EquitySight.app
Free full calculator →
EquitySight.app
Free full calculator →
ABS 2021 Census · Updated 21 May 2026
Baw Baw is a regional centre in New South Wales, Australia, with a population of approximately 271, making it a boutique locality. Located approximately 173 km from the Sydney CBD, Baw Baw is a regional area in New South Wales. The median household income is $113,256 per year.
Strong household incomes in Baw Baw underpin solid property demand. As a regional location, growth prospects depend on local economic conditions and infrastructure investment.
Official Australia Post postcode for Baw Baw. 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 Baw Baw 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.
Baw Baw is a smaller community of 271 — about 5% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Median household income of $113,256/year runs 16% above the New South Wales suburb median of $97,552, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median weekly rent of $405 equates to $1,755/month — about 90% of the median mortgage repayment of $1,950/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Baw Baw is 173 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand. Separate houses make up 96% of dwellings — 20 percentage points above the New South Wales median of 76% — pointing to a family-oriented, land-rich market where value is concentrated in the underlying block.
How Baw Baw stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Baw Baw sits above the state median; negative means below.
| Metric | Baw Baw | NSW median | Δ vs state |
|---|---|---|---|
| Population | 271 | 5,325 | -95% |
| Median household income | $113,256/yr | $97,552/yr | +16% |
| Median rent (weekly) | $405 | $430 | -6% |
| Median mortgage (monthly) | $1,950 | $2,167 | -10% |
| Distance to CBD | 173 km | 45 km | +284% |
| Separate houses | 96% | 76% | +20pp |
Pre-inspection briefing for Baw Baw — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 271 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Strong rental coverage: $405/week (~$1,755/month) covers 90% of the $1,950/month median mortgage repayment, so the shortfall sits at just $195/month. Investors targeting positive cash flow should shortlist this suburb.
With 96% houses in a 271-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Baw Baw property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Baw Baw are modest for 2026 — incomes 16% above the NSW median of $97,552 and a population of 271 suggest gains will lag headline metro markets. Rental coverage runs at ~90% of the typical mortgage ($1,755/month rent vs $1,950/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 51/100 places Baw Baw in the mid tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
Lived in Baw Baw? Help other investors with an honest 100-word review. Sign-in required; all reviews are manually moderated before they appear.
Baw Baw scores 51/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 271, median household income of $113,256/year and median weekly rent of $405. 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 Baw Baw are an above-state-median household income of $113,256/year, a dwelling mix that is 96% 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.
Baw Baw has a usual resident population of approximately 271, 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.
Baw Baw sits 173 km straight-line from the Sydney CBD. This is a regional market where CBD distance is only indicative — local industry diversity and commute alternatives matter more.
The most recent census recorded a median weekly rent of $405 in Baw Baw, equating to approximately $21,060/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 Baw Baw is $1,950, or approximately $23,400/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 $405 works out to $1,755/month, covering 90% of the median mortgage repayment of $1,950/month. That leaves a $195/month shortfall (around $2,340/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 (271 residents), interest-rate sensitivity on the $1,950 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.