Erowal Bay vs Vincentia

In both, most households own their home and the large majority of homes are detached houses. Houses cost more in Vincentia: a median of $1.26 million, against $930,000 in Erowal Bay, and rent is higher there too. On these figures, Erowal Bay tends to suit buyers on a tighter budget.

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

Vincentia

ahead on the one thing that separates them

  • has more schools inside the suburb (3 vs 0)

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

First-home buyers

Erowal Bay

ahead on the one thing that separates them

  • has cheaper houses ($930,000 vs $1,260,000)

Weighs house prices and mortgage stress.

Renters

Erowal Bay

ahead on the one thing that separates them

  • has cheaper rent ($370/wk vs $425/wk)

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

Commuting to the city

Vincentia

ahead on 2 of the 3 things we measure here

  • is more walkable (65/100 vs 21/100)
  • sits closer to the CBD (188.9 km vs 191.9 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Vincentia

ahead on 2 of the 4 things we measure here

  • has more GPs (3 vs 0)
  • is more walkable (65/100 vs 21/100)

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

Investors

Vincentia

ahead on the one thing that separates them

  • is growing faster (17.6% vs 4.7%)

Weighs population growth.

Where they sit

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

Erowal Bay Vincentia
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.

Erowal Bay Vincentia
Walkability 21 / 65
Erowal Bay — Walkability: 21/100 Vincentia — Walkability: 65/100
Safety 44 / 45
Erowal Bay — Safety: 44/100 Vincentia — Safety: 45/100
Low fire risk 48 / 7
Erowal Bay — Low fire risk: 48/100 Vincentia — Low fire risk: 7/100

Demographics

Vincentia has more residents (3,870 vs 652); Vincentia rents higher ($425/wk vs $370/wk).

Erowal Bay Vincentia
Population 652 3,870
+494% vs other
Population trend (2016 → 2021) +4.7% +17.6%
Median age 49 50
Median household income $73,164/yr $80,600/yr
+10% vs other
Median weekly rent $370/wk $425/wk
+15% vs other

Age profile

Share of residents in each band, 2021 Census.

Erowal Bay Vincentia
0-4 5.2% / 4.7%
Erowal Bay — 0-4: 5.2% Vincentia — 0-4: 4.7%
5-14 10.1% / 10.7%
Erowal Bay — 5-14: 10.1% Vincentia — 5-14: 10.7%
15-19 5.7% / 4.0%
Erowal Bay — 15-19: 5.7% Vincentia — 15-19: 4.0%
20-24 4.3% / 3.3%
Erowal Bay — 20-24: 4.3% Vincentia — 20-24: 3.3%
25-34 7.1% / 9.5%
Erowal Bay — 25-34: 7.1% Vincentia — 25-34: 9.5%
35-44 10.1% / 11.6%
Erowal Bay — 35-44: 10.1% Vincentia — 35-44: 11.6%
45-54 14.6% / 12.0%
Erowal Bay — 45-54: 14.6% Vincentia — 45-54: 12.0%
55-64 14.4% / 15.6%
Erowal Bay — 55-64: 14.4% Vincentia — 55-64: 15.6%
65-74 19.3% / 18.0%
Erowal Bay — 65-74: 19.3% Vincentia — 65-74: 18.0%
75-84 7.1% / 7.9%
Erowal Bay — 75-84: 7.1% Vincentia — 75-84: 7.9%
85+ 0.8% / 3.0%
Erowal Bay — 85+: 0.8% Vincentia — 85+: 3.0%

Bars are drawn against the largest share shown (19.3%).

Who lives together

Household composition, 2021 Census.

Erowal Bay 40.2% lone person
Erowal Bay — Lone Person: 40.2% Erowal Bay — Couple Families: 37.4% Erowal Bay — One Parent Families: 15.6% Erowal Bay — Group Household: 6.7% Erowal Bay — Other Families: 0.0%
Vincentia 44.2% lone person
Vincentia — Lone Person: 44.2% Vincentia — Couple Families: 37.7% Vincentia — One Parent Families: 14.0% Vincentia — Group Household: 3.5% Vincentia — Other Families: 0.7%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Erowal Bay 25.7% renting
Erowal Bay — Owned Outright: 43.2% Erowal Bay — Mortgage: 31.1% Erowal Bay — Renting: 25.7%
Vincentia 24.1% renting
Vincentia — Owned Outright: 49.0% Vincentia — Mortgage: 26.9% Vincentia — Renting: 24.1%
Owned outright Mortgage Renting

