South Bowenfels
A median house price of $840,000 sits in a suburb that scores SEIFA decile 2 across three of four indexes, which places it among the more disadvantaged communities in NSW despite house values that exceed many metropolitan fringe markets. The 1,326 residents have a median age of 48, which is 8 years above the national figure, and 83.3% of residents remained in place over the prior year, pointing to deep-rooted stability rather than churn. Healthcare, Mining and Public Administration together employ 45.6% of the local workforce, a concentration that anchors the local economy to specific sectors rather than broad white-collar demand.
Population
1,326
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,608/wk
DAs (12 months)iDevelopment Applications lodged in the past year
14
Median House
$840K
2024-2025 (PSI derived)
The median house price of $840,000 rose 8.1% from $805,000 in 2024 to $870,000 in 2025. The stock is dominated by separate houses at 70.5%, with 57% of dwellings having four or more bedrooms. Monthly mortgage repayments average $2,167, but mortgage-to-income sits at 31.1%, above the 30% stress threshold, because household income is at the 52.9th percentile nationally. Outright owners at 52.1% represent the majority of dwellings, reflecting long-term residents who have paid down debt over decades.
For Buyers
The median house price of $840,000 rose 8.1% from $805,000 in 2024 to $870,000 in 2025. The stock is dominated by separate houses at 70.5%, with 57% of dwellings having four or more bedrooms. Monthly mortgage repayments average $2,167, but mortgage-to-income sits at 31.1%, above the 30% stress threshold, because household income is at the 52.9th percentile nationally. Outright owners at 52.1% represent the majority of dwellings, reflecting long-term residents who have paid down debt over decades.
For Investors
The rental market in South Bowenfels is thin. Only 7.4% of dwellings are rented, compared to the national average, and weekly rent averages $370. The 10.1% vacancy rate signals genuine oversupply for the small renter pool, which should caution investors expecting quick tenancy. Fourteen development applications were lodged in the past 12 months, a modest pipeline for a 30.71 km2 suburb. Demand support is balanced: net internal migration adds 132 residents annually and overseas migration contributes 175, keeping population on a steady upward path. Gentrification scores 39, indicating early signs, supported by a 23% population increase since 2011 and rent growth of 8.0% over the period.
Development Activity
Total DAs
95
Last 12 Months
14
YoY ChangeiYear-over-year change in DA lodgements
-6.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 48 is 8 years above the national figure, and the senior share rose 5.3 points over the decade while the working-age share fell 2.3 points. Overseas-born residents account for 11.2%, which is 10.4 percentage points below the national rate. English ancestry leads at 578 residents, followed by Scottish (175) and Irish (152). University qualifications are held by 23% of residents, 7.1 percentage points below national, consistent with a workforce concentrated in trades, healthcare and public administration. Volunteering runs at 22.6%, above average, pointing to active community participation.
Age Distribution
Bedrooms
Dwelling Structure
70.5%
Houses
29.5%
Townhouse
N/A
Apartment
Tenure
Tenure is heavily skewed toward ownership: 52.1% own outright, 40.5% carry a mortgage and only 7.4% rent, placing South Bowenfels well above national ownership rates. The stock is almost exclusively larger homes, with 57% having four or more bedrooms and 20.4% having three bedrooms. Separate houses make up 70.5% of dwellings, well above the national apartment-led mix in many urban markets. Prices moved from $805,000 in 2024 to $870,000 in 2025, an 8.1% rise. The 10.1% vacancy rate is elevated relative to the low renter share, suggesting some dwellings are second homes, seasonal or unoccupied rather than actively leased, which is a characteristic of regional lifestyle areas.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,167
Rent / wk
$370
HH Size
2.4
Personal Income / wk
$727
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.1%
Unoccupied
58
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
31.1% stressed
Community Profile
Ancestry
Household Composition
34.4%
Couples, no children
1,067
Total families
Economy & Employment
Healthcare is the largest employing sector at 16.5% (65 workers), followed by Mining at 14.9% (59) and Public Administration at 14.2% (56), with Education at 10.1% and Construction at 8.4%. By occupation, Professionals lead at 98 workers, Clerical/Admin next at 87, then Community/Personal Service at 77 and Managers at 68. Unemployment is low at 2.6%, well below the national average, but participation sits at 49.3%, well below the 66% national participation rate, because 466 residents are not in the labour force, consistent with the older median age. SEIFA IRSD decile 2 and IRSAD decile 2 indicate the area ranks among the more disadvantaged 20% nationally despite low headline unemployment.
