Bolwarra
Household incomes are the standout feature of Bolwarra: the weekly household figure of $2,217 sits at the 84.2nd percentile nationally, while 1,350 residents occupy 4.47 square kilometres. The suburb is shaped by detached homes, with 97.0% separate houses and 58.5% containing four or more bedrooms. Its median age of 41 is 1.0 year above the national figure, and households average 2.8 people, 0.3 above national. Compared with nearby Maitland and Rutherford, Bolwarra reads as a quieter, owner-focused residential pocket, with 46.1% of homes carrying a mortgage and only 13.1% rented.
Local council: Maitland
Population
1,350
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,217/wk
DAs (12 months)iDevelopment Applications lodged in the past year
28
Bolwarra suits buyers seeking established detached housing and larger floorplans rather than apartment living. Separate houses account for 97.0% of dwellings, while 58.5% have four or more bedrooms, creating more space for families, home offices or storage. The average monthly mortgage is $2,000, and mortgage payments equal 20.8% of household income, with mortgage stress flagged as false. Household income of $2,217 per week sits at the 84.2nd percentile nationally, supporting stronger borrowing capacity than in many lower-income markets. Compared with nearby, denser Maitland locations, the housing choice is more uniformly suburban. Buyers should use recent local sales to establish the current median price.
For Buyers
Bolwarra suits buyers seeking established detached housing and larger floorplans rather than apartment living. Separate houses account for 97.0% of dwellings, while 58.5% have four or more bedrooms, creating more space for families, home offices or storage. The average monthly mortgage is $2,000, and mortgage payments equal 20.8% of household income, with mortgage stress flagged as false. Household income of $2,217 per week sits at the 84.2nd percentile nationally, supporting stronger borrowing capacity than in many lower-income markets. Compared with nearby, denser Maitland locations, the housing choice is more uniformly suburban. Buyers should use recent local sales to establish the current median price.
For Investors
Bolwarra presents an owner-occupier-led investment market, with only 13.1% of households renting and 46.1% paying a mortgage. The weekly rent is $440 and vacancy is 3.9%, a combination that suggests a functioning rental market but a smaller tenant pool than a high-rental suburb. Detached houses make up 97.0% of dwellings, which should keep demand tied to families and longer-stay tenants rather than apartment renters. Development activity reached 28 applications over 12 months, creating a potential supply consideration. Compared with a more rental-heavy market, investors may face lower tenant depth, but the 58.5% share of four-bedroom homes can support family rental demand.
Development Activity
Total DAs
194
Last 12 Months
28
YoY ChangeiYear-over-year change in DA lodgements
+3.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bolwarra
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Bolwarra has an older and more settled age structure than the national average, with a median age of 41, or 1.0 year above national. University qualification attainment is 35.4%, which is 5.3 percentage points higher than the national comparison, while the overseas-born share is 9.4%, or 12.2 points below national. English, Irish and Scottish ancestry are prominent, with counts of 621, 211 and 171 respectively. Christianity accounts for 751 residents and no religion for 495. The 2.8-person average household size is 0.3 above national, helping explain the strong presence of family-sized homes. Compared with more migrant-diverse parts of the Maitland area, Bolwarra has a more Anglo-leaning composition.
Age Distribution
Bedrooms
Dwelling Structure
97.0%
Houses
3.0%
Townhouse
0.0%
Apartment
Tenure
Housing in Bolwarra is overwhelmingly detached and owner occupied. Separate houses represent 97.0% of dwellings, while 39.2% are owned outright and 46.1% are being purchased with a mortgage. Renting accounts for 13.1%, well below the combined owner-occupier share. The larger-home pattern is clear, with 58.5% of dwellings containing four or more bedrooms and 37.1% containing three bedrooms. Mortgage payments average $2,000 per month, equal to 20.8% of household income, while rent is $440 per week and 19.8% of income. Both stress flags are false. Compared with a more renter-heavy or apartment-based suburb, Bolwarra provides a narrower but more consistent family housing form.
Mortgage / mo
$2,000
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $440.
