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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
The median house price in Cooma is $581k, with units at $622k. House values have moved 6.2% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Cooma has an estimated 6,598 residents, down from 6,761 at the 2021 Census — a change of 163 people, or 2.4%. The population has thinned by an average 0.7% a year over five years, slower than 98% of areas nationally. Density is about 64 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to AreaSearch research, Cooma has approximately 6,598 residents as of May 2026. This figure shows a drop of 163 individuals, representing a 2.4% reduction compared to the 2021 Census count of 6,761. The current estimate combines the ABS estimated resident population of 6,598 recorded in June 2025 with 56 newly validated addresses added after the Census date. This population size results in a density of 63 people per square kilometer, which suggests sufficient living space for each inhabitant. Recent population increases in the region have been mainly fueled by overseas migration, serving as the primary source of growth in recent times.
AreaSearch relies on ABS and Geoscience Australia projections for each SA2 region, published in 2024 with 2022 as the base year. When those projections are unavailable for certain SA2 zones, AreaSearch uses NSW State Government SA2 level forecasts issued in 2022 based on 2021. Age group growth rates derived from these aggregates are applied across all regions for the period spanning 2032 to 2041. Looking ahead, demographic forecasts suggest an overall population decline, with a projected reduction of 247 people by 2041 under this approach. Despite the general decrease, specific age brackets are expected to expand, particularly the 85 and over category, which is forecast to increase by 99 individuals. See the age section for more details.
Frequently Asked Questions - Population
71 new dwellings have been approved in Cooma over the past five years, an average of 14 a year. That is 2.1 approvals per 1,000 residents. Approvals are currently running at an annualised 15, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Over the last five financial years, Cooma has seen an average of 14 new dwelling approvals annually, which adds up to 71 homes. During the current fiscal period up to FY-26, 14 approvals have been logged. Because the population has decreased during this timeframe, the housing supply has stayed sufficient relative to demand, resulting in a balanced market that offers buyers a good selection. New properties are being built at an average construction cost of $196,000, which is below regional levels, indicating that more affordable housing options are available for purchasers.
There have also been $105.2 million in commercial approvals this financial year, which points to strong local business investment. Compared with the Rest of NSW, Cooma demonstrates significantly lower construction activity, standing at 59.0% below the regional average per person. This shortage of new homes usually boosts demand and prices for existing properties. Such a low level is also compared to national standards, which reflects market maturity and suggests potential development constraints. All recent development has consisted solely of standalone homes, maintaining the area's low density character and focusing on detached housing that appeals to buyers seeking more space. The estimated ratio of 1579 people per dwelling approval highlights the quiet, low activity development environment of the region. With stable or declining population projections, Cooma might face less housing pressure, which creates advantageous conditions for buyers.
Frequently Asked Questions - Development
Development applications around Cooma
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 10 current infrastructure and development projects inside Cooma, worth an estimated $338 million. A further 39 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $28.7 billion. 15 are already under construction and 19 are due for completion within three years. The pipeline spans residential development, sports & recreation and energy. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure changes, major projects and planning initiatives can have the greatest effect on an area's performance. AreaSearch has identified 11 projects in total that are expected to impact the area. Among the most important are Alpine Rise, Cooma Crown Land Housing Development, 3 Thurrung Street Residential Subdivision and Cooma Festival Swimming Pool Upgrades. The following list details those projects that are likely to be most relevant.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Cooma Festival Swimming Pool Upgrades
Major refurbishment of the Cooma Festival Swimming Pool including upgrades to the 25 metre, rehabilitation and toddler pools, new filtration and pumping systems, replacement pipework, a new plant room, accessibility improvements and reduced pool depth. Construction resumed in 2026 after contractor issues and additional council funding was approved to complete the works.
Alpine Rise - Cooma Land Project
The Cooma Land project, known as Alpine Rise (North Precinct), is a masterplanned housing development unlocking 140 land lots to yield up to 177 homes. Supported by a $23.6 million joint government investment, it will provide a mix of private market lots, affordable and key worker housing, seniors living apartments, and social housing. Civil construction is underway to provide essential infrastructure including roads, water, power, and sewer.
Alpine Rise
Premium housing estate developing 127 elevated land lots as part of the Cooma North Precinct, supporting 177 new homes including 127 private market lots, 26 seniors living apartments, 12 social housing dwellings, and 12 key worker/affordable housing units.
Cooma Hospital Redevelopment
The Cooma Hospital Redevelopment upgraded critical healthcare facilities to support the Snowy Monaro community. The project delivered an expanded Emergency Department (opened July 2022), a modern Maternity Department (opened February 2023), and a new purpose-built Ambulatory Care Centre (opened December 2023). Additional features include a relocated pathology service, improved medical imaging, and the recent addition of 12 key worker accommodation units (completed April 2025) to assist with staff recruitment and retention.
