Boolaroo, NSW
OVERVALUED2,057 sales · 36 years of data · NSW, Australia
Boolaroo, NSW Property Market Overview
Boolaroo, NSW, postcode 2284, is a suburb located in the Lake Macquarie region, a short drive from Newcastle. Our data spans 36 years, encompassing 2,057 recorded property sales. The current median property price across all property types in Boolaroo is $905,000.
Boolaroo's property market is diverse, with a mix of houses and apartments. Houses currently have a median price of $999,000, while apartments sit at a median of $275,000. This price difference reflects the varying property types available in the suburb, catering to a range of buyers.
Property Mix
Data You Can Trust
Every figure backed by NSW government sale records
What Subscribers See
A preview of the full analysis available for Boolaroo
Top streets in Boolaroo, NSW by median sale price
See which streets command the highest prices and how many sales back each ranking.
| # | Street | Median Price |
|---|---|---|
| 1 | Thurston St | $1,119,000 |
| 2 | Main Rd | $1,125,000 |
| 3 | Seventh St | $900,000 |
| 4 | Crampton St | $1,260,000 |
... and 31 more streets available
Subscribers also see:
- Street price per m² analysis
- Street annual growth rates (CAGR)
- Premium vs discount % comparison
Streets by price per square metre
Compare land and building value across streets — essential for finding underpriced pockets.
| # | Street | Median $/m² |
|---|---|---|
| 1 | Thurston St | $2,170/m² |
| 2 | Fifth St | $5,692/m² |
| 3 | Macquarie St | $2,177/m² |
| 4 | Concord St | $4,897/m² |
... and more $/m² rankings
View full $/m² data →Fastest growing streets by median price
10-year compound annual growth rate (CAGR) by street — see which streets are outperforming the suburb.
| # | Street | 10yr CAGR |
|---|---|---|
| 1 | Second St | +8.7% |
| 2 | Main Rd | +16.4% |
| 3 | Macquarie St | +8.6% |
| 4 | Lakeview St | +8.4% |
... and more street growth rates
See all growth rates →Past growth rates are not indicative of future performance. This data is for informational purposes only.
Building-by-building comparison
| # | Address | Median |
|---|---|---|
| 1 | 8 Concord St | $178,600 |
| 2 | 27 Fifth St | $490,500 |
| 3 | 6 Concord St | $258,500 |
| 4 | 107 Munibung Rd | $596,000 |
... and 86 more buildings
Compare individual buildings by price per sqm, median unit price, and sales volume. Identify which buildings are gaining or losing value relative to the suburb average.
View full building data →Flipper risk & hold period analysis
Properties resold within 2 years may signal problems — structural issues, noisy locations, or overpayment. See hold period distribution and flagged streets.
See flipper risk data →Settlement times & problem streets
Extended settlement times can indicate building defects, financing difficulties, or legal issues. See which streets have the longest settlement periods.
See settlement data →Density & development tracking
Track which streets are converting from houses to apartments. Understand how density is changing the suburb's character and property values over time.
See density trends →Unlock the full Boolaroo analysis
35 streets and 90 buildings to explore
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Boolaroo at a Glance
Boolaroo, NSW
Map data © OpenStreetMap contributors
Local Amenities
Living in Boolaroo, NSW
Boolaroo offers a relaxed lakeside lifestyle, with easy access to the shores of Lake Macquarie. Residents enjoy a range of outdoor activities, including boating, fishing, and swimming. The suburb has a family-friendly atmosphere, with several schools in the surrounding area.
Local amenities in Boolaroo include the Stockland Glendale shopping centre, providing a variety of retail and dining options. Nearby parks and reserves offer green spaces for recreation and leisure. The suburb's close proximity to Newcastle ensures residents have access to a wider range of services and employment opportunities. Local schools include Glendale East Public School and Cardiff High School, catering to families with children of all ages.
Boolaroo has a strong community spirit, with local events and activities bringing residents together. The suburb's blend of residential areas, commercial centres, and natural beauty creates a desirable living environment.
