Bowraville
Household income in Bowraville sits at the 10.3rd percentile nationally, making it one of the lower-income small towns on the NSW Mid North Coast, yet its median house price reached $510,000 in 2024-2025, a 12% gain from $480,000 just a year earlier. The population of 1,157 skews older, with a median age of 46 that is 6 years above the national average, and community stability is high: 78.5% of residents stayed put between census years. The local economy leans heavily on healthcare and education, which together employ more than 40% of working residents, because the surrounding Nambucca Valley has limited private-sector depth.
Population
1,157
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$947/wk
DAs (12 months)iDevelopment Applications lodged in the past year
11
Median House
$510K
2024-2025 (PSI derived)
At $510,000, Bowraville sits well below the NSW state median, giving buyers a path to a freestanding house on a manageable mortgage. Monthly repayments average $1,040, producing a mortgage-to-income ratio of 25.4%, which is below the 30% stress threshold and leaves headroom for households managing on below-average incomes. Separate houses dominate at 92.4% of the stock, so detached-home buyers face a wide choice of property types rather than competing against apartments. Three-bedroom homes account for 55.2% of dwellings, with four-plus bedrooms at 24.0%, meaning family-sized homes are readily available. Outright owners are 43.5%, a high share compared to most urban markets, reflecting a long-settled, older owner base that has paid off its debt.
For Buyers
At $510,000, Bowraville sits well below the NSW state median, giving buyers a path to a freestanding house on a manageable mortgage. Monthly repayments average $1,040, producing a mortgage-to-income ratio of 25.4%, which is below the 30% stress threshold and leaves headroom for households managing on below-average incomes. Separate houses dominate at 92.4% of the stock, so detached-home buyers face a wide choice of property types rather than competing against apartments. Three-bedroom homes account for 55.2% of dwellings, with four-plus bedrooms at 24.0%, meaning family-sized homes are readily available. Outright owners are 43.5%, a high share compared to most urban markets, reflecting a long-settled, older owner base that has paid off its debt.
For Investors
Bowraville's investment fundamentals are mixed. Weekly rent of $260 against a $510,000 median gives a gross yield near 2.7%, low by regional standards, and the 10.1% vacancy rate is elevated, signalling that rental demand is softer than supply. The renter share is 24.4%, below the national average, which limits the tenant pool. On the upside, prices rose 12% from 2024 to 2025, a faster rate than many coastal NSW towns in the same period, and only 10 development applications were lodged in the past 12 months, so new supply is not a near-term pressure. Investors should weigh whether the price appreciation can be sustained given an unemployment rate of 10.3% and a participation rate of only 40.2%.
Development Activity
Total DAs
79
Last 12 Months
11
YoY ChangeiYear-over-year change in DA lodgements
+83.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bowraville iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tallowood Steiner School
K-6 · 94 students
Bowraville Central School
K-12 · 207 students
St Mary's Primary School
K-6 · 48 students
Demographics
The median age of 46 is 6 years higher than the national figure, pointing to a retirement and semi-retirement demographic that is more pronounced than in most NSW regional towns. University qualifications reach 13.1%, which is 17 percentage points below the national average, consistent with a workforce concentrated in trades and services rather than professional roles. Overseas-born residents make up 9.2%, which is 12.4 points below the national average, and ancestry is predominantly Anglo-Celtic: English, Scottish and Irish account for the three largest ancestry groups. Average household size of 2.3 is slightly below national. Volunteering is active at 20.1% of residents, suggesting strong local participation despite lower formal employment numbers.
