Cooma Surrounds

Cooma Surrounds has seen population growth performance typically on par with national averages when looking at short and medium term trends

Cooma Surrounds' population, as of May 2026, is approximately 3,594 people. This figure indicates a growth of 122 individuals since the 2021 Census, which recorded a population of 3,472. The increase is inferred from the estimated resident population of 3,577 in June 2025 and an additional 97 validated new addresses since the Census date. This results in a density ratio of 0.60 persons per square kilometer. Cooma Surrounds' 3.5% growth since the census is within one percentage point of the SA4 region's 4.5%, showing competitive growth fundamentals. Interstate migration contributed approximately 58.0% to overall population gains during recent periods, with all drivers being positive factors.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch employs NSW State Government's SA2 level projections released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. Future demographic trends suggest an above median population growth for Australia's non-metropolitan areas. By 2041, Cooma Surrounds is projected to increase by 478 persons based on the latest annual ERP population numbers, reflecting a total increase of 12.8% over the 16-year period.

AreaSearch analysis of residential development drivers sees Cooma Surrounds recording a relatively average level of approval activity when compared to local markets analysed countrywide

Cooma Surrounds has recorded approximately 12 residential properties granted approval annually over the past five financial years, totalling 60 homes. As of FY-26, 3 approvals have been recorded. On average, around 3 people per year move to the area with each new home constructed between FY-21 and FY-25, reflecting robust demand that supports property values. New homes are being built at an average expected construction cost value of $413,000, slightly above the regional average, suggesting a focus on quality developments.

This financial year has seen $3.5 million in commercial approvals, indicating limited commercial development focus compared to residential. Compared to the Rest of NSW, Cooma Surrounds records about 68% of the building activity per person and places among the 53rd percentile of areas assessed nationally, suggesting the area's established nature and potential planning limitations. New development consists of 90.0% detached dwellings and 10.0% medium and high-density housing, preserving the area's low density nature and attracting space-seeking buyers with an average of approximately 298 people per dwelling approval. According to the latest AreaSearch quarterly estimate, Cooma Surrounds is expected to grow by 461 residents through to 2041, maintaining a reasonable construction pace despite projected population increases that may lead to growing competition among buyers.

Looking ahead, Cooma Surrounds is expected to grow by 461 residents through to 2041 (from the latest AreaSearch quarterly estimate). Construction is maintaining a reasonable pace with projected growth, although buyers could encounter growing competition as population increases.

Cooma Surrounds has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 28 projects that could impact this region. Notable projects include the Cooma Solar Farm, Monaro High School Upgrade, Polo Flat Road Roundabout, and Cooma Festival Swimming Pool Upgrades. The following list details those most likely to be relevant.

Professional plan users can use the search below to filter and access additional projects.

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.

Cooma Surrounds ranks among the top 25% of areas assessed nationally for overall employment performance

Cooma Surrounds has a skilled workforce with diverse sector representation. As of December 2025, the unemployment rate is 1.5%. In this month, 1,978 residents are employed while the unemployment rate is 2.4% lower than Regional NSW's rate of 3.9%.

Workforce participation in Cooma Surrounds is 65.3%, compared to Regional NSW's 60.5%. According to Census responses, 19.0% of residents work from home. Leading employment industries include agriculture, forestry & fishing, public administration & safety, and construction. The area shows strong specialization in agriculture, forestry & fishing with an employment share 3.6 times the regional level.

Health care & social assistance has limited presence at 7.0%, compared to Regional NSW's 16.9%. The area offers limited local employment opportunities as indicated by Census working population vs resident population comparison. Between December 2024 and November 2025, labour force decreased by 4.6% while employment declined by 4.2%, causing unemployment to fall by 0.4 percentage points. In contrast, Regional NSW recorded employment decline of 1.2%, labour force decline of 0.8%, with unemployment rising 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Cooma Surrounds. These projections estimate national employment growth at 6.6% over five years and 13.7% over ten years, but growth rates vary significantly between industry sectors. Applying these projections to Cooma Surrounds' employment mix suggests local employment should increase by 5.4% over five years and 11.5% over ten years.

The area's income profile falls below national averages based on AreaSearch analysis

Cooma Surrounds SA2 had a median taxpayer income of $52,283 and an average of $63,067 in the latest postcode level ATO data aggregated by AreaSearch for the financial year 2023. This is lower than national averages, with Regional NSW having a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 10.32% since financial year 2023, estimated incomes as of March 2026 would be approximately $57,679 (median) and $69,576 (average). According to the 2021 Census, household, family, and personal incomes in Cooma Surrounds rank modestly, between the 41st and 48th percentiles. Income brackets show that 30.1% of individuals fall within the $1,500 - 2,999 income range, similar to surrounding regions where 29.9% occupy this range. Housing costs allow for retention of 89.5% of income, but disposable income ranks below average at the 47th percentile. The area's SEIFA income ranking places it in the 6th decile.