Who Buys in Boolaroo?
Boolaroo attracts a diverse range of buyers, including families, first home buyers, and investors. The availability of apartments, representing 18.0% of the market, provides options for those seeking more affordable housing. The current median house price of $999,000 appeals to established families looking for spacious homes.
The historical growth rates in Boolaroo, with a 10-year CAGR of 14.9%, have drawn the attention of investors seeking capital appreciation. The suburb's location and amenities also make it attractive to downsizers looking for a relaxed lifestyle near the lake.
Market Analysis
Currently, Boolaroo's property market is positioned above its long-term trend, indicating that it's in overvalued territory within the property cycle. This means that property prices in Boolaroo are elevated compared to their historical average.
It is important to note that market conditions can change, and this cycle position represents a snapshot in time. Buyers and sellers in Boolaroo should consider this when making property decisions, understanding that the market may adjust over time.
Is Boolaroo a Good Investment?
Boolaroo's historical growth patterns suggest a strong potential for long-term value appreciation. The suburb's 10-year CAGR of 14.9% demonstrates its ability to deliver substantial returns over time. The full-period CAGR of 6.8%, spanning 36 years, indicates consistent growth throughout its history.
Currently, the Boolaroo property market is positioned above its long-term trend, indicating that it is in overvalued territory. This market position is influenced by various factors, including supply and demand dynamics, economic conditions, and local development. It is important to conduct thorough due diligence and consider individual circumstances when evaluating the investment potential of Boolaroo.
Boolaroo Market Outlook
As of early 2026, Boolaroo's property market is above its long-term trend, indicating that it's in overvalued territory. Recent price trends have reflected this market position.
While the market conditions in Boolaroo may fluctuate, the suburb's underlying fundamentals, including its location, amenities, and community character, continue to support its long-term value. It's essential to stay informed about market updates and consult with property professionals to make well-informed decisions.
Streets & Location in Boolaroo, NSW
Boolaroo boasts a variety of streets with different property values. According to our data, some of the top streets by median price in Boolaroo include SEVENTH ST, MACKENZIE PDE, and CRAMPTON ST. There are a total of 35 streets within the 2284 postcode.
Boolaroo's location within the Lake Macquarie area offers residents access to the lake, local amenities, and proximity to Newcastle. This location contributes to the desirability of property within Boolaroo.
Market Dynamics
Recent market activity in Boolaroo shows an average settlement timeframe of 60 days. This indicates a relatively standard transaction period for property sales in the suburb.
While data on quick-flip percentage is not currently available, the overall market dynamics in Boolaroo suggest a stable market with typical settlement times. Further analysis may reveal more detailed investor trends.
Development & Density
Boolaroo features a mix of housing types, with a total of 90 apartment buildings contributing to the suburb's development density. The presence of these apartment buildings indicates a trend towards higher-density living in certain areas of Boolaroo.
The housing composition in Boolaroo includes both detached houses and apartments, with the proportion of strata properties at 18.0%. This mix caters to different lifestyle preferences and affordability levels within the suburb.
Growth & Property Mix
Boolaroo has demonstrated significant growth over the long term. The suburb's 10-year Compound Annual Growth Rate (CAGR) stands at an impressive 14.9%. Looking further back, the 20-year CAGR is 6.5%, while the full-period CAGR, covering the entire 36 years of data, is 6.8%.
The property mix in Boolaroo includes a notable proportion of apartments, with strata properties accounting for 18.0% of the market. This mix of property types has influenced Boolaroo's overall growth trajectory.
All data on this page is sourced from NSW government property sale records. Market analysis, cycle positions, growth rates, and all other metrics are provided for informational purposes only and do not constitute financial, investment, legal, or property advice. Always seek independent professional advice before making any property or financial decisions.
This information is based on historical sales data and does not constitute financial, investment, or property advice. Past performance is not indicative of future results. Always consult a qualified professional before making property decisions.