BOLWARRA HEIGHTS
Investor score
49
Liveability score
48
Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.
Median price
Real$821,000
NSW VG · 2026
Rent yield
Real3.9%
computed from govt data
Annual growth
Real-1.7%
annualised from govt data
Vacancy rate
Est.1.8%
modelled estimate
AI insights for BOLWARRA HEIGHTS
Investment analysis, risks & comparisons
BOLWARRA HEIGHTS shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.
Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.
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Median rent
$620/wk
NSW Fair Trading · Apr 2026
Demand change
+4.6%
annual shift
Yield × growth index
1.1
combined signal
Net yield (est.)
2.77%
after mgmt, rates, insurance, maintenance
5-yr growth (CAGR)
+7.2%
est. compound, long-run avg
10-yr growth (CAGR)
+4.8%
est. compound, long-run avg
Rental demand
52 / 100
Moderate demand
Supply pipeline
Est.1.1%
new dwellings approved / stock · Modelled estimate
Low supply pressure
5-year price history
Source: NSW VG · 2026 · all sources
Market overview
BOLWARRA HEIGHTS is a NSW suburb offering moderate rental yield and moderate price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.
Highlights
- Rental yield 3.9% with stable tenant demand
- Access to national transport network and amenities
Risk factors
- Below-average growth — limited capital appreciation signal
- Subject to broader interest rate and economic conditions
Community profile
Source: ABS Census 2021 · ATO 2022–23Median household income
$1,807/wk
$56k taxable p.a.
Renters
26.5%
70.1% owner-occupier
Median age
37.0 yrs
Unemployment
4.2%
Population growth
+1.5% p.a.
Investor-owned
10.0%
of all dwellings (ATO)
Houses
81%
8% apartments
Degree qualified
24.4%
bachelor's or higher (ABS)
Work from home
19.9%
of employed residents (ABS Census)
Median lot size
780 m²
Large block
Household size
2.4 persons
avg per dwelling (ABS Census)
Short-term rental
1.9%
Mostly long-term tenants
Market activity
Distance to CBD
129.1 km
Regional
Days on market
31 days
Normal turnover
Auction clearance
46.1%
Buyer's market
Walkability
3 / 100
Car-dependent
Coastal proximity
30.4 km
Inland
NBN technology
FTTNStandard — fibre to node
Population density
682/km²
Suburban
Schools in postcode 2320
🏫Primary (8)
Government · Yrs K-2 · Major Cities
St John the Baptist Primary School
Catholic · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Catholic · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs K-6 · Major Cities
Government · Yrs P-6 · Major Cities
🎓Secondary (3)
Catholic · Yrs 7-12 · Major Cities
Independent · Yrs 11-12 · Major Cities
Rutherford Technology High School
Government · Yrs 7-12 · Major Cities
ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.
Liveability & safety
Safety index
Safe0.0 offences / 100 persons
Source: NSW BOCSAR · 2024-25
School quality
Average11 schools in postcode area
Source: ACARA My School 2025
Transit access
LimitedSource: State GTFS feeds
Gentrification signal
17
/ 100
Established suburb with stable demographics. Consistent demand but lower gentrification upside.
Composite: education premium · youth cohort · rental activity · price gap · transit quality
Environmental risk
Flood risk
Source: State GIS flood zone data
Bushfire risk
Source: CFA / RFS / DFES zone data
Storm risk
Coastal exposure + state climate
Live suburb intelligence
Fetching live data…Location
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