Bawley Point vs Kioloa.
Comparing two suburbs with median house prices of $1,163,000 and $890,000. Bawley Point edges out on more headline metrics in this comparison.
Kioloa (median $890,000) is roughly 31% cheaper to buy into than Bawley Point ($1,163,000). Over the past year, Bawley Point (+18.7%) ran 18.7 percentage points ahead of Kioloa (0%) on house-price growth.
Bawley Point scores higher on walkability (12/100 vs 6/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Bawley Point (986) sits above Kioloa (960).
For buyers
Kioloa is the lower entry point at $890,000 median, 31% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Investors face a yield-versus-growth split: Kioloa delivers the better gross yield (3.51% vs 2.68%), but Bawley Point has run faster on capital growth this year. The right pick depends on whether you're optimising for cash flow or capital appreciation.
For families
Bawley Point edges out on average school ICSEA (986 vs 960). Bawley Point also has a higher family-household share (71% vs 54%), so the catchment community skews family-heavy.
Common questions
Is Bawley Point or Kioloa cheaper to buy in?
Kioloa has the lower median house price at $890,000, roughly 31% below Bawley Point ($1,163,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bawley Point or Kioloa?
Over the past 12 months, Bawley Point grew +18.7% vs 0% in Kioloa, a gap of 18.7 percentage points. Twelve-month growth can swing year to year, so weight long-run trends from the individual suburb profiles before making a buy decision.
Does Bawley Point or Kioloa have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bawley Point scores 986 vs 960 in Kioloa. ICSEA is a school-community indicator, not a quality rating, so always check NAPLAN results and catchment boundaries for the specific address you're considering.
Which is more walkable, Bawley Point or Kioloa?
Bawley Point scores 12/100 on walkability vs 6/100. Above 70 is considered very walkable (most errands on foot), 50-69 is walkable for some errands, below 50 typically requires a car for daily life.
Which suburb has higher rental yield, Bawley Point or Kioloa?
Gross rental yield on houses is 3.51% in Kioloa vs 2.68% in Bawley Point. Gross yield equals annual rent divided by purchase price. Net yield (after strata, rates, insurance, agent fees and maintenance) typically runs 1.5-2 percentage points lower.
The numbers behind the take
Price & Market
Rental
Lifestyle & Demographics
Risk & Hazard
Schools
Climate
Green dot = better on that metric (lower price, higher growth, higher walkability, lower risk).
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