Age Distribution
Bedrooms
Dwelling Structure
92.4%
Houses
4.2%
Townhouse
2.4%
Apartment
Tenure
The median house price climbed from $480,000 in 2024 to $537,500 in 2025, a 12% increase in one year, though the data window is short and caution is warranted with a small sample. Outright owners at 43.5% significantly outnumber mortgage holders at 32.1%, a ratio more typical of retiree towns than growing markets. Renters account for 24.4%, below average compared to most NSW regional centres. Separate houses make up 92.4% of the stock, apartments just 2.4%, so the market is almost entirely detached residential. The rent-to-income ratio sits at 27.5%, just below the 30% stress level, which means renters are absorbing a material share of modest local incomes. Monthly mortgage repayments of $1,040 are low in absolute terms, reflecting both lower house prices and lower borrowing relative to income.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,040
Rent / wk
$260
HH Size
2.3
Personal Income / wk
$521
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.1%
Unoccupied
50
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
27.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.4%
Community Profile
Ancestry
Household Composition
24.4%
Couples, no children
820
Total families
Economy & Employment
Healthcare is the dominant sector at 26.5% of employed residents (59 workers), followed by Education at 15.2% (34 workers) and Construction at 10.8% (24 workers). These public and community service sectors are the backbone because the private economy in the Nambucca Valley is thin. The unemployment rate of 10.3% is well above the national average, and the participation rate of 40.2% is notably low, meaning a large share of working-age residents are not actively seeking employment. Of the 413 residents not in the labour force, many are likely retirees given the median age of 46. Community and personal service workers lead occupation counts at 75, above labourers (57) and professionals (43). Full-time employment at 48.5% is lower than part-time, consistent with a casualised regional services economy.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
48.5%
Part-time
41.2%
Participation
40.2%
Employed
338
Occupations
Top Industries
University
13.1%
Postgraduate
2.5%
Born Overseas
9.2%
Dwellings
450
Transport to Work
Car dependence is near-total at 84.6% of commuters driving, compared to 1.1% using public transport and 8.3% walking or cycling, which is typical for a small NSW inland town without rail access. No schools are recorded within the suburb boundary in this dataset. Disability assistance needs run at 11.3% (115 residents), higher than most urban areas, consistent with the older and lower-income demographic profile. Housing stress indicators are manageable: the mortgage-to-income ratio of 25.4% and rent-to-income of 27.5% both sit below the 30% stress threshold, meaning most households are not under acute financial pressure from accommodation costs. The high outright ownership rate of 43.5% contributes to housing stability for a large proportion of residents.
Drive
84.6%
Public Transport
1.1%
Walk / Cycle
8.3%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bowraville compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bowraville a good suburb to live in?
Bowraville suits buyers seeking an affordable, quiet regional lifestyle. Household income sits at the 10.3rd percentile nationally, so services and employment options are limited compared to larger centres. Housing costs are manageable, with a 25.4% mortgage-to-income ratio, and 78.5% of residents choose to stay long-term, reflecting genuine community attachment.
What is the median house price in Bowraville?
The median house price is approximately $510,000, based on 2024-2025 data. Prices rose from $480,000 in 2024 to $537,500 in 2025, a 12% increase in one year. Monthly mortgage repayments average $1,040, well below most NSW coastal markets.
What schools are in Bowraville?
No schools are recorded within the Bowraville suburb boundary in this dataset. Families typically access schools in nearby Macksville or Nambucca Heads within the Nambucca Valley. University qualifications among locals reach 13.1%, which is 17 percentage points below the national average.
Is Bowraville safe?
Detailed crime statistics are not available for Bowraville in this dataset. As a contextual indicator, 11.3% of residents (115 people) need daily assistance, higher than most urban areas, reflecting the older age profile where the median age of 46 is 6 years above national. Volunteering at 20.1% suggests an engaged local community.
Is Bowraville good for property investment?
The investment case has both positives and negatives. Prices rose 12% from 2024 to 2025 and only 10 development applications were lodged in the past year, limiting new supply. However, weekly rent of $260 gives a gross yield near 2.7%, the 10.1% vacancy rate is elevated, and the unemployment rate of 10.3% is above the national average, which can weigh on rental demand.
How is Bowraville's population changing?
Bowraville's population of 1,157 sits in a stable rather than growing pattern. The median age of 46 is 6 years above national, indicating an aging resident base, and 78.5% of residents stayed in place between census years. The low participation rate of 40.2% and unemployment of 10.3% suggest limited employment-driven in-migration.
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.
Explore Bowraville on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map