Bolwarra vs Lorn

In both, the large majority of households own their home and the large majority of homes are detached houses. In Bolwarra, most households are couple families. In Lorn, about half of households are couple families. Houses cost more in Lorn: a median of $1.1 million, against $950,000 in Bolwarra, though rent is higher in Bolwarra. On these figures, Bolwarra tends to suit couples.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Bolwarra

ahead on the one thing that separates them

  • carries lower crime risk (30/100 vs 46/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Bolwarra

ahead on the one thing that separates them

  • has cheaper houses ($950,000 vs $1,100,000)

Weighs house prices and mortgage stress.

Renters

Lorn

ahead on the one thing that separates them

  • has cheaper rent ($378/wk vs $440/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Bolwarra

ahead on the one thing that separates them

  • is more walkable (42/100 vs 30/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Bolwarra

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (30/100 vs 46/100)
  • is more walkable (42/100 vs 30/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Bolwarra

ahead on 2 of the 2 things we measure here

  • is growing faster (36.5% vs 9.6%)
  • returns a higher gross yield on houses (4.0% vs 2.7%)

Weighs house yield and population growth.

Where they sit

Bolwarra and Lorn drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Bolwarra Lorn
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Bolwarra Lorn
Walkability 42 / 30
Bolwarra — Walkability: 42/100 Lorn — Walkability: 30/100
Safety 70 / 54
Bolwarra — Safety: 70/100 Lorn — Safety: 54/100
Low fire risk 72 / 72
Bolwarra — Low fire risk: 72/100 Lorn — Low fire risk: 72/100

Demographics

Bolwarra rents higher ($440/wk vs $378/wk); Bolwarra has higher household incomes ($115,284 vs $100,620).

Bolwarra Lorn
Population 1,350 1,465
+9% vs other
Population trend (2016 → 2021) +36.5% +9.6%
Median age 41 43
Median household income $115,284/yr
+13% vs other
 $100,620/yr
Median weekly rent $440/wk
+14% vs other
 $378/wk

Age profile

Share of residents in each band, 2021 Census.

Bolwarra Lorn
0-4 6.4% / 6.6%
Bolwarra — 0-4: 6.4% Lorn — 0-4: 6.6%
5-14 15.0% / 11.7%
Bolwarra — 5-14: 15.0% Lorn — 5-14: 11.7%
15-19 7.0% / 7.3%
Bolwarra — 15-19: 7.0% Lorn — 15-19: 7.3%
20-24 3.6% / 5.4%
Bolwarra — 20-24: 3.6% Lorn — 20-24: 5.4%
25-34 10.4% / 8.9%
Bolwarra — 25-34: 10.4% Lorn — 25-34: 8.9%
35-44 12.4% / 11.8%
Bolwarra — 35-44: 12.4% Lorn — 35-44: 11.8%
45-54 11.7% / 14.1%
Bolwarra — 45-54: 11.7% Lorn — 45-54: 14.1%
55-64 14.1% / 15.0%
Bolwarra — 55-64: 14.1% Lorn — 55-64: 15.0%
65-74 11.6% / 10.2%
Bolwarra — 65-74: 11.6% Lorn — 65-74: 10.2%
75-84 7.2% / 6.3%
Bolwarra — 75-84: 7.2% Lorn — 75-84: 6.3%
85+ 1.1% / 2.4%
Bolwarra — 85+: 1.1% Lorn — 85+: 2.4%

Bars are drawn against the largest share shown (15.0%).

Who lives together

Household composition, 2021 Census.

