Boolaroo (NSW 2284): property prices, streets & suburb profile

Boolaroo house and unit prices

The median Boolaroo house sold for $990,000 across the last 24 months; constant-quality growth is +142.6% over 10 years and +58.3% over 5 years.

• The headline growth figure uses a repeat-sales index of all dwellings (the same homes resold), which removes mix-of-what-sold noise; the tiles compare 12-month medians per dwelling type, so the two can differ, and differ widely where what sold changed.
• Unit medians are yearly because strata volumes are low; treat them as indicative.
• Quarters with fewer than three house sales are left off the chart; one sale does not make a market median.

Boolaroo street by street

Across the 19 Boolaroo streets that qualify for the ranking, five-year medians run from $450,000 on Amsler Street to $1,250,000 on Crampton Street.

• A street needs at least 5 sales of a type in 10 years to get a median, so streets quieter than that are left out entirely.
• Sales that moved several properties on one dealing are left out, because the record repeats that dealing's whole price against every property in it.
• The highlight cards rank on house sales only, using each street's last-5-years median (at least 5 sales in that window), so unit-heavy streets are not mislabelled as cheap and the figures reflect prices a buyer could pay now; the table shows the full 10-year view.
• A street is left out of the ranking when its five-year median sits below three-fifths of its own 10-year median, or far below the suburb's median (a bar set higher for streets with no older sales of their own to stand behind them). Those windows are usually land sold before the houses went up, or a part share of a home priced as though it were the whole. Those streets stay in the table with their 10-year median.
• Prices are as-paid and not inflation-adjusted.

What buyers paid in Boolaroo

Half of the 102 house sales in the last 24 months landed between $846,250 and $1,220,000.

• House sales only, 24 months. The unit median is quoted separately.
• Chart covers $400,000 to $1,500,000: 7 of the 102 house sales fall outside it (the cheapest and dearest few) and are left out so a handful of outliers cannot distort the shape.

Rent in Boolaroo by bedrooms

A 3-bedroom house rents for a median $678/wk.

• From NSW rental bond lodgements for postcode 2284 (covers neighbouring suburbs too), 12 months to July 2026.
• Bands with fewer than 10 bonds are hidden.
• Biggest 12-month move: 2-bedroom units +8.7% year on year.

Who lives in Boolaroo

Boolaroo has a median age of 39 and a median household income of $1,504 a week, and 63.5% of homes are owner-occupied.

• Figures labelled Boolaroo are for the suburb boundary itself (ABS 2021 Census). Anything labelled SA2 or postcode covers a wider area: SA2 "Warners Bay - Boolaroo" and postcode 2284 both extend beyond Boolaroo.
• SEIFA decile 1 is the lowest tenth of Australian areas on that index and 10 the highest. The four indices measure different things and often disagree, which is why all four are shown: a suburb can rank high on education and occupation while ranking mid on economic resources.

Bushfire, flood and planning in Boolaroo

0.5% of Boolaroo properties sit in a mapped bushfire-prone area; no flood mapping is available in our dataset for this suburb.

• Bushfire-prone land is the NSW RFS certified map; being inside it triggers extra building requirements, not a prediction of fire.
• Absence of flood mapping in our dataset is NOT evidence a property cannot flood: always order a council s10.7 certificate before buying.

Schools serving Boolaroo

Most Boolaroo homes fall in the Boolaroo Public School intake zone.

• ICSEA is ACARA's socio-educational index (average 1000). It describes the family backgrounds of the students enrolled, NOT how well a school teaches: a lower ICSEA means a less advantaged intake, not a worse school.
• Percentiles are ACARA's own national ranking, so the Australia bar is a published figure rather than our arithmetic. Each area shows the median of the mainstream schools sitting inside it; special schools are listed in the table but excluded from the medians.
• Catchments are NSW Department of Education intake zones; always confirm an address with the school.

Crime and safety around Boolaroo

Break-ins, car theft and malicious damage run at 2,418 per 100,000 residents in postcode 2284, 61.0% above the NSW rate of 1,502.

• Counts are BOCSAR recorded incidents for January 2025 to December 2025 at LGA and postcode grain: both cover several suburbs, so they include neighbours of Boolaroo.
• Rates divide incidents by resident population (ABS 2021 Census), so they are comparable between areas in a way raw counts are not. Every tier uses the same offences and the same 12 months for January 2025 to December 2025.
• Two limits worth knowing: the rate counts residents only, so a postcode with a town centre, nightlife strip or shopping precinct carries crime generated by visitors against a small resident denominator and reads high; and the population is the 2021 Census, so a suburb that has grown fast since then reads high too.

Recent house sales in Boolaroo

The most recent house sales on record in Boolaroo are from 2026, 16 of them. Search a street to see what it has been fetching.

One row per house sale on record for the last five years, by street and the year it sold. Sale prices are as paid. Part shares and multi-property dealings are excluded, and unit sales are not included here.

Suburbs near Boolaroo

Boolaroo's median house price of $990,000 is the 33rd highest of the 93 Newcastle & Hunter suburbs we cover.

• Aberdare 2325

  $690,000 median house price

• Aberglasslyn 2320

  $820,000 median house price

• Abermain 2326

  $666,250 median house price

• Adamstown 2289

  $1,170,000 median house price

• Adamstown Heights 2289

  $1,249,250 median house price

• Anna Bay 2316

  $1,050,000 median house price

• Ashtonfield 2323

  $890,000 median house price

• Bellbird 2325

  $625,000 median house price

All Newcastle & Hunter suburb research

Boolaroo: common questions

What is the median house price in Boolaroo?

$990,000, based on 102 house sales over the 24 months to July 2026 (NSW Valuer General records).

What are the most and least expensive streets in Boolaroo?

Of the 19 Boolaroo streets that qualify for the five-year ranking, Crampton Street has the highest house median at $1,250,000 (11 sales); Amsler Street has the lowest at $450,000 (6 sales).

How much have Boolaroo property prices grown?

A repeat-sales index of Boolaroo dwellings has risen 142.6% over 10 years and moved +58.3% over 5 years.

What does it cost to rent in Boolaroo?

The median 3-bedroom house in postcode 2284 rents for $678/wk, from 126 bonds lodged in the last 12 months.

Which public schools serve Boolaroo?

Boolaroo Public School (primary, zoned for 100% of homes); Speers Point Public School (primary, zoned for 0% of homes); Lake Macquarie High School (secondary).

Is Boolaroo affected by bushfire or flood risk?

0.5% of properties sit in the NSW RFS bushfire-prone land map. No flood mapping is available in our dataset for this suburb; that is not evidence properties cannot flood; check a council s10.7 certificate.

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