Bolton Point
With 40.6% of residents renting and household income in the 26th percentile nationally, Bolton Point sits well below average affluence for a Lake Macquarie suburb where 85.3% of dwellings are separate houses. The median age of 43 is 3 years above national, and the senior share has risen 2.4 points over the decade, pointing toward a steadily aging owner-occupier base. Despite low incomes, the median house price reached $780,000 by 2025, up 26.2% from $650,000 in 2024, a gap that makes affordability a genuine constraint for local buyers competing against external demand.
Population
2,124
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$1,217/wk
DAs (12 months)iDevelopment Applications lodged in the past year
8
Median House
$780K
2024-2025 (PSI derived)
The median house price for Bolton Point sat at $650,000 in 2024 and rose to $820,000 by the latest 2025 measurement, a 26.2% increase in one year. The dominant stock is three-bedroom separate houses, which account for 56.2% of dwellings, with a further 27.3% having four or more bedrooms. Monthly mortgage repayments average $1,517, translating to a mortgage-to-income ratio of 28.8%, below the 30% stress threshold, which means carrying a mortgage here remains manageable compared to higher-income coastal markets. Separate houses make up 85.3% of the stock, well above the state average, so competition for detached homes is fierce relative to supply. The 27.6% who own outright reflects an older base of established residents rather than a new-buyer market.
For Buyers
The median house price for Bolton Point sat at $650,000 in 2024 and rose to $820,000 by the latest 2025 measurement, a 26.2% increase in one year. The dominant stock is three-bedroom separate houses, which account for 56.2% of dwellings, with a further 27.3% having four or more bedrooms. Monthly mortgage repayments average $1,517, translating to a mortgage-to-income ratio of 28.8%, below the 30% stress threshold, which means carrying a mortgage here remains manageable compared to higher-income coastal markets. Separate houses make up 85.3% of the stock, well above the state average, so competition for detached homes is fierce relative to supply. The 27.6% who own outright reflects an older base of established residents rather than a new-buyer market.
For Investors
Bolton Point has a renter share of 40.6%, significantly higher than the national average, supported by weekly rents of $267. The vacancy rate of 7.1% is elevated and signals some softness in the rental market, so investors should factor in potential void periods. Development activity is modest at 7 applications in 12 months, limiting new competing supply. The forecast is positive: net internal migration runs at 125 people per year, making internal migration the primary driver of population growth, and the SA2 population is projected to grow from 10,625 in 2025 to 11,183 by 2031. Rent has grown 48.7% over the measurement period, well above income growth of 30.4%, suggesting rental yields have improved despite the high vacancy rate.
Development Activity
Total DAs
81
Last 12 Months
8
YoY ChangeiYear-over-year change in DA lodgements
-20.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Bolton Point's median age of 43 is 3 years above the national figure, and the senior share has increased 2.4 points over the decade, confirming an aging trajectory. University qualifications reach 21.5%, which is 8.6 percentage points below national, consistent with a working-class and trade-oriented resident base. The overseas-born share is 9.7%, sitting 11.9 points below national, and ancestry is heavily Anglo-Celtic led by English (873 residents), Scottish (210) and Irish (208). Average household size of 2.5 matches the national figure. Christianity is by far the dominant faith at 998 residents, with Buddhism (25) and other religions minor. The volunteering rate of 14.2% and a 13% need-assistance rate reflect an older community with growing care needs.
Age Distribution
Bedrooms
Dwelling Structure
85.3%
Houses
14.0%
Townhouse
0.6%
Apartment
Tenure
Tenure in Bolton Point is split across three significant groups: 27.6% own outright, 31.8% hold a mortgage, and 40.6% rent, a renter share higher than most comparable NSW lake-side suburbs. The stock is overwhelmingly separate houses at 85.3%, with semi-detached at 14.0% and apartments at just 0.6%. Three-bedroom homes dominate at 56.2%, with four-plus at 27.3%. The median house price rose from $650,000 in 2024 to $820,000 in 2025, a 26.2% one-year gain, and the mortgage-to-income ratio of 28.8% remains just below the 30% stress threshold. Rent-to-income at 21.9% is below the stress level, so renters are not under acute pressure. The vacancy rate of 7.1% is above typical levels, suggesting more supply than current demand can fully absorb.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$267
HH Size
2.5
Personal Income / wk
$623
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.1%
Unoccupied
59
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.8%
Community Profile
Ancestry
Household Composition
29.1%
Couples, no children
1,627
Total families
Economy & Employment
Healthcare dominates the local employment base at 25.0% of workers (119 people), followed by Education at 12.6% (60) and Construction at 10.3% (49), with Public Administration at 6.5% and Manufacturing at 6.1%. By occupation, Professionals lead at 126 workers, followed by Community and Personal Service (118), Labourers (92), Clerical/Admin (85) and Sales (77). The unemployment rate is 9.3%, notably high, and the participation rate of just 44.0% is well below national norms, because 827 residents are not in the labour force, consistent with the aging profile. Household income sits in the 26th percentile nationally, placing Bolton Point in the lower-income tier. The SEIFA IRSAD decile of 3 and IEO decile of 3 both rank in the lower tier compared to the NSW state average.
