Lorn vs Bolwarra.
Comparing two suburbs with median house prices of $990,000 and $955,000. Bolwarra edges out on more headline metrics in this comparison.
Bolwarra (median $955,000) is roughly 4% cheaper to buy into than Lorn ($990,000). Over the past year, Bolwarra (+1.1%) ran 13.1 percentage points ahead of Lorn (-12%) on house-price growth.
On school quality, the average ICSEA across schools serving Bolwarra (984) sits above Lorn (982).
For buyers
Bolwarra is the lower entry point at $955,000 median, 4% below the other suburb. For first home buyers, that translates to a smaller deposit and lower stamp duty bill.
For investors
Bolwarra carries both higher gross yield (3.48% vs 3.36%) and stronger 12-month growth. On the headline numbers, it's the cleaner investor case of the two.
For families
Bolwarra edges out on average school ICSEA (984 vs 982).
Common questions
Is Lorn or Bolwarra cheaper to buy in?
Bolwarra has the lower median house price at $955,000, roughly 4% below Lorn ($990,000). The gap on units is usually similar but worth checking on the full suburb profiles.
Which has stronger property growth, Lorn or Bolwarra?
Over the past 12 months, Bolwarra grew +1.1% vs -12% in Lorn, a gap of 13.1 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 Lorn or Bolwarra have better schools?
On average school ICSEA (the ACARA index that benchmarks educational advantage), Bolwarra scores 984 vs 982 in Lorn. 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 suburb has higher rental yield, Lorn or Bolwarra?
Gross rental yield on houses is 3.48% in Bolwarra vs 3.36% in Lorn. 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).
Compare Lorn against another suburb