Bolwarra 57.1% couple families
Bolwarra — Couple Families: 57.1% Bolwarra — Lone Person: 26.8% Bolwarra — One Parent Families: 12.9% Bolwarra — Group Household: 1.9% Bolwarra — Other Families: 1.3%
Lorn 46.7% couple families
Lorn — Couple Families: 46.7% Lorn — Lone Person: 32.6% Lorn — One Parent Families: 18.3% Lorn — Group Household: 1.7% Lorn — Other Families: 0.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Bolwarra 13.3% renting
Bolwarra — Owned Outright: 39.8% Bolwarra — Mortgage: 46.8% Bolwarra — Renting: 13.3%
Lorn 16.6% renting
Lorn — Owned Outright: 44.2% Lorn — Mortgage: 39.2% Lorn — Renting: 16.6%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Bolwarra Lorn
Certificate III & IV 17.5% / 15.6%
Bolwarra — Certificate III & IV: 17.5% Lorn — Certificate III & IV: 15.6%
Bachelor Degree 13.6% / 16.7%
Bolwarra — Bachelor Degree: 13.6% Lorn — Bachelor Degree: 16.7%
Advanced Diploma / Diploma 7.6% / 10.2%
Bolwarra — Advanced Diploma / Diploma: 7.6% Lorn — Advanced Diploma / Diploma: 10.2%
Postgraduate Degree 5.7% / 4.6%
Bolwarra — Postgraduate Degree: 5.7% Lorn — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate 2.6% / 2.3%
Bolwarra — Graduate Diploma / Certificate: 2.6% Lorn — Graduate Diploma / Certificate: 2.3%

Bars are drawn against the largest share shown (17.5%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Bolwarra Lorn
England 3.7% / 2.9%
Bolwarra — England: 3.7% Lorn — England: 2.9%
New Zealand 1.3% / 0.3%
Bolwarra — New Zealand: 1.3% Lorn — New Zealand: 0.3%
South Africa 0.7% / —
Bolwarra — South Africa: 0.7% Lorn — South Africa: not among its largest
Scotland — / 0.7%
Bolwarra — Scotland: not among its largest Lorn — Scotland: 0.7%
Netherlands — / 0.6%
Bolwarra — Netherlands: not among its largest Lorn — Netherlands: 0.6%
Italy 0.4% / —
Bolwarra — Italy: 0.4% Lorn — Italy: not among its largest
Indonesia 0.4% / —
Bolwarra — Indonesia: 0.4% Lorn — Indonesia: not among its largest
Canada — / 0.4%
Bolwarra — Canada: not among its largest Lorn — Canada: 0.4%
India — / 0.3%
Bolwarra — India: not among its largest Lorn — India: 0.3%

Bars are drawn against the largest share shown (3.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Bolwarra 96.4% houses
Bolwarra — Houses: 96.4% Bolwarra — Townhouses: 3.0% Bolwarra — Flats / Apartments: 0.6%
Lorn 90.6% houses
Lorn — Houses: 90.6% Lorn — Townhouses: 8.3% Lorn — Flats / Apartments: 1.1%
Houses Townhouses Flats / Apartments

Property market

Bolwarra Lorn
Median house price $950,000 $1,100,000
Median unit price — $635,000
Median land price $550,000 —
Typical days to sell (houses) 30 days
from 13 sales
 36 days
from 10 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Bolwarra Lorn
3 bed $870K / $1M
Bolwarra — 3 bed: $870K (7 sales) Lorn — 3 bed: $1M (18 sales)

7 vs 18 sales

4 bed $950K / $1.31M
Bolwarra — 4 bed: $950K (25 sales) Lorn — 4 bed: $1.31M (9 sales)

25 vs 9 sales

Zoning mix

Lorn has more rural and farming land (77% vs 67%).