$620
Bond data Jun 2026 · houses $640 · units $495
HH Size
2.8
Personal Income / wk
$946
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.9%
Unoccupied
19
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.8%
Community Profile
Ancestry
Household Composition
46.2%
Couples with children
41.8%
Couples, no children
10.4%
Single parent
383
Total families
Economy & Employment
Bolwarra's economy combines essential services with skilled trades and public-sector work. Healthcare is the largest listed industry at 17.7%, representing 86 workers, followed by Education at 12.1% and 59 workers. Construction accounts for 11.1%, Public Administration 8.8% and Mining 8.4%. The leading occupations are Professionals with 158 people, Managers with 103 and Trades workers with 98. Labour-force participation is 66.1%, unemployment is 3.9% and 57.0% of employed residents work full time. Personal income is $946 per week, while household income reaches $2,217 and the 84.2nd percentile nationally. Compared with lower-income regional markets, this supports a relatively strong spending base, although commuting patterns still matter.
Unemployment
3.9%
Labour Force
701
Unemployed
27
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.0%
Part-time
36.2%
Participation
66.1%
Employed
674
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
35.4%
Postgraduate
10.4%
Born Overseas
9.4%
Dwellings
464
Transport to Work
Bolwarra is best suited to households comfortable with car-based travel and a quieter residential setting. A total of 68.5% of residents drive a car to work, compared with only 2.0% who walk or cycle, while 26.6% work from home. Compared with more transit-oriented parts of Maitland, daily access is likely to depend more on private vehicles and trip planning. Bolwarra Public School provides one identified local government primary option, and families should confirm enrolment zones against the exact address. The average household size is 2.8 people and 46.2% of families are couples with children, matching the suburb's 97.0% separate-house share. With 75.3% of residents staying at the same address, the area has a relatively settled feel. Current local incident data should be checked before making a street-level safety decision.
Drive
68.5%
Public Transport
N/A
Walk / Cycle
2.0%
Work from Home
26.6%
Growth Outlook
Bolwarra's clearest near-term growth signal is development activity, with 28 applications recorded over 12 months, including dwelling-related work, alterations and a new structure. The suburb has 1,350 residents, a 24.7% turnover rate and a 75.3% same-address share, indicating an established base rather than a highly mobile population. Additional construction is therefore more likely to adjust the housing mix gradually than produce a sudden reset. Compared with a fast-changing fringe release area, the current pattern is smaller scale and more incremental. The 3.9% vacancy rate suggests a functioning market while new approvals proceed. Future census results and approval trends will be important for judging whether this becomes sustained expansion.
Population trend: Maitland council area
Bolwarra sits in the Maitland council area. These are the council area's residents, not Bolwarra's.
Residents 2025
100,439
Growth, 5 yr average
+2.7%/yr
2020 to 2025
Growth, last year
+2.2%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bolwarra compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bolwarra a good suburb to live in?
Bolwarra may suit households wanting detached homes, larger blocks and a settled setting. It has 1,350 residents, 97.0% separate houses and 26.6% working from home. Car dependence is significant, with 68.5% driving to work, so it is less suited to residents seeking strong walkability or transit access.
What is the median house price in Bolwarra?
Recent local sales are the best way to establish Bolwarra's current median house price. The suburb is dominated by 97.0% separate houses, and 58.5% of dwellings have four or more bedrooms. Mortgage payments average $2,000 per month, but that figure is not a sale-price measure.
What schools are in Bolwarra?
Bolwarra Public School is the identified local government primary school. Families should check the current enrolment zone and year-level availability for the exact address. The suburb has 1,350 residents and 46.2% of families are couples with children, making school access a practical consideration for many households.
Is Bolwarra safe?
A current safety decision should be based on recent, street-level incident information rather than housing characteristics alone. Bolwarra has 1,350 residents across 4.47 square kilometres, with 97.0% separate houses. Check the latest NSW Police information and visit the specific street at different times before committing to a purchase or lease.
Is Bolwarra good for property investment?
Bolwarra may appeal to investors targeting family tenants, with 97.0% separate houses and 58.5% of dwellings containing four or more bedrooms. Rent is $440 per week, vacancy is 3.9% and only 13.1% of households rent. The smaller tenant share should be weighed against 28 development applications over 12 months.
How is Bolwarra's population changing?
Bolwarra currently has 1,350 residents and appears relatively settled, with 75.3% staying at the same address and a 24.7% turnover rate. Development activity reached 28 applications over 12 months, so housing supply is changing. The direction and pace of population change should be checked against future census results and approval activity.
What development is occurring in Bolwarra?
There were 28 development applications over the latest 12-month period. Examples include a dwelling-related modification, demolition and shed work, and alterations or additions to an existing dwelling. With 97.0% separate houses, new activity is likely to affect the established detached-housing pattern more than create an apartment-led market.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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