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ABS 2021 Census · Updated 21 May 2026
Bowral is a regional centre in New South Wales, Australia, with a population of approximately 10,764, making it a smaller community. Located approximately 99 km from the Sydney CBD, Bowral is a regional area in New South Wales. The median household income is $79,820 per year.
Bowral has a solid income profile that supports reliable occupancy rates. Distance from major centres is a consideration, though regional markets can offer higher rental yields.
Official Australia Post postcode for Bowral. 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 3 schools within or near this suburb.
Find schools near Bowral on My School →Estimated 4 parks 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.
With 10,764 residents, Bowral is one of New South Wales's more populous suburbs — roughly 2.0× the state median of 5,325 — giving it a deep buyer and tenant pool that typically supports higher transaction volumes and shorter average days on market. Household income of $79,820/year is 18% below the New South Wales median of $97,552, typically translating into lower entry prices and a tenant base more sensitive to rent increases. Median weekly rent of $500 equates to $2,167/month — about 100% of the median mortgage repayment of $2,167/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. Bowral is 99 km from Sydney, so the local market tracks regional employment and lifestyle drivers more than CBD-driven commuter demand.
This suburb suits yield-focused investors who are comfortable with lower liquidity. Employment concentration and local population trends matter more here than in metro markets. Local rents consume roughly 33% of household income — a useful sanity check on tenant affordability.
How Bowral stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean Bowral sits above the state median; negative means below.
| Metric | Bowral | NSW median | Δ vs state |
|---|---|---|---|
| Population | 10,764 | 5,325 | +102% |
| Median household income | $79,820/yr | $97,552/yr | -18% |
| Median rent (weekly) | $500 | $430 | +16% |
| Median mortgage (monthly) | $2,167 | $2,167 | 0% |
| Distance to CBD | 99 km | 45 km | +120% |
| Separate houses | 73% | 76% | -3pp |
Pre-inspection briefing for Bowral — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: Bowral's 10,764-person market and $79,820 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Strong rental coverage: $500/week (~$2,167/month) covers 100% of the $2,167/month median mortgage repayment, so the shortfall sits at just $0/month. Investors targeting positive cash flow should shortlist this suburb.
With 73% houses in a 10,764-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 Bowral property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Bowral are modest for 2026 — incomes 18% below the NSW median of $97,552 suggest gains will lag headline metro markets. Rental coverage runs at ~100% of the typical mortgage ($2,167/month rent vs $2,167/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 49/100 places Bowral in the mid tier of Australian suburbs we profile, and overall investor sentiment is cautious heading into the second half of 2026.
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Bowral scores 49/100 on our EquitySight investment framework — a moderate rating. That score is driven by a population of 10,764, median household income of $79,820/year and median weekly rent of $500. 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 Bowral are a median household income of $79,820/year, a dwelling mix that is 73% separate houses, roughly 3 schools and 4 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.
Bowral has a usual resident population of approximately 10,764, compared with a New South Wales suburb median of 5,325 — placing it in the upper 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.
Bowral sits 99 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 $500 in Bowral, equating to approximately $26,000/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 Bowral is $2,167, or approximately $26,004/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 $500 works out to $2,167/month, covering 100% of the median mortgage repayment of $2,167/month. That means rent exceeds the median repayment by roughly $-0/month, so on these numbers Bowral leans cash-flow-positive before accounting for strata, council rates, insurance and maintenance. 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 interest-rate sensitivity on the $2,167 median mortgage, below-median household incomes ($79,820 vs $97,552 state median), 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.