment score and cashflow. Included with Pro access.
Short-term access. No subscription. See all plans
See sample analysis before paying.
Investment score breakdown
See exactly which signals drive Erowal Bay - yield, growth, affordability, vacancy, livability, safety, and demographics.
Access from $20. Cancel anytime. See all plans
Secure checkout by Stripe. Cancel anytime.
Erowal Bay market and investor summary
In Erowal Bay, NSW 2540, the median house sells for around $955K, on a gross rental yield of 2.8% for houses. House prices have moved +2.4% over the past year. At 0.9% vacancy, it is a tight rental market that favours landlords.
For an investor, this reads as a capital-growth market more than a cashflow one. A gross house yield around 2.8% will not cover holding costs in the early years, so the case leans on price appreciation. Rental demand looks steady, with vacancy at 0.9% and a resident base that is not shrinking. Houses also take time to sell, around 89 days on market, so plan for a slower exit if you ever need one.
Living in Erowal Bay: people, income and schools
Erowal Bay has a resident population of roughly 652, a number that has held fairly steady over five years. At a median age of 49, it reads as skewed a little older, and 73% 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 $73,000 a year (about $1,410 a week). On socio-economic measures it ranks around the national middle on the ABS advantage index (4 out of 10). At current prices a median house runs to a steep 13.1 times local household income, so affordability is a genuine constraint on local buyers. Locally, around 36% of household income goes to mortgage repayments, a level usually flagged as mortgage stress.
Families have 4 schools within roughly 5km to choose from, testing below the national school average on ICSEA. It is fairly car-dependent; the suburb scores 2 for walkability and 1 for transit out of 100. Fixed broadband is delivered over the NBN's Fibre to the Node.
- Population
- 652
- +4% over 5yr
- Median age
- 49 years
- Median household income
- $73,000/yr
- Households renting
- 25%
- Family households
- 69%
- Socio-economic rank
- 4/10
- ABS advantage index
- Schools within 5km
- 4
- avg ICSEA 939
- Unemployment
- 4.4%
- Walk score
- 2/100
Demographic, school and socio-economic figures are sourced from the ABS Census, SEIFA and ACARA. Property metrics reflect PropRadar's latest data.
Properties in Erowal Bay
View all →Frequently asked questions about Erowal Bay
What should I check before investing in Erowal Bay?
Erowal Bay has enough public data for first-pass screening across yield, vacancy, price and supply signals. Unit gross rental yield of 4.6% gives a usable rent-to-price starting point. Tight rental market (0.9% 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 Erowal Bay?
The median property price in Erowal Bay, NSW 2540 is $955K for houses and $625K for units.
What rental yield does Erowal Bay show?
The gross rental yield in Erowal Bay is 2.8% for houses and 4.6% 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 Erowal Bay?
House prices in Erowal Bay are up 2.4% 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 Erowal Bay?
The current vacancy rate in Erowal Bay is 0.9%. 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 Erowal Bay?
Erowal Bay has a population of approximately 652 residents, with a median age of 49.
What schools are near Erowal Bay?
There are 4 schools within roughly 5km of Erowal Bay. Their average ICSEA is below the national mean of 1000. ICSEA is the ABS measure of a school community's socio-educational advantage.
Is Erowal Bay affordable to buy in?
A median house in Erowal Bay costs about 13.1 times the median local household income (a high multiple that makes the suburb a stretch for median local earners). 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 Erowal Bay's population growing?
The population of Erowal Bay has grown modestly, about 4% over five years. Population growth feeds underlying housing demand, so it is worth weighing alongside price and yield.
Keep researching with PropRadar
Free tools for the rest of your investment decision, no card required.
Beyond each listing
PropRadar works across your whole search: shortlists and portfolios start free, while heavier discovery, export and advisory workflows are available on paid tiers.
Portfolio tracking
Track owned properties with portfolio value, LVR, yield, cashflow and allocation rolled up in one place.
Open portfolioWatchlists and saved searches
Shortlist up to 5 properties and suburbs for free. Essentials raises the limits and adds saved search alerts.
Open watchlistDeal Finder
A live Pro browser for undervalued listings with solid yield, ranked so thin price gaps stay out of the list.
Open Deal FinderMarket Finder
Shortlist suburbs by yield, growth, vacancy, active inventory and sales depth before you inspect individual listings.
Open Market FinderStrategy tools
Hold vs Sell, Stress Tester, Strategy Recommender and Portfolio Rebalancer for decisions across several properties.
Open toolsBuilding a product on property data? Explore the PropRadar API