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
63.6%
Part-time
33.8%
Participation
49.3%
Employed
517
Occupations
Top Industries
University
23.0%
Postgraduate
5.4%
Born Overseas
11.2%
Dwellings
515
Transport to Work
Car dependency is near-total at 94.8% driving to work, above the national rate, because the 30.71 km2 area has low density of 43.2 persons per km2. Only 1.2% walk or cycle. No schools are recorded within the suburb boundary, so families depend on facilities in the wider Lithgow area. Safety data is not available for this suburb. The IRSAD decile 2 ranking places South Bowenfels in the lower 20% nationally for advantage, signalling fewer institutional services than higher-ranked suburbs. Only 6.7% of residents (85 people) need daily assistance despite the median age of 48.
Drive
94.8%
Public Transport
N/A
Walk / Cycle
1.2%
Work from Home
N/A
Population Forecast
+1.29%/yr
(+145 people/yr)
EstablishedSouth Bowenfels has grown 23% since 2011, above many comparable NSW regional areas. Annual population growth runs at 1.29%, adding roughly 145 persons per year, with the broader area rising from 10,685 in 2023 to 11,266 in 2025. Medium forecasts project the population reaching 11,772 by 2031. Migration is balanced: internal flows contribute 132 net residents annually and overseas migration adds 175. Affordability improved from 45.2% in 2011 to 38.0% in 2021. The gentrification score of 39 places the suburb in the early signs stage, supported by the population increase and 8.0% rent growth.
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 South Bowenfels compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is South Bowenfels a good suburb to live in?
South Bowenfels suits buyers seeking large homes with a median age of 48 and an ownership rate of 52.1%. The suburb scores SEIFA IRSAD decile 2, placing it in the lower 20% nationally for advantage, which means services and infrastructure are more limited than in higher-decile areas. Low unemployment at 2.6% supports economic stability for working residents.
What is the median house price in South Bowenfels?
The median house price is $840,000, up from $805,000 in 2024 to $870,000 in 2025, representing 8.1% annual growth. Monthly mortgage repayments average $2,167, though mortgage-to-income sits at 31.1%, above the 30% stress benchmark relative to the 52.9th percentile household income.
What schools are in South Bowenfels?
No schools are recorded within the South Bowenfels suburb boundary in this dataset. Families rely on schools in the wider Lithgow area. Locally, 23% of residents hold university qualifications, which is 7.1 percentage points below the national figure, consistent with the vocational and trade-oriented local workforce.
Is South Bowenfels safe?
Detailed crime statistics are not available for South Bowenfels in this dataset. As an indirect indicator, the SEIFA IRSD decile 2 score places the suburb in the lower 20% nationally for relative disadvantage. The high residential stability, with 83.3% of residents remaining in place over the prior year, suggests a settled local population.
Is South Bowenfels good for property investment?
Investment conditions are mixed. Prices rose 8.1% in one year from $805,000 to $870,000, and annual population growth runs at 1.29%. However, only 7.4% of dwellings are rented and vacancy is 10.1%, limiting rental demand. Weekly rent of $370 against an $840,000 median implies a gross yield below 2.3%, which is low for a regional market.
How is South Bowenfels's population changing?
The suburb has grown 23% since 2011, with annual growth of 1.29%, adding roughly 145 persons per year. Net internal migration contributes 132 residents annually and overseas migration adds 175. Medium forecasts project the population reaching 11,772 by 2031, continuing the steady upward trend without a sharp acceleration.
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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