Bolwarra Heights

Bolwarra Heights lies within the top 10% of areas nationally in terms of population growth performance according to AreaSearch analysis of short and medium-term trends

Bolwarra Heights' estimated population is 3,593 as of Nov 2025. This reflects an increase from the 2021 Census figure of 3,436 people, a rise of 157 individuals (4.6%). AreaSearch validated this estimate based on latest ERP data release by ABS in June 2024 and additional 16 new addresses since the Census date. The population density is 497 persons per square kilometer. Over the past decade, Bolwarra Heights' compound annual growth rate was 2.1%, surpassing its SA4 region's growth. Interstate migration contributed approximately 66.0% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021. Future projections anticipate significant population increase in the top quartile of Australia's regional areas. Bolwarra Heights is expected to increase by 1,547 persons to 2041, reflecting an overall increase of 43.5% over these 17 years.

Residential development activity is lower than average in Bolwarra Heights according to AreaSearch's national comparison of local real estate markets

Based on AreaSearch analysis of ABS building approval numbers, Bolwarra Heights averaged approximately 19 new dwelling approvals annually. Between FY21 and FY25, around 95 homes were approved, with an additional 4 approved in FY26 to date. This results in an average of about 3.4 new residents per year for every home built during the past five financial years.

The demand for housing significantly outpaces supply, which typically puts upward pressure on prices and increases competition among buyers. New homes are being constructed at an average value of $483,000, indicating that developers are focusing on the premium market with high-end developments. In FY26, there have been approximately $1.8 million in commercial approvals, demonstrating the area's residential nature. Compared to Rest of NSW, Bolwarra Heights shows substantially reduced construction, being 54.0% below the regional average per person.

This constrained new construction usually reinforces demand and pricing for existing homes. The majority of new development consists of standalone homes, with 83.0% of approvals for this type of housing, while medium and high-density housing accounts for 17.0%. This preserves the area's low density nature, attracting space-seeking buyers. As of now, there are an estimated 599 people in Bolwarra Heights per dwelling approval, reflecting its quiet, low activity development environment. According to AreaSearch's latest quarterly estimate, Bolwarra Heights is expected to grow by approximately 1,564 residents through to 2041. If current development rates continue, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Bolwarra Heights has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified six projects expected to influence the area. Notable projects include: 27 Lang Drive Subdivision, 256 Paterson Road Subdivision, Sarroff's Shop Mixed Use Development, and Tocal Road Upgrade. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

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Employment conditions in Bolwarra Heights rank among the top 10% of areas assessed nationally

Bolwarra Heights has a skilled workforce with essential services sectors well represented. Its unemployment rate is 1.1%, as per AreaSearch's aggregation of statistical area data.

As of September 2025, there are 1,893 employed residents, with an unemployment rate 2.7% lower than the Rest of NSW's 3.8%. Workforce participation stands at 70.7%, exceeding the Rest of NSW average of 56.4%. Key employment sectors include education & training, health care & social assistance, and retail trade. The area shows strong specialization in mining, with an employment share three times higher than the regional level (3.4% vs 1.1%).

Conversely, agriculture, forestry & fishing has lower representation at 1.3%. Local employment opportunities appear limited, as indicated by a difference between Census working population and resident population counts. Between September 2024 and September 2025, Bolwarra Heights' labour force decreased by 2.4% while employment declined by the same percentage, keeping unemployment relatively stable at 1.1%. In comparison, Rest of NSW saw employment fall by 0.5%, labour force contract by 0.1%, and unemployment rise to 4.2%. State-level data from 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with a state unemployment rate of 3.9%. Nationally, the unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest overall employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bolwarra Heights' employment mix indicates local employment should increase by approximately 6.2% over five years and 13.2% over ten years, though these are simple extrapolations for illustrative purposes only.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

The suburb of Bolwarra Heights has a median taxpayer income of $57,177 and an average income of $72,485 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2023. This is higher than the national average, with Rest of NSW having a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates would be approximately $62,243 (median) and $78,907 (average) as of September 2025. From the 2021 Census, household, family and personal incomes in Bolwarra Heights rank highly nationally, between the 77th and 91st percentiles. Income distribution shows that the $1,500 - 2,999 bracket dominates with 32.5% of residents (1,167 people), similar to broader trends across the metropolitan region at 29.9%. Economic strength is evident through 40.9% of households achieving high weekly earnings exceeding $3,000, supporting elevated consumer spending. After housing costs, residents retain 87.5% of income, reflecting strong purchasing power and the area's SEIFA income ranking places it in the 8th decile.