3 Thurrung Street Residential Subdivision
20-lot staged residential subdivision development application submitted by Jack Atkinson Surveying. Property is Lot 2 DP: 860934 with application number 10.2025.91.1.
Polo Flat Road Roundabout
New roundabout at intersection of Monaro Highway and Polo Flat Road to increase safety and efficiency. Includes dedicated right turn lane for Yallakool Road. Supports access for Snowy 2.0 project with Snowy Hydro contribution.
Monaro Highway and Baron Street Intersection Upgrade
Major intersection upgrade as part of $140M Safer Roads Program including new roundabout, concrete islands, drainage works and street lighting. Stage one included footpath upgrades and utility relocations.
Cooma Regional Sports Centre
State-of-the-art three-court indoor sports facility capable of hosting regional tournaments for basketball, netball, futsal, volleyball and badminton. Joint use facility between Council and Department of Education.
3,178 residents of Cooma are employed, from a labour force of 3,271. Unemployment sits at 2.8%, with participation at 60.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Cooma boasts a capable workforce with strong representation in essential services sectors and an unemployment rate of just 2.8%. As of March 2026, 3,178 residents are employed while the unemployment rate sits 1.3% below Regional NSW's rate of 4.1%, and workforce participation matches Regional NSW's 60.6%. Census data reveals that only 10.2% of residents worked from home, though the effects of Covid-19 lockdowns should be considered when interpreting this figure. The leading employment sectors among residents are retail trade, construction, and health care & social assistance. The region shows particular specialization in electricity, gas, water & waste, with an employment share of 5.1 times the regional level.
Conversely, health care & social assistance accounts for just 11.3% of local workers, which falls below Regional NSW's 16.9%. The Census indicates a ratio of 0.6 workers per resident, suggesting local employment opportunities exceed the norm. According to AreaSearch analysis of SALM and ABS data, over the 12 months to March 2026, labour force levels fell by 2.2% alongside a 2.0% decrease in employment, causing the unemployment rate to drop by 0.3 percentage points. In comparison, Regional NSW saw a 0.9% employment decline and a 0.4% labour force decline, accompanied by a 0.5 percentage point rise in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 can provide additional insight into potential future demand within Cooma. These projections, which cover five and ten-year periods, have been overlaid on the local employment profile to estimate growth patterns. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, growth rates vary considerably across industry sectors. Applying these industry-specific projections to Cooma's employment mix suggests local employment should increase by 6.3% over five years and 12.8% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).
Frequently Asked Questions - Employment
Median household income in Cooma is $1,377 a week (about $72,000 a year), with median personal income at $771 a week. ATO records put median taxable income at $55,693 a year against an average of $67,735. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to AreaSearch’s aggregation of latest postcode level ATO data for financial year 2023, the median taxpayer income in Cooma SA2 stands at $55,693 while the average reaches $67,735. These figures align with national averages and differ from Regional NSW, where the median income is $52,390 and the average is $65,215. Projecting forward using a Wage Price Index growth of 10.32% since financial year 2023, current estimates place the median at approximately $61,441 and the average at $74,725 as of March 2026. The 2021 Census indicates that personal income falls within the 42nd percentile at $771 weekly, whereas household income rests at the 26th percentile.
Distribution patterns reveal that 29.7% of residents, totaling 1,959 individuals, earn between $1,500 and $2,999 weekly, mirroring the broader regional trend where 29.9% occupy this same bracket. Housing affordability remains strong with 87.1% of income retained, although disposable income lags slightly below average at the 31st percentile.
Frequently Asked Questions - Income
Cooma had 2,738 occupied dwellings at the 2021 Census, 89% detached houses and 4% apartments. 30% are owned with a mortgage, 30% rented and 40% owned outright. At that Census the median rent was $290 a week and the median mortgage repayment $1,300 a month. Rent absorbs 21.1% of household income here and mortgage repayments 21.8%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
As recorded in the most recent Census, the housing stock in Cooma consisted of 88.5% houses and 11.5% other dwellings, which include semi-detached units, apartments, and other types of residences. This distribution contrasts with the broader Regional NSW area, where 82.6% of dwellings are houses and 17.4% fall into other categories. Home ownership rates in Cooma match those of Regional NSW at 39.8%, leaving the rest of the housing stock either mortgaged at 29.8% or rented at 30.4%. The median monthly mortgage repayment in Cooma is notably lower than the Regional NSW average of $1,300, whereas the median weekly rent stands at $290, compared to the regional figures of $1,733 and $330 respectively.
On a national scale, Cooma's mortgage repayments fall well below the Australian average of $1,863, and rental costs are also substantially under the national benchmark of $375.
Frequently Asked Questions - Housing
Cooma counted 2,738 households at the 2021 Census, averaging 2.2 people each. 22% are couples with children, fewer than in 79% of areas nationally, against 29% couples without children. 34% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Households with family members account for 62.2% of the total, which includes 22.3% of couples with children, 28.5% of couples without children, and 10.8% of single parent families. The rest, 37.8%, are non-family households, consisting of 34.4% lone person households and 3.2% group households. The median household size stands at 2.2 people, which is less than the Regional NSW average of 2.4.
