Bolwarra vs Oakhampton

Bolwarra is the younger of the two, with a median age of 41 against 68 in Oakhampton. 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 Oakhampton, most households are people living alone. Houses cost more in Oakhampton: a median of $4.65 million, against $950,000 in Bolwarra, though rent is higher in Bolwarra. On these figures, Bolwarra tends to suit families with children, couples, and buyers on a tighter budget, while Oakhampton suits people living alone and older residents.

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 4 of the 6 things we measure here

  • has more childcare (3 vs 0)
  • carries lower crime risk (30/100 vs 77/100)
  • is already more of a family suburb (70% vs 35%)

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

First-home buyers

Bolwarra

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($950,000 vs $4,650,000)
  • leaves households under less mortgage stress (21% vs 33%)
  • But Oakhampton has cheaper land ($190,000 vs $550,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Bolwarra leaves renters under less rental stress (20% vs 29%)
  • Oakhampton has cheaper rent ($325/wk vs $440/wk)

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

Commuting to the city

Bolwarra

ahead on 3 of the 3 things we measure here

  • is more walkable (42/100 vs 21/100)
  • has a shorter drive in (124 min vs 133 min)
  • sits closer to the CBD (167 km vs 171.7 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Bolwarra carries lower crime risk (30/100 vs 77/100)
  • Oakhampton has more units and townhouses to downsize into (27% vs 4%)

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

Investors

Bolwarra

ahead on the one thing that separates them

  • is growing faster (36.5% vs -13.2%)

Weighs population growth.

Where they sit

Bolwarra and Oakhampton 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 Oakhampton
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 Oakhampton
Walkability 42 / 21
Bolwarra — Walkability: 42/100 Oakhampton — Walkability: 21/100
Safety 70 / 23
Bolwarra — Safety: 70/100 Oakhampton — Safety: 23/100
Low fire risk 72 / 79
Bolwarra — Low fire risk: 72/100 Oakhampton — Low fire risk: 79/100

Demographics

Bolwarra has more residents (1,350 vs 165); Bolwarra has higher household incomes ($115,284 vs $58,500).

Bolwarra Oakhampton
Population 1,350
+88% vs other
 165
Population trend (2016 → 2021) +36.5% -13.2%
Median age 41 68
Median household income $115,284/yr
+49% vs other
 $58,500/yr
Median weekly rent $440/wk
+26% vs other
 $325/wk

Age profile

Share of residents in each band, 2021 Census.

Bolwarra Oakhampton
0-4 6.4% / 1.8%
Bolwarra — 0-4: 6.4% Oakhampton — 0-4: 1.8%
5-14 15.0% / 7.3%
Bolwarra — 5-14: 15.0% Oakhampton — 5-14: 7.3%
15-19 7.0% / 2.4%
Bolwarra — 15-19: 7.0% Oakhampton — 15-19: 2.4%
20-24 3.6% / 1.8%
Bolwarra — 20-24: 3.6% Oakhampton — 20-24: 1.8%
25-34 10.4% / 5.5%
Bolwarra — 25-34: 10.4% Oakhampton — 25-34: 5.5%
35-44 12.4% / 5.5%
Bolwarra — 35-44: 12.4% Oakhampton — 35-44: 5.5%
45-54 11.7% / 5.5%
Bolwarra — 45-54: 11.7% Oakhampton — 45-54: 5.5%
55-64 14.1% / 14.5%
Bolwarra — 55-64: 14.1% Oakhampton — 55-64: 14.5%
65-74 11.6% / 13.3%
Bolwarra — 65-74: 11.6% Oakhampton — 65-74: 13.3%
75-84 7.2% / 23.0%
Bolwarra — 75-84: 7.2% Oakhampton — 75-84: 23.0%
85+ 1.1% / 19.4%
Bolwarra — 85+: 1.1% Oakhampton — 85+: 19.4%

Bars are drawn against the largest share shown (23.0%).

Who lives together

Household composition, 2021 Census.

Bolwarra 26.8% lone person
Bolwarra — Lone Person: 26.8% Bolwarra — Couple Families: 57.1% Bolwarra — One Parent Families: 12.9% Bolwarra — Group Household: 1.9% Bolwarra — Other Families: 1.3%
Oakhampton 64.9% lone person
Oakhampton — Lone Person: 64.9% Oakhampton — Couple Families: 24.3% Oakhampton — One Parent Families: 10.8% Oakhampton — Group Household: 0.0% Oakhampton — Other Families: 0.0%
Lone Person Couple Families 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%
Oakhampton 10.5% renting
Oakhampton — Owned Outright: 63.2% Oakhampton — Mortgage: 26.3% Oakhampton — Renting: 10.5%
Owned outright Mortgage Renting

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 Oakhampton
England 3.7% / 2.4%
Bolwarra — England: 3.7% Oakhampton — England: 2.4%
New Zealand 1.3% / —
Bolwarra — New Zealand: 1.3% Oakhampton — New Zealand: not among its largest
South Africa 0.7% / —
Bolwarra — South Africa: 0.7% Oakhampton — South Africa: not among its largest
Italy 0.4% / —
Bolwarra — Italy: 0.4% Oakhampton — Italy: not among its largest
Indonesia 0.4% / —
Bolwarra — Indonesia: 0.4% Oakhampton — Indonesia: not among its largest