Qualifications

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

Erowal Bay Vincentia
Certificate III & IV 23.0% / 17.3%
Erowal Bay — Certificate III & IV: 23.0% Vincentia — Certificate III & IV: 17.3%
Bachelor Degree 10.0% / 13.8%
Erowal Bay — Bachelor Degree: 10.0% Vincentia — Bachelor Degree: 13.8%
Advanced Diploma / Diploma 7.7% / 9.9%
Erowal Bay — Advanced Diploma / Diploma: 7.7% Vincentia — Advanced Diploma / Diploma: 9.9%
Postgraduate Degree 2.9% / 5.7%
Erowal Bay — Postgraduate Degree: 2.9% Vincentia — Postgraduate Degree: 5.7%
Graduate Diploma / Certificate 2.1% / 3.0%
Erowal Bay — Graduate Diploma / Certificate: 2.1% Vincentia — Graduate Diploma / Certificate: 3.0%

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

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.

Erowal Bay Vincentia
England 2.5% / 5.6%
Erowal Bay — England: 2.5% Vincentia — England: 5.6%
New Zealand 2.1% / 1.5%
Erowal Bay — New Zealand: 2.1% Vincentia — New Zealand: 1.5%
South Africa 1.2% / 0.4%
Erowal Bay — South Africa: 1.2% Vincentia — South Africa: 0.4%
Philippines 1.1% / 0.4%
Erowal Bay — Philippines: 1.1% Vincentia — Philippines: 0.4%
Greece 0.6% / 0.7%
Erowal Bay — Greece: 0.6% Vincentia — Greece: 0.7%
Germany 0.5% / 0.7%
Erowal Bay — Germany: 0.5% Vincentia — Germany: 0.7%
Italy — / 0.8%
Erowal Bay — Italy: not among its largest Vincentia — Italy: 0.8%

Bars are drawn against the largest share shown (5.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Erowal Bay 100.0% houses
Erowal Bay — Houses: 100.0% Erowal Bay — Flats / Apartments: 0.0% Erowal Bay — Townhouses: 0.0%
Vincentia 91.5% houses
Vincentia — Houses: 91.5% Vincentia — Flats / Apartments: 4.7% Vincentia — Townhouses: 3.8%
Houses Flats / Apartments Townhouses

Property market

Erowal Bay Vincentia
Median house price $930,000 $1,260,000
Median unit price — $915,000
Median land price — $880,000
Typical days to sell (houses) 53 days
from 8 sales
 47 days
from 53 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.

Erowal Bay Vincentia
3 bed $808K / $1.07M
Erowal Bay — 3 bed: $808K (10 sales) Vincentia — 3 bed: $1.07M (43 sales)

10 vs 43 sales

4 bed $1.4M / $1.32M
Erowal Bay — 4 bed: $1.4M (7 sales) Vincentia — 4 bed: $1.32M (66 sales)

7 vs 66 sales

Zoning mix

Erowal Bay has more land zoned for conservation (78% vs 61%).

Erowal Bay Vincentia
Environmental 78% 61%
Residential 17% 22%
Parks and recreation 2% 8%
Infrastructure and transport 2% 6%
Rural and farming 2% 0%
Commercial 0% 1%
Planning zones cover 100% of Erowal Bay and 99% of Vincentia. The rest is unzoned land such as water or road reserve.
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

Erowal Bay Vincentia
New dwellings approved 854
across Shoalhaven
same for both
Approvals change year on year -10%
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.

Erowal Bay Vincentia
Houses — 2.4%
$700/wk on $1.51M
Units —
same for both

Ranking within NSW

Erowal Bay Vincentia
House price Higher than 45% of NSW Higher than 63% of NSW
Income Higher than 40% of NSW Higher than 48% of NSW
Schools — Higher than 66% of NSW
Walkability Higher than 70% of NSW Higher than 86% of NSW
Affordability Higher than 46% of NSW Higher than 34% of NSW
EV adoption Higher than 53% of NSW
same for both
NBN connectivity Higher than 87% of NSW Higher than 68% of NSW
Rental yield (houses) — Higher than 6% of NSW

Liveability

Vincentia is more walkable (65 vs 21); Vincentia scores higher overall (48 vs 30).

