Thinking about buying your first home in Bardwell Valley (2207)? This page brings together 17 data cards from NSW government, the ABS, Transport for NSW, and Domain auction results to help you decide if Bardwell Valley is the right fit. The analysis covers affordability and FHB scheme eligibility, schools and childcare, dealbreakers like flood and bushfire, and how the suburb is changing. Jump between the four sections using the sticky navigation, or scroll through the full analysis below.
Is Bardwell Valley a good suburb to buy in 2026?
Bardwell Valley (2207) scores a Stickybeak Grade across safety, family fit, financial picture, and lifestyle. Scroll down for the full 17-card analysis, or use the section navigation to jump to what matters most.
Tick the places you actually go and how often. We'll work out your typical travel time from this suburb, so you can compare suburbs against the trips you really do.
Your typical trip from hereTick a destination below
29 min
35 min
44 min
46 min
12 min
Approximate off-peak driving times: straight-line distance × a Sydney detour factor at 35 km/h. Real road times will vary. Saved on this device.
The verdict
Who it is for
Bardwell Valley suits established families who already own property and are trading up. The 79% owner-occupier rate and median age of 42 point to a settled, long-term community, and Sydney Technical High School in the postcode is a genuine drawcard for families with academically motivated teenagers. At $1,865,000 for a house, you need solid equity or a strong dual income to make the numbers work. The SEIFA decile of 8 out of 10 reflects a comfortable, mid-to-upper demographic.
Who would not love it
First home buyers are locked out at the median house price, and the First Home Buyer Assistance Scheme does not apply here. The walkability score of 33 puts the suburb in the 32nd percentile across Sydney, so car dependence is real. There are no medical services within 1.6 kilometres, and only two cafes. The unit median of $1,215,000 is high for what is a very thin market, with just nine sales recorded, making those growth figures statistically unreliable.
What to verify before you bid
- The 31.4% unit price growth is based on nine sales. Request comparable sales data directly from the agent and treat that figure with caution before using it to anchor your offer. - Check the specific lot against Bayside Council flood and bushfire mapping. Bardwell Valley sits alongside Bardwell Creek, and 2.9% of the postcode is bushfire-prone land. - Confirm your nearest GP and medical centre, as none are recorded within 1.6 kilometres. This matters particularly if you have young children or older dependants.
Refreshed fortnightly; last refresh 12 May 2026. Verify any specific fact against its source card below.
SAFETY
Will I feel safe and comfortable in Bardwell Valley?
BOCSAR · BARDWELL VALLEY 2207
Recorded incidents reported to police
12-month rolling total at suburb level, indexed against Greater Sydney.
RATE PER 100K2,38912 mo to Dec 2025
VS GREATER SYDNEY−70%Below Sydney average
5-YR TREND (LGA)Bayside
Within LGA: Bayside
TOP OFFENCE CATEGORIES
THEFT42%16 reports
DRUG OFFENCES42%16 reports
INTIMIDATION, STALKING AND HARASSMENT16%6 reports
ASSAULT SPLIT (DOMESTIC VS NON-DOMESTIC)
DOMESTIC VIOLENCE FLAGGED80%
NON-DOMESTIC20%
Across 5 assault reports in this window.
DV-flagged assault has risen statewide as reporting has improved. Compare with caution to suburbs whose population has changed materially.
BOCSAR Recorded Criminal Incidents · Updated March 2026 · CC BY 4.0
Air quality
Air quality in Bardwell Valley
22
GoodAQI · NSW DCCEEW
14:23 AEST
Earlwood station · 3.8 km from centroid
12-month median:AQI 30 · Good
Air quality is generally safe for outdoor activity.
Pollutants
nearest station
PM2.5i
5.5µg/m³
24-hr avg
PM10i
9.2µg/m³
24-hr avg
NO₂i
0.6pphm
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.
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
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.
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.
Get one email when Bardwell Valley's prices, FHB eligibility, or strata health change. No newsletter, no upsell, unsubscribe with one click.
Your email is used only for this notification. Unsubscribe in 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.
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.
