Erowal Bay, NSW 2540
ShoalhavenAll suburbs in postcode 2540
Updated
Median house price
$930,000
+3.3% over the past year.
Median of 13 house sales · NSW Valuer General · calendar 2025
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Erowal Bay at a glance
- Median unit
- $274,320
- Weekly rent
- $610
- Houses · units $470
- Population
- 652
- Median age 49
Prices: Median of 13 house sales · NSW Valuer General · calendar 2025 · Rent: NSW rental bond data (postcode 2540), June 2026 · Population: 2021 Census
House prices in Erowal Bay
Houses change hands at $930,000 on a typical sale, below the NSW median (13 house sales, NSW Valuer General, calendar 2025). Units come in around $274,320, roughly 71% below the house median. The 12-month picture is one of steady growth (+3.3%).
For sellers
Twelve-month growth is +3.3%, supporting confident pricing at the upper end of recent comparables.
For buyers
A 20% deposit on the median house works out to roughly $186,000. Prices are below the NSW median, which keeps Erowal Bay on the radar for first-home buyers and right-sizers.
Rental data as of June 2026· NSW rental bond data (postcode 2540)
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What to know about Erowal Bay
Erowal Bay (2540) sits in the Shoalhaven region of NSW. The median house here is $930,000, below the NSW median of around $1.10M. Prices have moved +3.3% over the past year, in line with the NSW average (3%).
Erowal Bay has roughly 652 residents, with an established, older skew. Households are mostly owner-occupied. Daily life is car-dependent: most residents drive to work, school and the shops.
What it’s like to live here
Erowal Bay scores 2/100 on walkability, which makes it car-dependent with limited public transport. Plan for two cars in a typical household, especially if work isn't local.
Summer days here average around 26°C (mild), winter mornings around 9°C (mild). Annual rainfall lands at about 1,123 mm. Figures are our 1991 to 2020 averages of SILO data for this location (Queensland Government, built from Bureau of Meteorology observations).
Schooling within or near the suburb covers 6 government primary, 1 government secondary.
Schools in Erowal Bay
Location
Walkability
- Walk
- 2/100
- Transit
- 0/100
- Bike
- 0/100
Very car dependent. Scores out of 100, calculated from OpenStreetMap data (ODbL).
Walkability data as of May 2026· OpenStreetMap
Demographics
The 2021 Census put Erowal Bay's population at 652, with a median age of 49. That sits as an established, older skew. Households are mostly owner-occupied (73% own, 25% rent), which shapes everything from school catchment stability to how often properties turn over. The household mix skews family-dominated (71% family households, 27% lone person), so amenity decisions tend to follow what families want: parks, schools, supermarkets.
- Family households
- 71%
- Lone person
- 27%
- Owner occupied
- 73%
- Renter occupied
- 25%
Demographics data as of May 2026· ABS 2021 Census
Investment overview
Gross rental yield on houses sits at 3.41% (median rent $610/wk against a $930,000 price tag). Units yield 8.91% gross, often the better cash-flow play for first-time investors. Renter share is modest (25%), so the rental pool is smaller and tenant demand can be patchier than in higher-density suburbs.
- Gross yield, housesSource: NSW Valuer General (PSI) · Sept 2026
- 3.41%
- On the $930,000 median
- Gross yield, unitsSource: NSW Valuer General (PSI) · Sept 2026
- 8.91%
- On the $274,320 median
- 12-month change, housesSource: NSW Valuer General (PSI) · Sept 2026
- +3.3%
Gross rental yield is a year’s rent divided by the purchase price, before expenses. It leaves out vacancy, management fees, maintenance and financing costs, so treat it as a starting point.
Crime and safety
16 offences recorded in 2026
Top offence categories
Source: State Police Open Data
Crime data as of January 2026
Weather year-round
- Annual rainfall
- 1,123 mm
- Hottest month, avg max
- 25.7°C
- Coldest month, avg min
- 8.5°C
Rainfall by month
Our 1991 to 2020 averages of SILO data (Queensland Government, built from Bureau of Meteorology observations, CC BY 4.0) for this location.
Climate data as of October 2026· SILO (Queensland Government), from Bureau of Meteorology observations
Questions about Erowal Bay
- What is the median house price in Erowal Bay?
- The median house price in Erowal Bay, NSW 2540 is $930,000 (median of 13 house sales recorded by the NSW Valuer General in calendar 2025). The median unit price is $274,320. Annual growth is +3.3%.
- How much is my house worth in Erowal Bay?
- A useful starting point is the Erowal Bay median house price of $930,000 (units $274,320). Your home will sit above or below that depending on land size, condition, position and what comparable homes nearby have sold for recently. For a figure specific to your property, request a free property appraisal from a local agent using the form on this page.
- Is Erowal Bay a good investment?
- On the published figures, the gross rental yield on houses in Erowal Bay is 3.4%: the median weekly house rent is $610 (NSW rental bond data (postcode 2540), June 2026) against the median house price of $930,000 (NSW Valuer General, calendar 2025). The median house price rose 3.3% over 12 months on the same NSW Valuer General figures. Whether Erowal Bay is a good investment for you depends on the price you pay, your loan and holding costs, vacancy and your tax position. These are published market figures, not financial advice.
- What is the Erowal Bay postcode?
- Erowal Bay is in the 2540 postcode, in NSW, in the Shoalhaven region.
- Where is Erowal Bay?
- Erowal Bay is a suburb in the Shoalhaven area, NSW 2540.
- What is the average rent in Erowal Bay?
- The median weekly rent for houses is $610, for units it's $470.
- What schools are in Erowal Bay?
- There are 7 schools serving Erowal Bay on this page, including Vincentia High School, Vincentia Public School, Sanctuary Point Public School.
- How walkable is Erowal Bay?
- Erowal Bay has a Walk Score of 2 out of 100, highly car-dependent. transit score 0, bike score 0.
- What suburbs are near Erowal Bay?
- Erowal Bay is close to Bream Beach, Old Erowal Bay, Wrights Beach, Worrowing Heights, Vincentia.
- What is the population of Erowal Bay?
- The population of Erowal Bay is approximately 652 (2021 Census). The median age is 49.
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Sources. House and unit medians from the NSW Valuer General, Land Victoria, the SA Government and the ABS; rents from the state rental bond authorities. Census from the ABS (2021), climate from the Bureau of Meteorology, hazard from Geoscience Australia, schools from ACARA and crime from state police open data. Each figure carries its source and date. How we source data
How we’re paid. The guides and this page are free. When a seller asks, we introduce one local agent, and the agent pays us a flat fee for the introduction, never a share of their commission; it costs the seller nothing. If a figure looks wrong, tell us and we’ll fix it.