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ABS 2021 Census · Updated 21 May 2026
Bardwell Valley is an outer-metropolitan suburb of Sydney, Australia, with a population of approximately 2,344, making it a boutique locality. Located approximately 10 km from the Sydney CBD, Bardwell Valley is a outer metro area in New South Wales. The median household income is $109,148 per year.
Strong household incomes in Bardwell Valley underpin solid property demand. Its proximity to the CBD adds a strong location premium.
Official Australia Post postcode for Bardwell Valley. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Bardwell Valley on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Bardwell Valley is a smaller community of 2,344 — about 44% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Households here earn $109,148/year on average — 12% above the NSW suburb median of $97,552 — a modest premium that supports resilient owner-occupier demand. Median weekly rent of $550 equates to $2,383/month — about 92% of the median mortgage repayment of $2,600/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. At 10 km from the Sydney CBD, Bardwell Valley sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks.
Outer-metro suburbs reward careful property selection — aim for homes near infrastructure rather than generic house-and-land packages. Local rents consume roughly 26% of household income — a useful sanity check on tenant affordability.
How Bardwell Valley stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Bardwell Valley sits above the state median; negative means below.
| Metric | Bardwell Valley | NSW median | Δ vs state |
|---|---|---|---|
| Population | 2,344 | 5,325 | -56% |
| Median household income | $109,148/yr | $97,552/yr | +12% |
| Median rent (weekly) | $550 | $430 | +28% |
| Median mortgage (monthly) | $2,600 | $2,167 | +20% |
| Distance to CBD | 10 km | 45 km | -78% |
| Separate houses | 63% | 76% | -13pp |
Pre-inspection briefing for Bardwell Valley — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 2,344 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Strong rental coverage: $550/week (~$2,383/month) covers 92% of the $2,600/month median mortgage repayment, so the shortfall sits at just $217/month. Investors targeting positive cash flow should shortlist this suburb.
Only 63% of dwellings are separate houses (vs 76% NSW median) — this is a unit and townhouse market, where cosmetic flips struggle against body-corporate restrictions, thinner after-reno uplift and competing new supply.
Run the numbers on a Bardwell Valley property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bardwell Valley are modest for 2026 — incomes 12% above the NSW median of $97,552 and a population of 2,344 suggest gains will lag headline metro markets. Rental coverage runs at ~92% of the typical mortgage ($2,383/month rent vs $2,600/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 69/100 places Bardwell Valley in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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Bardwell Valley scores 69/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 2,344, median household income of $109,148/year and median weekly rent of $550. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Bardwell Valley are proximity to Sydney (10 km), an above-state-median household income of $109,148/year, a dwelling mix that is 63% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Bardwell Valley has a usual resident population of approximately 2,344, compared with a New South Wales suburb median of 5,325 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Bardwell Valley sits 10 km straight-line from the Sydney CBD. This is inner-ring territory — pricing competes directly with established Sydney employment nodes.
The most recent census recorded a median weekly rent of $550 in Bardwell Valley, equating to approximately $28,600/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Bardwell Valley is $2,600, or approximately $31,200/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $550 works out to $2,383/month, covering 92% of the median mortgage repayment of $2,600/month. That leaves a $217/month shortfall (around $2,604/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (2,344 residents), interest-rate sensitivity on the $2,600 median mortgage, the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.