Cooma Surrounds is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

In Cooma Surrounds, as per the latest Census, 98.7% of dwellings were houses with the remaining 1.2% being semi-detached, apartments, or other types. This is in contrast to Regional NSW's figures of 82.6% houses and 17.4% other dwellings. Home ownership in Cooma Surrounds stood at 53.3%, with mortgaged dwellings at 36.7% and rented ones at 10.0%. The median monthly mortgage repayment was $1,627, lower than Regional NSW's average of $1,733. The median weekly rent in Cooma Surrounds was $290, compared to $330 in Regional NSW. Nationally, Cooma Surrounds' mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Cooma Surrounds has a typical household mix, with a fairly typical median household size

Family households compose 72.1% of all households, including 27.8% couples with children, 37.2% couples without children, and 6.5% single parent families. Non-family households make up the remaining 27.9%, with lone person households at 26.7% and group households comprising 1.1% of the total. The median household size is 2.4 people, which matches the Regional NSW average.

Educational outcomes in Cooma Surrounds fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

Educational qualifications in Cooma Surrounds trail regional benchmarks: 22.6% of residents aged 15+ hold university degrees compared to NSW's 32.2%. Bachelor degrees lead at 15.7%, followed by postgraduate qualifications (4.6%) and graduate diplomas (2.3%). Trade and technical skills are prominent, with 42.3% holding vocational credentials - advanced diplomas (10.9%) and certificates (31.4%). Educational participation is high: 27.8% are currently enrolled in formal education, including 10.3% in primary, 9.6% in secondary, and 2.4% in tertiary education.

Educational participation is notably high, with 27.8% of residents currently enrolled in formal education. This includes 10.3% in primary education, 9.6% in secondary education, and 2.4% pursuing tertiary education.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

The analysis of public transport in Cooma Surrounds indicates there are 116 active transport stops operating within the area, consisting of a mix of train and bus services. These stops are served by 23 individual routes, collectively offering 169 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 1368 meters from their nearest transport stop. As a predominantly residential area, most residents commute outward. The car remains the dominant mode of transport at 92%, with walking accounting for 5%. Vehicle ownership averages 1.9 per dwelling, which is above the regional average.

According to the 2021 Census, some 19.0% of residents work from home, a figure that may reflect COVID-19 conditions. Service frequency averages 24 trips per day across all routes, equating to approximately one weekly trip per individual stop. The accompanying map displays the 100 nearest stops to the location's centrepoint.

The level of general health in Cooma Surrounds is notably higher than the national average with both young and old age cohorts seeing low prevalence of common health conditions

Cooma Surrounds shows superior health outcomes based on AreaSearch's evaluation of mortality rates and chronic condition prevalence. Both younger and older age groups have a low prevalence of common health issues.

Approximately 50% (~1,811 people) of the population has private health cover, lower than the national average of 55.7%. The most prevalent medical conditions are arthritis (10.9%) and mental health issues (8.1%). A total of 64.6% of residents report no medical ailments, slightly higher than Regional NSW's 63.3%. Working-age residents face significant health challenges due to elevated chronic condition rates. The area has a higher proportion of seniors aged 65 and over at 26.8% (963 people) compared to Regional NSW's 23.4%. Health outcomes among seniors are notably strong, ranking even higher than the general population nationally.

Cooma Surrounds is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Cooma Surrounds was found to have a cultural diversity below average, with 88.4% of its population being Australian citizens, 87.2% born in Australia, and 95.5% speaking English only at home. Christianity is the main religion in Cooma Surrounds, comprising 58.6% of people, compared to 55.9% across Regional NSW. The top three ancestry groups are English (30.7%), Australian (28.9%), and Irish (11.4%).

Notably, Scottish ancestry is overrepresented at 10.1%, compared to 8.0% regionally, as is German ancestry at 4.1% versus 3.1%. Lebanese ancestry is also slightly higher at 0.4%, compared to 0.2% regionally.

Cooma Surrounds ranks among the oldest 10% of areas nationwide

Cooma Surrounds has a median age of 50, which is higher than Regional NSW's figure of 43 and also exceeds the national average of 38 years. The age group of 55-64 shows strong representation at 16.8%, compared to Regional NSW's figure, while the 35-44 cohort is less prevalent at 9.3%. This concentration in the 55-64 age group is notably higher than the national average of 11.2%. According to the Census conducted on 2021 August 10th, the population aged 15 to 24 has grown from 9.1% to 10.6%, while the 65 to 74 cohort increased from 13.7% to 15.1%. Conversely, the 45 to 54 age group has declined from 16.1% to 13.0%, and the 5 to 14 age group dropped from 11.7% to 9.4%. Demographic projections suggest that Cooma Surrounds' age profile will change significantly by year 2041 April 1st. The 35-44 age cohort is projected to grow strongly, with an increase of 112 people (34%), from 334 to 447. Conversely, population declines are projected for the 15-24 and 45-54 age cohorts.