Unincorp. Other Territories
Erowal Bay
Erowal Bay at a glance
Median house
$930,000
+3.3% year on year
Median unit
$274,320
Days on market
37
Average to sell
Walk score
2
Very car dependent
Population
652
Median age 49
About
Welcome to Erowal Bay.
Erowal Bay (2540) sits in the Unincorp. Other Territories 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. Listings here typically sell in 37 days, slower than the NSW average of 32.
Side by side
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Median, growth, schools, walkability, all in one view.
Houses change hands at $930,000 on a typical sale, below the NSW median. Units come in around $274,320, roughly 71% below the house median. The 12-month picture is one of steady growth (+3.3%). Days on market sit around 37, broadly typical for the state.
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.
For sellers
Days on market run around 37, typical for the state. Twelve-month growth is +3.3%, supporting confident pricing at the upper end of recent comparables.
Market
The price of a home here.
Median house price
$930,000
+3.3% over the past year. Median unit price $274,320.
Sales data as of May 2026· rental-nsw
Rental and ownership
Weekly rent (house)
$360/wk
Weekly rent (unit)
$370/wk
Owner occupied
73%
Renter occupied
25%
At a deeper level
$930,000
+3.3% annual growth
$274,320
37
Average days to sell
652
Median age: 49
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For investors
Investment overview.
Gross rental yield on houses sits at 2.01% (median rent $360/wk against a $930,000 price tag). Units yield 7.01% 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 (House)
Source: NSW Fair Trading · May 20262.01%
Based on $930,000 median
Gross Yield (Unit)
Source: NSW Fair Trading · May 20267.01%
Based on $274,320 median
Annual Growth (House)
Source: NSW Fair Trading · May 2026+3.3%
Year-on-year capital growth
Annual Growth (Unit)
Source: NSW Fair Trading · May 2026–
Year-on-year capital growth
Owner Occupancy
Source: ABS Census 2021 · May 202673%
Higher = more owner-occupier demand
Days on Market
Source: NSW Fair Trading · May 202637 days
Lower = higher buyer demand
Gross rental yield is annual rent divided by purchase price, before expenses. It does not account for vacancy rates, management fees, maintenance, or financing costs. Use this as a starting point for further research.
5-year trajectory
at +3.3%/yr
2021
$791K
5-year change
+18%
2026
$930K
Trajectory derived from the current median compounded at the suburb’s annual growth rate, not raw sale-by-sale history.
Who lives here
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.
Population
652
Median age
49
Family households
71%
Lone person
27%
Demographics data as of May 2026· ABS 2021 Census
Day to day
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.
Schooling within or near the suburb covers 6 government primary, 1 government secondary.
Safety
Crime and safety.
22
total offences in 2025
Top offence categories
Crime statistics are reported at LGA level and may cover a broader area than this suburb.
Source: State Police Open Data
Crime data as of January 2025· State Police Open Data
Getting around
Walkability.
2
0
0
Scores calculated from OpenStreetMap data (ODbL)
Walkability data as of May 2026· OpenStreetMap
Place
Location.
Amenities
Transport
Education
Schools in Erowal Bay.
Local schools for Erowal Bay
View the catchment for each school to find out more.
Government School Catchment
Vincentia High School
Vincentia Public School
Sanctuary Point Public School
© ACARA, licensed under CC BY 4.0.
Frequently asked
About Erowal Bay.
- What is the median house price in Erowal Bay?
- The median house price in Erowal Bay, NSW 2540 is $930,000. The median unit price is $274,320. Annual growth is +3.3%.
- What is the Erowal Bay postcode?
- Erowal Bay is in the 2540 postcode, in NSW, in the Unincorp. Other Territories region.
- What is the average rent in Erowal Bay?
- The median weekly rent for houses is $360, for units it's $370.
- 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?
- Erowal Bay has approximately 652 residents. The median age is 49.
For Sale
Erowal Bay
Guides
Surrounding Suburbs
Side by side
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Sources cited
Median, growth and rental data from state revenue offices and ABS. Census from ABS 2021. Climate from BoM. Hazard from Geoscience Australia. School data from ACARA. Crime from state police open data. Full methodology →
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