Frequently Asked Questions - Households
21.3% of adults in Cooma hold a university qualification, including 14.3% with a bachelor degree and 4.5% with postgraduate qualifications. A further 30.1% hold a vocational qualification. 8 schools serve the area, with 1,411 enrolment places and an average ICSEA of 994 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
University qualification rates stand at 21.3 percent, which is considerably lower than the New South Wales average of 32.2 percent. This gap presents both a difficulty and a chance for focused educational programs. Bachelor degrees are the most common qualification, at 14.3 percent, while postgraduate qualifications account for 4.5 percent and graduate diplomas make up 2.5 percent. Vocational credentials are widely held, with 40.6 percent of people aged 15 and older possessing trade and technical skills. Advanced diplomas represent 10.5 percent of these credentials, and certificates account for 30.1 percent.
Enrollment in formal education is quite high, with 28.6 percent of residents currently studying. Of those, 10.2 percent are in primary education, 6.9 percent are in secondary education, and 3.2 percent are in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Cooma reaches 160 stops on 27 routes, timetabled for about 310 services a week. The typical home sits about 160 m from its nearest stop. Households keep an average of 1.3 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Cooma has 160 active transport stops that include both train and bus services. These stops are served by 27 routes that together provide 313 passenger trips each week. Transport accessibility is rated as excellent since residents are typically 157 meters from the nearest stop. Because the area is mainly residential, most people commute outward with cars being the main mode at 88% and walking at 8%. Vehicle ownership averages 1.3 per dwelling which is lower than the regional average. A relatively low 10.2% of residents work from home, according to the 2021 Census, which may reflect COVID-19 conditions.
Service frequency averages 44 trips per day across all routes, which equals roughly 1 weekly trip per individual stop. The map shows the 100 nearest stops to the location centrepoint.
Frequently Asked Questions - Transport
Transport Stops Detail
62.2% of residents in Cooma report no long-term health condition, a less healthy profile than 80% of areas nationally. 7.6% need daily assistance with core activities, and 52.6% hold private health cover. The standardised death rate runs at 6.2 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch's evaluation of mortality rates and chronic disease prevalence in Cooma highlights significant health concerns, particularly since common conditions affect both younger and older age groups. Private health cover is held by roughly 53% of the total population, which amounts to about 3,470 individuals, a figure that slightly exceeds the average for SA2 areas. Arthritis and mental health problems are the most frequently reported medical conditions, affecting 11.3% and 9.8% of residents respectively, whereas 62.2% of the community reported being entirely free of health issues, compared to 63.3% in Regional NSW.
Adults of working age experience considerable health difficulties, marked by higher rates of chronic conditions. The population includes 23.4% of residents aged 65 and over, representing 1,541 people. Health outcomes for seniors show some difficulties, with national rankings generally consistent with those of the broader population.
Frequently Asked Questions - Health
Cooma is largely Australian-born, at 82.7% of residents, with 9.8% speaking a language other than English at home. The largest reported ancestries are Australian (29.9%) and English (26.8%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cooma shows a lower than average level of cultural diversity, with 84.9% of residents being citizens, 82.7% having been born in Australia, and 90.2% using English as their sole home language. The predominant faith in Cooma is Christianity, accounting for 54.9% of the local population, which is slightly below the 55.9% found throughout Regional NSW. When looking at parental country of birth, the leading three ancestral groups in Cooma are Australian at 29.9%, English at 26.8%, and Irish at 9.1%. There are also significant differences in how certain other ethnic backgrounds are represented, such as Hungarian at 0.5% in Cooma compared to 0.2% regionally, German at 4.5% against 3.1%, and Lebanese at 0.6% versus 0.2%.
Frequently Asked Questions - Diversity
The median resident of Cooma is 44. 21.3% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Cooma's median age of 44 years stands similar to Regional NSW's 43 as well as well above the 38-year national average. Relative to Regional NSW, Cooma has a higher concentration of 35 - 44 residents (14.0%) but fewer 15 - 24 year-olds (9.4%). Since the 2021 Census, the 35 to 44 age group has grown from 12.1% to 14.0% of the population, while the 5 to 14 cohort increased from 10.6% to 11.7%. Conversely, the 45 to 54 cohort has declined from 12.3% to 10.7%. By 2041, Cooma is expected to see notable shifts in its age composition.
Leading the demographic shift, the 85+ group will grow by 46% (98 people), reaching 313 from 214. Demographic aging continues as residents 65 and older represent 66% of anticipated growth. Conversely, both 0 to 4 and 25 to 34 age groups will see reduced numbers.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Cooma
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | May 2026 3 months ago all 13 measures |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2026 last month all 10 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Jul 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 56 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (6,761 at the 2021 Census → 6,598 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (101031014). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.