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Sales Activity
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Population
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
As of Nov 2025, Bolwarra Heights' population is estimated at around 3,617 people. This reflects a growth of 181 individuals since the 2021 Census, which reported a population of 3,436 people. The increase is inferred from AreaSearch's estimation of the resident population as 3,594 following examination of the ABS's latest ERP data release (June 2024) and an additional 16 validated new addresses since the Census date. This population level equates to a density ratio of 500 persons per square kilometer. Bolwarra Heights' growth rate of 5.3% since the 2021 census exceeded the non-metro area's growth rate of 5.1%. Population growth was primarily driven by interstate migration, contributing approximately 66.0% of overall population gains during recent periods.
AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area as released in 2024 with a base year of 2022 and NSW State Government's SA2 level projections where applicable, with growth rates by age group applied to all areas from 2032 to 2041. Based on aggregated SA2-level projections, Bolwarra Heights is forecasted to increase its population by 1,536 persons to reach around 5,153 people by the year 2041, reflecting an overall increase of 42.3% over the 17-year period.
Frequently Asked Questions - Population
Development
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, Bolwarra Heights averaged approximately 17 new dwelling approvals annually. Between FY-21 and FY-25, around 85 homes were approved, with an additional 4 approved in FY-26 so far. This results in about 3.9 new residents per year for every home built over the past five financial years.
The average construction cost value of new homes is approximately $483,000. In FY-26, $8.0 million in commercial development approvals have been recorded. Compared to Rest of NSW, Bolwarra Heights has significantly less development activity, with 59.0% below the regional average per person. New development consists of 75.0% standalone homes and 25.0% medium and high-density housing, preserving the area's low density nature. The estimated count of people per dwelling approval is 1197, reflecting its quiet development environment.
Population forecasts indicate Bolwarra Heights will gain approximately 1,529 residents by 2041, potentially increasing competition among buyers if current development rates continue and housing supply does not keep pace with population growth.
Frequently Asked Questions - Development
Infrastructure
Bolwarra Heights has very high levels of nearby infrastructure activity, ranking in the top 20% nationally
Infrastructure changes significantly influence an area's performance. AreaSearch has identified seven projects likely impacting the region. Notable initiatives include Hunter Valley Hydrogen Hub, 27 Lang Drive Subdivision, 256 Paterson Road Subdivision, and Sarroff's Shop Mixed Use Development. The following list details those expected to be most relevant.
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Frequently Asked Questions - Infrastructure
Maitland Local Housing Strategy 2041
A comprehensive strategic planning framework adopted by Maitland City Council on 27 June 2023 and endorsed by the NSW Government on 9 September 2024. The strategy guides residential development and growth in the Maitland local government area through to 2041. It identifies areas for new housing, prioritizes infill development and housing diversity (including affordable housing) to meet the projected need for approximately 25,200 additional dwellings by 2041, and aligns infrastructure planning to support growth.
Hunter Valley Hydrogen Hub
The Hunter Valley Hydrogen Hub (HVHH) is a renewable hydrogen production facility, primarily developed by Orica. The initial phase involves a 50 MW electrolyser to produce approximately 4,700 tonnes of renewable hydrogen per annum, which will progressively replace natural gas in Orica's ammonia production on Kooragang Island to decarbonise their operations and produce low-carbon products. The project also includes a hydrogen refuelling network for the transport sector. Development approval was granted in May 2024, and the project is subject to a Final Investment Decision (FID).
Maitland Mental Health Rehabilitation Project
A purpose-built 64-bed mental health rehabilitation facility on the Maitland Hospital campus, featuring 24 low-secure forensic beds, 20 medium-secure forensic beds, and 20 high-support rehabilitation beds. The facility includes single bedrooms with ensuites, shared living spaces, therapy areas, and nature-integrated design with outdoor therapy spaces and walking paths. Designed by Bates Smart, the project will relocate and expand services from Morisset Hospital, supporting a transitional model of care with contemporary mental health services for adults in the Hunter region. Part of the NSW Government's $700 million Statewide Mental Health Infrastructure Program.