Bolwarra Heights is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Bolwarra Heights, as per the latest Census, 97.7% of dwellings were houses, with the remaining 2.3% comprising semi-detached homes, apartments, and other types. This contrasts with Non-Metro NSW's composition of 87.1% houses and 13.0% other dwellings. Home ownership in Bolwarra Heights stood at 34.5%, with mortgaged properties at 54.8% and rented ones at 10.7%. The median monthly mortgage repayment was $2,167, higher than Non-Metro NSW's average of $1,862. The median weekly rent in Bolwarra Heights was $420, compared to Non-Metro NSW's $375. Nationally, Bolwarra Heights' mortgage repayments were significantly higher at $2,167 versus the Australian average of $1,863, and rents were substantially above the national figure of $375.

Bolwarra Heights features high concentrations of family households, with a higher-than-average median household size

Family households account for 87.1% of all households, including 50.0% couples with children, 26.8% couples without children, and 10.3% single parent families. Non-family households constitute the remaining 12.9%, with lone person households at 11.3% and group households comprising 1.5%. The median household size is 3.1 people, which is larger than the Rest of NSW average of 2.7.

Bolwarra Heights demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

Bolwarra Heights' educational attainment is notably higher than broader averages. Among residents aged 15+, 26.7% have university qualifications, surpassing the SA4 region's 15.2% and the SA3 area's 17.6%. University graduates comprise 18.8%, with postgraduate qualifications at 4.5% and graduate diplomas at 3.4%. Vocational credentials are held by 40.8% of residents aged 15+, including advanced diplomas (12.2%) and certificates (28.6%).

Educational participation is high, with 34.1% currently enrolled in formal education. This includes 13.0% in primary education, 10.1% in secondary education, and 4.7% pursuing tertiary education.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Bolwarra Heights has 18 active public transport stops. These are served by a mix of buses along 32 different routes. Together, these provide 215 weekly passenger trips.

Residents' access to transport is rated good, with an average distance of 265 meters to the nearest stop. Service frequency averages 30 trips per day across all routes, which equals about 11 weekly trips per individual stop.

Bolwarra Heights's residents are healthier than average in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Health data for Bolwarra Heights shows positive overall health outcomes, with common conditions similar across age groups.

Private health cover is high at approximately 56%, covering about 1,996 people. Mental health issues and asthma are most prevalent, affecting 9.1% and 8.2% respectively. Around 68.7% report no medical ailments, higher than the Rest of NSW's 63.4%. The area has 13.8%, or 495 people aged 65 and over, lower than the Rest of NSW's 15.4%. Seniors' health outcomes are above average, aligning with general population trends.

The latest Census data sees Bolwarra Heights placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Bolwarra Heights has a cultural diversity index below the average, with 91.9% of its population born in Australia, 95.4% being citizens, and 96.4% speaking English only at home. Christianity is the predominant religion, comprising 60.2% of Bolwarra Heights' population, compared to 57.0% across Rest of NSW. The top three ancestry groups are Australian (33.2%), English (32.9%), and Irish (8.4%).

Some ethnic groups show notable differences: Welsh is overrepresented at 0.8%, South African at 0.5%, and Scottish at 8.3%.

Bolwarra Heights's population is slightly younger than the national pattern

Bolwarra Heights has a median age of 35 years, which is lower than both the Rest of NSW average of 43 and the Australian median of 38. The proportion of individuals aged 5-14 in Bolwarra Heights is notably higher at 18.1%, compared to the Rest of NSW average of 12.2%. Conversely, those aged 65-74 are under-represented at 7.9%. According to the 2021 Census, the population aged 35 to 44 grew from 15.0% to 16.4%, while those aged 15 to 24 increased from 12.4% to 13.7%. Meanwhile, the 55 to 64 age group declined from 10.9% to 9.7%, and the 45 to 54 group dropped from 13.8% to 12.7%. Demographic projections indicate significant changes in Bolwarra Heights' age profile by 2041, with the strongest growth expected in the 35 to 44 cohort, which is projected to increase by 46%, adding 273 residents and reaching a total of 863.