Bowral vs Welby
Welby (median $929,500) is roughly 39% cheaper to buy into than Bowral ($1,517,500). Over the past year, Welby (+22.3%) ran 28.2 percentage points ahead of Bowral (-5.9%) on house-price growth.
Buying in Bowral or Welby?
Selling in Bowral? The free selling guide
Bowral and Welby side by side
| Measure | Bowral | Welby |
|---|---|---|
| Price and market | ||
| Median house | $1,517,500 | $929,500 |
| Median unit | $1,115,000 | $343,440 |
| House price change, 12 months | -5.9% | +22.3% |
| Renting | ||
| House rent | $840/wk | $750/wk |
| Owner occupied | 76.0% | 68.0% |
| Renter occupied | 19.0% | 32.0% |
| Schools | ||
| Schools nearby | 19 | 14 |
| Average ICSEA | 1045 | 1043 |
| Lifestyle and people | ||
| Walk score | 100 | 16 |
| Transit score | 50 | 0 |
| Bike score | 100 | 0 |
| Population | 10,764 | 764 |
| Median age | 55 | 42 |
| Climate | ||
| Annual rainfall | 779 mm | 852 mm |
| Mean max, January | 25.9°C | 25.9°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
Bowral scores higher on walkability (100/100 vs 16/100 ), useful if you're optimising for a car-light household. On school quality, the average ICSEA across schools serving Bowral (1045) sits above Welby (1043).
- For buyers
- Welby is the lower entry point at $929,500 median, 39% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
- For investors
- Welby carries both higher gross yield (4.20% vs 2.88%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
- For families
- Bowral edges out on average school ICSEA (1045 vs 1043).
Bowral vs Welby: common questions
Is Bowral or Welby cheaper to buy in?
Welby has the lower median house price at $929,500, roughly 39% below Bowral ($1,517,500). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Bowral or Welby?
Over the past 12 months, Welby grew +22.3% vs -5.9% in Bowral, a gap of 28.2 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 Bowral or Welby have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bowral scores 1045 vs 1043 in Welby. 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, Bowral or Welby?
Bowral scores 100/100 on walkability vs 16/100. 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, Bowral or Welby?
Gross rental yield on houses is 4.20% in Welby vs 2.88% in Bowral. 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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