Erowal Bay Vincentia
Grade D C
Score 30/100 48/100
Socio-economic band below-average income
decile 3/10
 very advantaged area
decile 9/10

Risk profile

Vincentia carries more bushfire risk (93 vs 52).

Erowal Bay Vincentia
Bushfire Moderate
52/100
 High
93/100
Crime Moderate
56/100
 Moderate
55/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
 High
87/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 2
within 5 km
 1
within 5 km

Schools

Erowal Bay Vincentia
Inside the suburb 0 3
Rated above peers 0 1
Rated at peers 0 1
Rated below peers 0
same for both

Schools in Erowal Bay

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

Schools in Vincentia

  • Vincentia Public School Government · Primary above peers
  • Vincentia High School Government · Secondary at peers
  • Novo Education Space Vincentia Independent · Secondary · Special school

Amenities in the suburb

Erowal Bay Vincentia
Supermarkets 0 3
Cafes & restaurants 0 8
Parks & reserves 2 4
Childcare 0 2
GPs 0 3
Pharmacies 0 3
Banks & Bank@Post 0 2
Fuel stations 0 2
Beaches 0 4
Waterways 1
same for both

Mobility

Erowal Bay sits further from the CBD (191.9 km vs 188.9 km).

Erowal Bay Vincentia
Walkability score 21/100 65/100
Distance to Sydney 191.9 km
+2% vs other
 188.9 km
Drive time (normal traffic) 164 min 160 min
Public transport score 26/100
Bus
 72/100
Bus
Peak arrivals per hour 5.2
7-9am + 5-7pm
 27.2
7-9am + 5-7pm
Median peak wait 1.5 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.5%
postcode 2540
same for both
Rooftop solar per 100 dwellings 44
postcode 2540
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.

Erowal Bay Vincentia
Car (driver) 79.1% / 73.2%
Erowal Bay — Car (driver): 79.1% Vincentia — Car (driver): 73.2%
Worked from Home 15.2% / 19.0%
Erowal Bay — Worked from Home: 15.2% Vincentia — Worked from Home: 19.0%
Car (passenger) 5.7% / 3.3%
Erowal Bay — Car (passenger): 5.7% Vincentia — Car (passenger): 3.3%
Walked Only — / 3.5%
Erowal Bay — Walked Only: not among its largest Vincentia — Walked Only: 3.5%
Bicycle — / 0.7%
Erowal Bay — Bicycle: not among its largest Vincentia — Bicycle: 0.7%

Bars are drawn against the largest share shown (79.1%).

Setting

Erowal Bay Vincentia
Elevation 46 m
above sea level, at the suburb centre
 36 m
above sea level, at the suburb centre
Distance to the ocean 2.7 km
2.8 km to a named beach
 784 m
1.3 km to a named beach

NBN connectivity

Erowal Bay Vincentia
Connectivity score 77/100 56/100
Most common technology Fibre to the premises Fibre to the node
Full-fibre (FTTP) share 58%
458 premises
 20%
2,848 premises

Climate

Erowal Bay Vincentia
Annual rainfall 1,302 mm
same for both
Summer max (Jan) 23.9°C
same for both
Winter min (Jul) 9.6°C
same for both

Council rates

Erowal Bay Vincentia
Average residential rate $1,501/yr
same for both
Council Shoalhaven
same for both

Federal electorate

Erowal Bay Vincentia
Division Gilmore
same for both
Member Fiona Phillips
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Erowal Bay Vincentia
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Erowal Bay

Acreage Coastal Retirees

Vincentia

Acreage Beach Coastal Quiet Retirees

More comparisons

Other comparisons with Erowal Bay

Erowal Bay vs St Georges Basin Erowal Bay vs Old Erowal Bay Erowal Bay vs Worrowing Heights Erowal Bay vs Hyams Beach Erowal Bay vs Wrights Beach

Other comparisons with Vincentia

Vincentia vs Huskisson Vincentia vs Worrowing Heights Vincentia vs Hyams Beach
Full data on Erowal Bay Full data on Vincentia
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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