Hunter Transmission Project
500 kV transmission line project delivering a new approximately 110 km overhead line from Bayswater Power Station (Muswellbrook LGA) to a new switching station at Olney State Forest (Cessnock LGA). Includes new switching stations at Bayswater and Mount View (near Olney), plus upgrades to Eraring substation. Increases transfer capacity by up to 5 GW, forms the southern section of the Sydney Ring, and enables renewable energy from Central-West Orana and New England REZs while strengthening NSW grid reliability as coal generators retire. Led by EnergyCo; Transgrid is the committed network operator.
High Speed Rail - Newcastle to Sydney (Stage 1)
The first stage of the proposed National High Speed Rail network aims to connect Newcastle to Sydney via the Central Coast, reducing travel time to approximately one hour with trains reaching speeds up to 320 km/h. The project is focused on the development phase, which includes design refinement, securing planning approvals, and corridor preservation. It is being advanced by the Australian Government's High Speed Rail Authority (HSRA). Stations are planned for Broadmeadow, Lake Macquarie, Central Coast, and Central Sydney. The long-term vision is a national network connecting Brisbane, Sydney, Canberra, and Melbourne.
Dalmore Park Employment Hub
150-hectare master-planned employment precinct in Rutherford, Maitland LGA. Designed as a mixed-use business park featuring advanced manufacturing, warehousing, logistics, health/medical services, education facilities, office space, retail and hospitality. Positioned to become a key economic and innovation hub for the Hunter Region with sustainable design, conservation areas and direct access to the New England Highway.
Sarroff's Shop Mixed Use Development
Alterations and additions to an existing building, involving demolition of rear structures and construction of new facilities (including a new toilet, cool room, and store room) for a mixed-use development, which formalises existing commercial uses: a cafe, restaurant, and real estate office, known locally as Sarroff's Shop. The development application DA/2024/636 was approved, and a modification (Section 4.55(1A)) to a condition was also lodged in August 2025.
27 Lang Drive Subdivision
Section 8.2 Review of Determination lodged with Maitland City Council for a refused Development Application. The proposal is for a one (1) into fifteen (15) lot residential subdivision in an R5 Large Lot Residential zone, with one lot proposing a minor variation to the minimum lot size. The lots range from 4,525sqm to 6,544sqm and the proposal includes civil works for road construction and stormwater management features like culverts and bioretention basins. The original DA for 15 lots (DA/2023/832) was refused in January 2025 due to insufficient information, which has been addressed in the current review (DA/2025/228).
Employment
AreaSearch analysis of employment trends sees Bolwarra Heights performing better than 85% of local markets assessed across Australia
Bolwarra Heights has a skilled workforce with prominent essential services sectors. Its unemployment rate is 1.3%, as per AreaSearch's aggregation of statistical area data.
As of June 2025, 1,867 residents are employed, with an unemployment rate 2.3% lower than Rest of NSW's rate of 3.7%. Workforce participation in Bolwarra Heights is higher at 70.7%, compared to Rest of NSW's 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 3.4 times the regional level, while agriculture, forestry & fishing has lower representation at 1.3% compared to the regional average of 5.3%.
Labour force levels decreased by 4.2% over the year to June 2025, with employment declining by 4.5%, leading to a rise in unemployment rate by 0.3 percentage points. National employment forecasts from Jobs and Skills Australia (Sep-22) project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Bolwarra Heights' employment mix suggests local employment should increase by 6.2% over five years and 13.2% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localized population projections.
Frequently Asked Questions - Employment
Income
Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch
Bolwarra Heights shows a median taxpayer income of $57,177 and an average of $72,485 according to the latest postcode level ATO data aggregated by AreaSearch for financial year 2022. This is higher than Rest of NSW's median income of $49,459 and average income of $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates would be approximately $64,387 (median) and $81,625 (average) as of September 2025. From the 2021 Census, household incomes rank highly in Bolwarra Heights, between the 77th and 91st percentiles nationally. Income distribution shows that the $1,500 - 2,999 bracket dominates with 32.5% of residents (1,175 people), similar to broader trends across the metropolitan region showing 29.9% in the same category. Economic strength is evident through 40.9% of households achieving high weekly earnings exceeding $3,000. After housing costs, residents retain 87.5% of income, indicating strong purchasing power. The area's SEIFA income ranking places it in the 8th decile.
