Bowenfels
Household income in the 9.2nd percentile nationally tells most of Bowenfels's story. The suburb sits in decile 2 on three of four SEIFA indexes, placing it among Australia's most disadvantaged communities, yet median house prices reached $515,000 in 2025, up 27.8% from $403,000 in 2024. That combination points to a market where affordability is accessible for buyers compared to state medians, but where residents face real income pressure. The area covers 21.83 km2 in the Blue Mountains foothills, with 2,049 residents, an unemployment rate of 12.0%, and 91% of dwellings as separate houses.
Population
2,049
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$917/wk
DAs (12 months)iDevelopment Applications lodged in the past year
12
Median House
$450K
2024-2025 (PSI derived)
At $515,000 median, Bowenfels sits well below the NSW state median for separate houses, offering detached housing at a significant discount compared to most Sydney-adjacent markets. Prices jumped 27.8% from $403,000 in 2024 to $515,000 in 2025. Separate houses make up 91% of the stock, with 3-bedroom dwellings the dominant configuration at 50% and 4-plus bedrooms at 27.7%. The caution: mortgage-to-income at 39.3% flags genuine stress, above the 30% threshold, because household income sits at the 9.2nd percentile nationally. Monthly mortgage repayments average $1,560. Buyers should model serviceability carefully given the combination of moderate prices and below-average incomes.
For Buyers
At $515,000 median, Bowenfels sits well below the NSW state median for separate houses, offering detached housing at a significant discount compared to most Sydney-adjacent markets. Prices jumped 27.8% from $403,000 in 2024 to $515,000 in 2025. Separate houses make up 91% of the stock, with 3-bedroom dwellings the dominant configuration at 50% and 4-plus bedrooms at 27.7%. The caution: mortgage-to-income at 39.3% flags genuine stress, above the 30% threshold, because household income sits at the 9.2nd percentile nationally. Monthly mortgage repayments average $1,560. Buyers should model serviceability carefully given the combination of moderate prices and below-average incomes.
For Investors
A 46.7% renter share creates a large tenant pool, and weekly rent of $185 is low in absolute terms but calibrated to the 9.2nd-percentile income base. The vacancy rate at 7.7% is elevated, signalling softer rental demand or oversupply relative to this small 2,049-person suburb. The population grew 11.6% over 10 years, and net internal migration averages 132 arrivals a year, providing a steady if modest demand floor. Development activity sits at 12 applications in the past 12 months, low for an investor expansion story. Rent grew 8.0% in the recent period. Given the high vacancy and income constraints, yield-focused investors should stress-test demand depth before committing.
Development Activity
Total DAs
70
Last 12 Months
12
YoY ChangeiYear-over-year change in DA lodgements
+9.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 41 is 1.0 year above the national figure, and the trajectory is aging: the senior share rose 5.3 points while the working-age share fell 2.3 points over the decade. Overseas-born residents stand at 9.7%, which is 11.9 points below the national average, reflecting a predominantly locally-born community. English ancestry dominates, led by English (765 residents), Irish (205) and Scottish (200). University qualifications reach only 11.6%, which is 18.5 points below national, a large gap that reflects the workforce profile. Average household size is 2.3, slightly below national. Christianity is the primary religion at 1,029 residents, with Hinduism recorded at 17.
Age Distribution
Bedrooms
Dwelling Structure
91.0%
Houses
7.3%
Townhouse
0.8%
Apartment
Tenure
Tenure in Bowenfels splits markedly toward renting: 46.7% rent, 29.3% own outright and 24.0% hold a mortgage. A renter majority is uncommon for a detached-house suburb where 91% of dwellings are separate houses. Mortgage stress is real at 39.3% mortgage-to-income, above the 30% threshold, while rent-to-income at 20.2% remains below the 30% stress level. Price history shows a sharp move from $403,000 in 2024 to $515,000 in 2025, a 27.8% one-year gain. Three-bedroom homes are the modal type at 50% of dwellings, with 4-plus bedrooms at 27.7%. The apartment share is just 0.8%, so the market is almost entirely detached and semi-detached stock.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,560
Rent / wk
$185
HH Size
2.3
Personal Income / wk
$497
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.7%
Unoccupied
63
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
39.3% stressed
Community Profile
Ancestry
Household Composition
22.5%
Couples, no children
1,391
Total families
Economy & Employment
Healthcare is the largest local industry at 16.0% of workers (51 people), followed by Public Administration at 13.2% (42) and Mining at 11.6% (37), reflecting proximity to Lithgow's industrial and government activity. Construction accounts for 9.1% and Education 6.9%. By occupation, Community and Personal Service workers lead at 86, then Labourers (82), Machinery and Drivers (77) and Clerical and Admin (67), a blue-collar and service profile that aligns with the decile 2 IEO score for education and occupation advantage. The unemployment rate of 12.0% is significantly above national norms, and the participation rate is just 36.4%, with 789 residents not in the labour force. Household income sits at the 9.2nd percentile nationally.
