Bolwarra Heights
With 92.8% of households ranking in the top income percentile nationally and 77.8% of dwellings carrying four or more bedrooms, Bolwarra Heights reads as a purpose-built family suburb rather than a mixed-use catchment. The population of 3,436 sits at a median age of 36, which is 4 years below the national figure, and 82.1% of residents stayed at the same address in the five years prior to the Census, signalling strong retention once families arrive. Separate houses make up 97.7% of all dwellings, one of the highest rates you will find anywhere in NSW, and only 10.6% of residents rent.
Population
3,436
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$2,546/wk
DAs (12 months)iDevelopment Applications lodged in the past year
37
Median House
$930K
2024-2025 (PSI derived)
The median house price of $930,000 reflects a slight softening from the 2024 peak of $995,000, a 6.5% fall over one year. That correction brings the mortgage-to-income ratio to 19.7%, comfortably below the 30% stress threshold, making repayments more manageable than many comparable NSW suburbs. Monthly mortgage costs average $2,167. The stock is almost entirely separate houses at 97.7%, with 4-plus bedroom homes accounting for 77.8% of dwellings compared to just 20.7% with 3 bedrooms, which signals strong family demand and limited entry-level supply. Outright owners at 34.6% and mortgage holders at 54.8% together make up nearly 90% of residents, far higher than the national renter average.
For Buyers
The median house price of $930,000 reflects a slight softening from the 2024 peak of $995,000, a 6.5% fall over one year. That correction brings the mortgage-to-income ratio to 19.7%, comfortably below the 30% stress threshold, making repayments more manageable than many comparable NSW suburbs. Monthly mortgage costs average $2,167. The stock is almost entirely separate houses at 97.7%, with 4-plus bedroom homes accounting for 77.8% of dwellings compared to just 20.7% with 3 bedrooms, which signals strong family demand and limited entry-level supply. Outright owners at 34.6% and mortgage holders at 54.8% together make up nearly 90% of residents, far higher than the national renter average.
For Investors
The rental market is thin in Bolwarra Heights: only 10.6% of households rent, well below the national average, and weekly rent sits at $420. Against the $930,000 median, that translates to a gross yield near 2.4%. The vacancy rate of 2.9% sits close to equilibrium, though the very low renter share means a limited pool of prospective tenants compared to higher-density suburbs. Development activity shows 32 applications lodged in the past 12 months, covering pools, sheds and minor structures rather than new dwellings, consistent with an established suburb with little infill capacity. The 6.5% price correction from the 2024 peak may present a re-entry point, but investors should weigh the modest yield against a mortgage-belt, owner-occupier market where capital growth has historically driven returns.
Development Activity
Total DAs
206
Last 12 Months
37
YoY ChangeiYear-over-year change in DA lodgements
-11.9%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 36 is 4 years below the national figure, reflecting the suburb's family profile: couples with children make up 1,580 of 3,116 total families, while couples without children account for 603. Average household size of 3.1 persons is 0.6 above the national average, consistent with that family skew. Overseas-born residents at 8.1% are 13.5 percentage points below the national figure, among the lower rates in NSW, and ancestry is strongly Anglo-Celtic, led by English (1,576), Irish (401) and Scottish (397). University qualifications at 32.2% sit 2.1 points above the national figure, suggesting a well-educated but not academically concentrated workforce. The volunteering rate of 17.2% is notable for a suburb this size.