Bolwarra Lorn
Rural and farming 67% 77%
Residential 21% 13%
Environmental 10% 6%
Parks and recreation 2% 4%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Bolwarra Lorn
New dwellings approved 1,413
across Maitland
same for both
Approvals change year on year +20%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Bolwarra Lorn
Houses 4.0%
$850/wk on $1.1M
 2.7%
$690/wk on $1.34M
Units —
same for both

Ranking within NSW

Bolwarra Lorn
House price Higher than 47% of NSW Higher than 45% of NSW
Income Higher than 80% of NSW Higher than 68% of NSW
Schools —
same for both
Walkability Higher than 79% of NSW Higher than 75% of NSW
Affordability Higher than 77% of NSW Higher than 71% of NSW
EV adoption Higher than 56% of NSW
same for both
NBN connectivity Higher than 83% of NSW Higher than 70% of NSW
Rental yield (houses) Higher than 74% of NSW Higher than 10% of NSW

Liveability

Bolwarra is more walkable (42 vs 30); Bolwarra scores higher overall (59 vs 54).

Bolwarra Lorn
Grade B
same for both
Score 59/100 54/100
Socio-economic band very advantaged area
decile 9/10
same for both

Risk profile

Lorn carries more crime risk (46 vs 30).

Bolwarra Lorn
Bushfire Low
28/100
same for both
Crime Low
30/100
 Moderate
46/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
same for both

Schools

Bolwarra Lorn
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Bolwarra

  • Bolwarra Public School Government · Primary below peers

Schools in Lorn

  • Nillo Infants School Government · Primary

Amenities in the suburb

Bolwarra Lorn
Supermarkets 0 1
Cafes & restaurants 0 4
Parks & reserves 2 4
Childcare 3 1
GPs 0 1
Pharmacies 0 1
Banks & Bank@Post 0 1
Waterways 0 1

Mobility

Bolwarra Lorn
Walkability score 42/100 30/100
Distance to Sydney 167 km 166 km
Drive time (normal traffic) 124 min
same for both
Public transport score 63/100
Bus
 32/100
Bus
Peak arrivals per hour 31.0
7-9am + 5-7pm
 9.0
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 2320
same for both
Rooftop solar per 100 dwellings 56
postcode 2320
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Bolwarra Lorn
Car (driver) 68.5% / 65.5%
Bolwarra — Car (driver): 68.5% Lorn — Car (driver): 65.5%
Worked from Home 26.6% / 25.0%
Bolwarra — Worked from Home: 26.6% Lorn — Worked from Home: 25.0%
Car (passenger) 2.9% / 3.2%
Bolwarra — Car (passenger): 2.9% Lorn — Car (passenger): 3.2%
Walked Only 1.5% / 4.2%
Bolwarra — Walked Only: 1.5% Lorn — Walked Only: 4.2%
Bicycle 0.5% / 0.8%
Bolwarra — Bicycle: 0.5% Lorn — Bicycle: 0.8%

Bars are drawn against the largest share shown (68.5%).

Setting

Bolwarra Lorn
Elevation 6 m
above sea level, at the suburb centre
 8 m
above sea level, at the suburb centre
Distance to the ocean 23.2 km 22.5 km

NBN connectivity

Bolwarra Lorn
Connectivity score 75/100 60/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 56%
566 premises
 27%
665 premises

Climate

Bolwarra Lorn
Annual rainfall 996 mm
same for both
Summer max (Jan) 30.0°C
same for both
Winter min (Jul) 7.1°C
same for both

Air quality (annual mean)

Bolwarra Lorn
PM2.5 6.3 µg/m³
same for both
PM10 17.5 µg/m³
same for both
NO₂ 0.72 pphm
same for both

Council rates

Bolwarra Lorn
Average residential rate $1,908/yr
same for both
Council Maitland
same for both

Federal electorate

Bolwarra Lorn
Division Lyne
same for both
Member Alison Penfold
same for both
Party The Nationals
same for both

First Home Owner Grant

Bolwarra Lorn
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Bolwarra

Acreage

Lorn

Acreage

More comparisons

Other comparisons with Bolwarra

Bolwarra vs Bolwarra Heights Bolwarra vs Largs Bolwarra vs Oakhampton

Other comparisons with Lorn

Lorn vs Maitland Lorn vs Largs Lorn vs Horseshoe Bend Lorn vs Oakhampton
Full data on Bolwarra Full data on Lorn
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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