Unemployment
5.9%
Labour Force
5,213
Unemployed
309
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.5%
Part-time
35.2%
Participation
44.0%
Employed
694
Occupations
Top Industries
University
21.5%
Postgraduate
4.8%
Born Overseas
9.7%
Dwellings
776
Transport to Work
Bolton Point is almost entirely car-dependent: 90.3% of residents commute by car and only 0.8% use public transport, below the NSW average and reflecting limited bus frequency to the Lake Macquarie area. The suburb spans just 1.68 square kilometres at a density of 1,263 people per km2. No schools are recorded inside the suburb boundary, so families rely on institutions in adjoining suburbs. Crime data is not available for Bolton Point in this dataset. The IRSAD decile of 3 places the suburb in the lower third of advantage nationally, indicating fewer resources and services compared to the state median. Housing stress is contained, with rent-to-income at 21.9% and mortgage-to-income at 28.8%, both below conventional stress thresholds, which means day-to-day affordability for existing residents is manageable despite the lower income base.
Drive
90.3%
Public Transport
0.8%
Walk / Cycle
1.2%
Work from Home
N/A
Population Forecast
+1.08%/yr
(+115 people/yr)
EstablishedThe SA2 containing Bolton Point has grown 16.5% over the past decade, with the forecast suggesting further expansion from 10,625 residents in 2025 to 11,183 by 2031 under the medium scenario, adding roughly 115 persons per year at 1.08% annual growth. Internal migration is the primary driver at a net 125 arrivals per year, while overseas migration contributes a smaller 28 per year. The gentrification score of 36 and stage of Early signs indicates modest but real upward pressure, with population up 18% since 2011 and affordability improving from 50.3% in 2011 to 46.6% in 2021. The high 82.3% residential stability rate suggests most residents stay once settled, which supports a relatively predictable demand base for local housing compared to high-turnover suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+28
Net Internal / yr
+125
Gentrification Signal
Early signs
Population +18% since 2011, Net internal migration +125/yr, Accelerating: -4% → 22%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bolton Point compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bolton Point a good suburb to live in?
Bolton Point suits residents seeking affordable lake-side living in a car-dependent, house-dominated suburb. The IRSAD decile of 3 places it in the lower third nationally for advantage, and household income sits in the 26th percentile. That said, mortgage-to-income at 28.8% and rent-to-income at 21.9% stay below stress thresholds, so everyday costs remain manageable.
What is the median house price in Bolton Point?
The median house price reached $820,000 in 2025, up 26.2% from $650,000 in 2024. Weekly rent averages $267 and monthly mortgage repayments are approximately $1,517, giving a mortgage-to-income ratio of 28.8%, just below the 30% stress threshold.
What schools are in Bolton Point?
No schools are recorded inside Bolton Point's 1.68 km2 boundary in this dataset. Families rely on schools in neighbouring Lake Macquarie suburbs. University qualifications in the suburb sit at 21.5%, which is 8.6 percentage points below the national figure.
Is Bolton Point safe?
Detailed crime statistics are not available for Bolton Point in this dataset. As an indirect indicator, the suburb scores IRSAD decile 3 nationally, placing it in the lower-advantage tier. The volunteering rate is 14.2% and 13% of residents (261 people) need daily assistance, reflecting the older demographic profile.
Is Bolton Point good for property investment?
The 40.6% renter share is above average and rent grew 48.7% over the measurement period, both positive signals. However, the vacancy rate of 7.1% is elevated compared to typical investment-grade suburbs, and weekly rent of $267 against a $780,000 median implies a modest gross yield. The medium population forecast adds roughly 115 residents per year through 2031, supporting underlying demand.
How is Bolton Point's population changing?
The SA2 population grew 16.5% over 10 years and is forecast to reach 11,183 by 2031, up from 10,625 in 2025. Annual growth runs at 1.08%, with internal migration the primary driver at net 125 arrivals per year. The gentrification stage is Early signs, with population up 18% since 2011.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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