Frequently Asked Questions - Income
Housing
Bolwarra Heights is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership
Bolwarra Heights' dwellings, as per the latest Census, consisted of 97.7% houses and 2.3% other types (semi-detached, apartments, 'other'). Compared to Non-Metro NSW's 87.1% houses and 13.0% others. Home ownership in Bolwarra Heights stood at 34.5%, with mortgaged dwellings 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. 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 Australia's average of $1,863, and rents were substantially above the national figure of $375.
Frequently Asked Questions - Housing
Household Composition
Bolwarra Heights features high concentrations of family households, with a higher-than-average median household size
Family households constitute 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 comprise the remaining 12.9%, with lone person households at 11.3% and group households at 1.5%. The median household size is 3.1 people, which is larger than the Rest of NSW average of 2.7.
Frequently Asked Questions - Households
Local Schools & Education
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' residents aged 15+ exhibit higher educational attainment than broader benchmarks. Specifically, 26.7% hold university qualifications compared to SA4 region's 15.2% and SA3 area's 17.6%. Bachelor degrees are the most common (18.8%), followed by postgraduate qualifications (4.5%) and graduate diplomas (3.4%). Vocational credentials are also prevalent, with 40.8% of residents holding them - advanced diplomas at 12.2% and certificates at 28.6%.
Educational participation is high, with 34.1% currently enrolled in formal education: 13.0% in primary, 10.1% in secondary, and 4.7% in tertiary education. However, educational facilities seem to be located outside Bolwarra Heights' immediate boundaries, necessitating residents to access schools in neighboring areas.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Bolwarra Heights has 15 active public transport stops, all of which are bus stops. These stops are served by a total of 31 different routes, offering 250 weekly passenger trips combined. The accessibility to these services is rated as good, with residents on average being located 251 meters away from the nearest stop.
On average, there are 35 trips per day across all routes, which equates to about 16 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
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
Bolwarra Heights residents show positive health outcomes, with common conditions seen across all ages. Private health cover stands at approximately 56%, compared to 52.8% in Rest of NSW.
Mental health issues and asthma are most prevalent, affecting 9.1 and 8.2% respectively. Around 68.7% claim no medical ailments, higher than the 63.4% across Rest of NSW. The area has 13.8% residents aged 65 and over (499 people), lower than the 15.4% in Rest of NSW. Senior health outcomes are above average, mirroring general population's profile.
Frequently Asked Questions - Health
Cultural Diversity
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, as per the 2016 Census, had a population with 91.9% born in Australia, 95.4% being citizens, and 96.4% speaking English only at home. Christianity was the predominant religion, accounting for 60.2%, compared to 57.0% across Rest of NSW. The top three ancestry groups were Australian (33.2%), English (32.9%), and Irish (8.4%).
Notably, Welsh (0.8%) and South African (0.5%) groups were overrepresented in Bolwarra Heights compared to the regional averages of 0.6% and 0.3%, respectively. Additionally, Scottish ancestry was slightly higher at 8.3%.
Frequently Asked Questions - Diversity
Age
Bolwarra Heights's population is slightly younger than the national pattern
Bolwarra Heights has a median age of 35 years, which is notably 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 significantly higher at 18.1%, compared to the Rest of NSW's 12.9% and Australia's 12.2%. Conversely, those aged 65-74 are underrepresented at 7.9%, compared to the Rest of NSW's 13.1%. According to the 2021 Census, Bolwarra Heights has seen an increase in the proportion of individuals aged 35-44 from 15.0% to 16.4%, and those aged 15-24 from 12.4% to 13.7%. However, there has been a decrease in the proportion of individuals aged 45-54 from 13.8% to 12.7%, and those aged 55-64 from 10.9% to 9.8%. Demographic projections indicate significant changes in Bolwarra Heights' age profile by 2041, with the strongest growth expected in the 45-54 cohort, which is projected to increase by 58%, adding 268 residents to reach a total of 728.