Stickybeak

Bardwell Valley 2207 suburb insights

Located in the Bayside council area, Bardwell Valley (2207) is one of greater Sydney's residential suburbs covered by Stickybeak's property analysis tool. The 16 data cards on this page address four questions every buyer should ask: whether you can afford the suburb (median prices, rental yield, first home buyer schemes), what life would be like there (schools, childcare, walkability, commute to the CBD), whether there are any dealbreakers (flood risk, bushfire zones, air quality, traffic), and how Bardwell Valley is likely to change over time (development pipeline, price trajectory, demographics). Data is drawn from NSW Planning, Transport for NSW, the ABS, and other authoritative government sources. Use the sticky navigation bar at the top to move directly between sections.

Last refreshed April 2026 (most cards). Per-card sources show exact dates.

All data has limits. See our data caveats.

Affordability

Can I afford Bardwell Valley?

Can I afford Bardwell Valley?

Serviceability check

What would a typical mortgage look like in Bardwell Valley? Based on the suburb median of $1,865,000 (houses) and the local median household income.

Monthly repayment
$9,206/mo

6.3% variable · Apr 2026

Repayment-to-income
101.2%

Stretch

Loan assumptions
$1,492,000 loan
20% deposit ($373,000)
30-year P&I

At today's rate, repayments here would eat 101% of the typical local household's gross income. That is out of reach for most buyers.

Repayment burden vs Sydney median income
Bardwell Valley101.2%
Sydney median income102.6%
30% stress line

Assumes a 20% deposit and a 30-year P&I owner-occupier loan at the current Sydney variable rate. Your actual rate, deposit, and income will differ.

Sources: RBA Table F6 (rate), ABS Census 2021 G02 (income), suburb median sale.

Nearby suburbs with lower medians

Still looking? These suburbs are closer to reach.

Based on median prices and a 20% deposit at 6.27% variable.
Can I afford Bardwell Valley?

Rental market in Bardwell Valley

Median weekly rent from lodged bonds. Sep 2025. Based on 47 new bond lodgements this quarter.

Rents here sit around the Sydney middle. A balance of rental stock and owner-occupier demand.

Median weekly rent · Unit · 2 bed
$620per week
Sep 2025 · 47 bonds lodged
Quarterly trend · last 12 quarters
Dec 22: $463 per week (34 bonds)Mar 23: $500 per week (36 bonds)Jun 23: $550 per week (47 bonds)Sep 23: $580 per week (bond count suppressed)Dec 23: $580 per week (56 bonds)Mar 24: $650 per week (52 bonds)Jun 24: $645 per week (36 bonds)Sep 24: $600 per week (37 bonds)Dec 24: $620 per week (50 bonds)Mar 25: $620 per week (59 bonds)Jun 25: $605 per week (42 bonds)Sep 25: $620 per week (47 bonds)Dec 22Jun 24Sep 25

Nearby suburbs · same combination

Kingsgrove2208
$600▼$20
2.1 km away
Earlwood2206
$690▲$70
2.6 km away
Arncliffe2205
$860▲$240
2.7 km away
Brighton-Le-Sands2216
$685▲$65
2.7 km away
NSW DCJ Rental Bond Board · Sep 2025 · CC BY. Cells with 10 or fewer bond lodgements are suppressed; cells with 30 or fewer have the bond count suppressed but rent published. Figures are transacted rents, not asking rents.

Lifestyle

Bardwell Valley Lifestyle

Source: ABS Census 2021, Postal Areas (CC BY 4.0).

Dealbreakers

Any dealbreakers?

Any dealbreakers?

Air quality in Bardwell Valley

40
FairAQI · NSW DCCEEW
05:24 AEST
Earlwood station · 3.8 km from centroid
12-month median: AQI 30 · Good

Air quality is acceptable but sensitive groups may notice effects.

Pollutants
nearest station
PM2.5i
7.5µg/m³
24-hr avg
PM10i
19.8µg/m³
24-hr avg
NO₂i
0.9pphm
1hr reading
AQI · last 12 months · daily mean
Earlwood station · 365 daily points
Source: NSW DCCEEW Air Quality API (CC BY 4.0). Historical data updated weekly; live readings cached 60 minutes.
View dealbreakers as a standalone report →

Change

How might Bardwell Valley change?

DEVELOPMENT PIPELINE · NSW PLANNING PORTAL · 2207

What’s in the pipeline

NSW Planning Portal feed paused at the source for postcode 2207. Expected back by Q3 2026.

NSW PLANNING PORTAL
How might Bardwell Valley change?

Investor activity in Bardwell Valley

2207 · ATO Taxation Statistics · ~18-month lag
Source: ATO Taxation Statistics (CC BY 2.5 AU).

What to do next

Three steps to move from research to action.

1
Get pre-approved

Know your budget before you inspect. A pre-approval letter strengthens your offer.

Read our guides
2
Set a listings alert

See new listings in Bardwell Valley under the median ($1,865,000).

Search on Domain
3
Join the contract-review waitlist

Have your Section 66W reviewed before you sign.

Join the waitlist

Track Bardwell Valley.

Get one email when Bardwell Valley's prices, FHB eligibility, or strata health change. No newsletter, no upsell, unsubscribe with one click.

Compare Bardwell Valley with another suburb

Also in Bayside

Comparing suburbs in the same area can sharpen your decision. Browse suburb insights for other Bayside postcodes, or explore the full Bayside suburb index.

Botany 2019Brighton-Le-Sands 2216Mascot 2020Arncliffe 2205

Frequently asked questions

What suburb is postcode 2207?
Bardwell Valley is the primary suburb with postcode 2207 in New South Wales. In some cases multiple suburbs share the same postcode — Bardwell Valley is the main locality.
Which local government area is Bardwell Valley in?
Bardwell Valley (2207) is located in the Bayside local government area in New South Wales.
What data does Stickybeak show for Bardwell Valley?
Stickybeak shows 16 data cards for Bardwell Valley (2207) covering affordability (median sale prices, rental yield, first home buyer eligibility), lifestyle (schools, childcare, walkability, commute times), risk factors (flood zones, bushfire prone land, air quality, traffic volume), and suburb growth signals (development pipeline, price trajectory, demographics).
Is Bardwell Valley flood prone?
Flood risk varies street by street in Bardwell Valley. Check the Dealbreakers section on this page for the latest NSW flood zone mapping sourced from official state government data. Always verify at the property level with a Section 10.7 certificate before purchasing.
What are the best schools near Bardwell Valley?
The Schools card on this page lists primary and secondary schools within the catchment area for Bardwell Valley (2207), including their NAPLAN performance data and distance from the suburb centre.
Is Bardwell Valley (2207) eligible for the First Home Buyer scheme?
The First Home Buyer eligibility card on this page shows which NSW and federal government schemes — including the First Home Guarantee, stamp duty exemptions, and the First Home Super Saver scheme — apply to purchases in Bardwell Valley (2207). Eligibility depends on the purchase price and your individual circumstances.
How is Bardwell Valley changing?
The Change section on this page covers new housing supply from the development pipeline, historical price trajectory, and demographic shifts for Bardwell Valley (2207) using data from NSW Planning, the ATO, and the ABS.

Explore Bardwell Valley in depth

Dig deeper into specific topics for Bardwell Valley 2207: see flood risk, schools, walkability, and rental market as standalone pages. Or browse the full Bayside suburb index to compare nearby options.