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

Qualifications

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

Bolwarra Oakhampton
Certificate III & IV 17.5% / 14.5%
Bolwarra — Certificate III & IV: 17.5% Oakhampton — Certificate III & IV: 14.5%
Bachelor Degree 13.6% / 10.9%
Bolwarra — Bachelor Degree: 13.6% Oakhampton — Bachelor Degree: 10.9%
Advanced Diploma / Diploma 7.6% / 8.5%
Bolwarra — Advanced Diploma / Diploma: 7.6% Oakhampton — Advanced Diploma / Diploma: 8.5%
Postgraduate Degree 5.7% / 1.8%
Bolwarra — Postgraduate Degree: 5.7% Oakhampton — Postgraduate Degree: 1.8%
Graduate Diploma / Certificate 2.6% / 3.6%
Bolwarra — Graduate Diploma / Certificate: 2.6% Oakhampton — Graduate Diploma / Certificate: 3.6%

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

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%
Oakhampton 78.2% houses
Oakhampton — Houses: 78.2% Oakhampton — Townhouses: 27.3% Oakhampton — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Bolwarra Oakhampton
Median house price $950,000 $4,650,000
Median unit price —
same for both
Median land price $550,000 $190,000
Typical days to sell (houses) 30 days
from 13 sales
 —

Zoning mix

Bolwarra Oakhampton
Rural and farming 67% 74%
Residential 21% 12%
Environmental 10% 12%
Infrastructure and transport 0% 3%
Parks and recreation 2% 0%
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 Oakhampton
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 Oakhampton
Houses 4.0%
$850/wk on $1.1M
 —
Units —
same for both

Ranking within NSW

Bolwarra Oakhampton
House price Higher than 47% of NSW Higher than 98% of NSW
Income Higher than 80% of NSW Higher than 19% of NSW
Schools —
same for both
Walkability Higher than 79% of NSW Higher than 70% of NSW
Affordability Higher than 77% of NSW Higher than 1% of NSW
EV adoption Higher than 56% of NSW Higher than 55% of NSW
NBN connectivity Higher than 83% of NSW Higher than 64% of NSW
Rental yield (houses) Higher than 74% of NSW —

Liveability

Bolwarra is more walkable (42 vs 21).

Bolwarra Oakhampton
Grade B —
Score 59/100 —
Socio-economic band very advantaged area
decile 9/10
 mid-range socio-economic
decile 4/10

Risk profile

Oakhampton carries more crime risk (77 vs 30).

Bolwarra Oakhampton
Bushfire Low
28/100
 Low
21/100
Crime Low
30/100
 High
77/100
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 Oakhampton
Inside the suburb 1 0
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 Oakhampton

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Bolwarra Oakhampton
Parks & reserves 2 0
Childcare 3 0
Waterways 0 3

Mobility

Oakhampton sits further from the CBD (171.7 km vs 167 km).

Bolwarra Oakhampton
Walkability score 42/100 21/100
Distance to Sydney 167 km 171.7 km
+3% vs other
Drive time (normal traffic) 124 min 133 min
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 Oakhampton
Car (driver) 68.5% / 78.0%
Bolwarra — Car (driver): 68.5% Oakhampton — Car (driver): 78.0%
Worked from Home 26.6% / 22.0%
Bolwarra — Worked from Home: 26.6% Oakhampton — Worked from Home: 22.0%
Car (passenger) 2.9% / —
Bolwarra — Car (passenger): 2.9% Oakhampton — Car (passenger): not among its largest
Walked Only 1.5% / —
Bolwarra — Walked Only: 1.5% Oakhampton — Walked Only: not among its largest
Bicycle 0.5% / —
Bolwarra — Bicycle: 0.5% Oakhampton — Bicycle: not among its largest

Bars are drawn against the largest share shown (78.0%).

Setting

Bolwarra Oakhampton
Elevation 6 m
above sea level, at the suburb centre
 9 m
above sea level, at the suburb centre
Distance to the ocean 23.2 km 25.1 km

NBN connectivity

Bolwarra Oakhampton
Connectivity score 75/100 43/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 56%
566 premises
 5%
113 premises

Climate

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

Federal electorate

Bolwarra Oakhampton
Division Lyne Paterson
Member Alison Penfold Meryl Swanson
Party The Nationals Australian Labor Party

First Home Owner Grant

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

Tags

Bolwarra

Acreage

Oakhampton

Luxury Retirees Rural Townhouses

More comparisons

Other comparisons with Bolwarra

Bolwarra vs Bolwarra Heights Bolwarra vs Largs Bolwarra vs Lorn

Other comparisons with Oakhampton

Oakhampton vs Rutherford Oakhampton vs Aberglasslyn Oakhampton vs Bolwarra Heights Oakhampton vs Maitland Oakhampton vs Lorn Oakhampton vs Maitland Vale
Full data on Bolwarra Full data on Oakhampton
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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