Unemployment
4.9%
Labour Force
5,732
Unemployed
279
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.3%
Part-time
26.7%
Participation
36.4%
Employed
519
Occupations
Top Industries
University
11.6%
Postgraduate
2.2%
Born Overseas
9.7%
Dwellings
752
Transport to Work
Car dependence is high, with 87.7% of residents driving to work, well above the national average, because public transport usage is only 1.6%, reflecting the area's regional location with limited transit access. Walking and cycling also account for just 1.6%. No schools are recorded in this dataset within the Bowenfels boundary. Crime data is not available in the current dataset. The suburb ranks in decile 2 on IRSAD, the second-lowest advantage tier nationally, indicating concentrated disadvantage. However, 11% of residents volunteer, and 14.1% require daily assistance, higher than wealthier suburbs, consistent with the aging and disadvantaged profile. Rent-to-income at 20.2% keeps rental costs manageable compared to the 30% stress threshold.
Drive
87.7%
Public Transport
1.6%
Walk / Cycle
1.6%
Work from Home
N/A
Population Forecast
+1.29%/yr
(+145 people/yr)
EstablishedPopulation grew 11.6% over 10 years, from roughly 1,837 to 2,049 residents, running faster than many regional pockets. Annual growth is 1.29%, adding about 145 people a year. Net internal migration averages 132 per year and overseas migration averages 175 per year, making migration the primary growth engine rather than natural increase. Medium forecasts project the broader area reaching 11,772 by 2031, a continuation of trend growth. Gentrification score sits at 39, in the early signs stage, with signals including a 23% population rise since 2011 and accelerating internal migration. Affordability improved from 45.2% in 2011 to 38.0% in 2021, trending in a positive direction for prospective buyers.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+175
Net Internal / yr
+132
Gentrification Signal
Early signs
Population +23% since 2011, Net internal migration +132/yr, Accelerating: 1% → 22%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bowenfels compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bowenfels a good suburb to live in?
Bowenfels offers affordable housing at $515,000 median, well below the NSW state median, and 91% of dwellings are separate houses. However, the suburb ranks in decile 2 on IRSAD nationally and household income sits at the 9.2nd percentile, meaning services and economic opportunity are more limited than higher-income areas. Unemployment is 12.0%, which is substantially above national norms.
What is the median house price in Bowenfels?
The median house price is $515,000 as at 2025, up 27.8% from $403,000 in 2024. Monthly mortgage repayments average $1,560. Weekly rent averages $185. The mortgage-to-income ratio of 39.3% is above the 30% stress threshold due to household income sitting at the 9.2nd percentile nationally.
What schools are in Bowenfels?
No schools are recorded within the Bowenfels boundary in this dataset, so families rely on institutions in neighbouring suburbs such as Lithgow. University qualifications among residents reach just 11.6%, which is 18.5 points below the national figure, reflecting the workforce and educational profile of the area.
Is Bowenfels safe?
Detailed crime statistics are not available for Bowenfels in this dataset. As an indirect indicator, the suburb scores decile 2 on the IRSD relative disadvantage index, near the bottom nationally. Areas with elevated disadvantage typically experience higher rates of property and social crime, and an unemployment rate of 12.0% adds to economic pressure in the community.
Is Bowenfels good for property investment?
The 46.7% renter share creates a large tenant pool, but weekly rent of $185 is modest and the vacancy rate is 7.7%, which is elevated. Prices rose 27.8% in one year, from $403,000 to $515,000. Net internal migration of 132 per year supports demand. Yield will be constrained by the low income base, and high vacancy warrants caution before committing.
How is Bowenfels's population changing?
Population grew 11.6% over the past 10 years and is currently 2,049 residents, growing at 1.29% annually, equivalent to about 145 people per year. Migration drives growth, with net internal migration of 132 and overseas migration of 175 per year. The profile is aging, with the senior share up 5.3 points and the working-age share down 2.3 points over the decade.
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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