Age Distribution
Bedrooms
Dwelling Structure
97.7%
Houses
2.3%
Townhouse
N/A
Apartment
Tenure
Bolwarra Heights is defined by owner-occupied, large-lot housing: 97.7% of dwellings are separate houses and 77.8% have four or more bedrooms. Outright owners (34.6%) and mortgage holders (54.8%) together represent 89.4% of households, far above national norms. The median house price reached $995,000 in 2024 before easing to $930,000 in 2025, a 6.5% decline. Rent-to-income at 16.5% and mortgage-to-income at 19.7% both sit below stress thresholds, meaning housing costs are manageable relative to the high household incomes at the 92.8th percentile nationally. Weekly rent of $420 reflects a thin rental market rather than strong tenant demand, given only 10.6% of residents rent.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$420
HH Size
3.1
Personal Income / wk
$979
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.9%
Unoccupied
33
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.7%
Community Profile
Ancestry
Household Composition
19.4%
Couples, no children
3,116
Total families
Economy & Employment
Education (18.6%, 240 workers) and Healthcare (16.4%, 211 workers) are the two dominant industries, together employing more than a third of the local workforce, which is typical of high-income family suburbs near regional centres. Mining at 8.9% (115 workers) reflects proximity to the Hunter Valley resources sector, adding a higher-income blue-collar cohort that is less common in suburban Sydney equivalents. Construction at 8.2% and Public Admin at 7.4% round out the top five. By occupation, Professionals (426) and Managers (243) are the two largest groups. The unemployment rate of 3.6% is low, and the full-time employment rate of 64.8% is healthy. Participation at 65.4% suggests a proportion of residents are working-age but not seeking employment, consistent with the family profile.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.8%
Part-time
31.6%
Participation
65.4%
Employed
1,627
Occupations
Top Industries
University
32.2%
Postgraduate
6.2%
Born Overseas
8.1%
Dwellings
1,092
Transport to Work
Car dependence is high at 92.7%, consistent with a low-density suburb where public transport options are limited compared to urban centres. Walking and cycling account for just 1.1% of commutes. No schools are recorded within the suburb boundary in the dataset, so families rely on schools in nearby Maitland and surrounding areas. Need for assistance affects 4.1% of residents (138 people), in line with the relatively young median age of 36 compared to older suburbs. The mortgage-to-income ratio of 19.7% and rent-to-income of 16.5% both sit below stress thresholds nationally, meaning financial pressure on residents is lower than in many comparable NSW suburbs. The housing stress indicators, combined with household incomes at the 92.8th percentile, point to a comfortable standard of living relative to most Australian suburbs.
Drive
92.7%
Public Transport
N/A
Walk / Cycle
1.1%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bolwarra Heights compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bolwarra Heights a good suburb to live in?
Bolwarra Heights offers large family homes with household incomes in the 92.8th percentile nationally and mortgage-to-income at 19.7%, well below the 30% stress threshold. Some 82.1% of residents stayed put between Census periods, suggesting high satisfaction. The main trade-off is car dependence at 92.7% and limited public transport options.
What is the median house price in Bolwarra Heights?
The median house price is $930,000 as of 2025, down 6.5% from the 2024 peak of $995,000. Monthly mortgage repayments average $2,167. Weekly rent is $420, though only 10.6% of residents rent, reflecting a strongly owner-occupier market.
What schools are in Bolwarra Heights?
No schools are recorded within the Bolwarra Heights suburb boundary in this dataset. Families typically access schools in neighbouring Maitland and East Maitland. The local university qualification rate of 32.2% is 2.1 points above the national figure, consistent with an educated resident base.
Is Bolwarra Heights safe?
Crime statistics are not available at the suburb level in this dataset. As contextual indicators, housing stress is low with mortgage-to-income at 19.7% and rent-to-income at 16.5%, both below national stress thresholds. Household incomes sit in the 92.8th percentile nationally, and only 4.1% of residents need daily assistance.
Is Bolwarra Heights good for property investment?
The rental market is thin: only 10.6% of residents rent and weekly rent of $420 against a $930,000 median implies a gross yield near 2.4%, below most investor benchmarks. The 6.5% price fall from the 2024 peak may offer a re-entry point, but 32 development applications in 12 months include no new dwelling approvals, limiting supply-side pressure.
How is Bolwarra Heights's population changing?
The suburb has a population of 3,436 with a median age of 36, which is 4 years below the national figure. Turnover is low at 17.9%, with 82.1% of residents remaining at the same address between Census periods. The large-household profile (average 3.1 persons) and family-dominant tenure suggest steady organic growth rather than high turnover.
How much development is happening in Bolwarra Heights?
There were 32 development applications lodged in the past 12 months. Recent samples include swimming pools, sheds and minor structures rather than new dwellings, consistent with an established suburb adding amenity to existing homes. New housing supply is minimal, which supports price stability for existing owners.
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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