Bowning vs Yass
Yass (median $747,500) is roughly 40% cheaper to buy into than Bowning ($1,250,000). Over the past year, Bowning (+22.5%) ran 20.6 percentage points ahead of Yass (+1.9%) on house-price growth.
Buying in Bowning or Yass?
Selling in Bowning? The free selling guide
Bowning and Yass side by side
| Measure | Bowning | Yass |
|---|---|---|
| Price and market | ||
| Median house | $1,250,000 | $747,500 |
| Median unit | $332,640 | $584,000 |
| House price change, 12 months | +22.5% | +1.9% |
| Renting | ||
| House rent | $680/wk | $680/wk |
| Owner occupied | 83.0% | 73.0% |
| Renter occupied | 8.0% | 23.0% |
| Schools | ||
| Schools nearby | 5 | 4 |
| Average ICSEA | 1001 | 1003 |
| Lifestyle and people | ||
| Walk score | 0 | 4 |
| Transit score | 0 | 10 |
| Bike score | 0 | 65 |
| Population | 619 | 6,763 |
| Median age | 45 | 42 |
| Climate | ||
| Annual rainfall | 696 mm | 675 mm |
| Mean max, January | 30.2°C | 30.5°C |
Green dot: better on that measure (lower price, higher growth, higher walkability, lower risk). Each suburb’s profile gives the source and period of its figures.
Which suits whom
Yass scores higher on walkability (0/100 vs 4/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Yass (1003) sits above Bowning (1001). Bowning skews owner-occupied (83%), Yass runs more rental-dense (73% owner).
- For buyers
- Yass is the lower entry point at $747,500 median, 40% 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: Yass delivers the better gross yield (4.73% vs 2.83%), but Bowning 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
- Yass edges out on average school ICSEA (1003 vs 1001).
Bowning vs Yass: common questions
Is Bowning or Yass cheaper to buy in?
Yass has the lower median house price at $747,500, roughly 40% below Bowning ($1,250,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bowning or Yass?
Over the past 12 months, Bowning grew +22.5% vs +1.9% in Yass, a gap of 20.6 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 Bowning or Yass have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Yass scores 1003 vs 1001 in Bowning. 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, Bowning or Yass?
Yass scores 4/100 on walkability vs 0/100. 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, Bowning or Yass?
Gross rental yield on houses is 4.73% in Yass vs 2.83% in Bowning. 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.
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