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 November 2025, is approximately 3,610. This figure represents a 4.0% increase from the 2021 Census total of 3,472 people. The growth can be attributed to an estimated resident population of 3,555 in June 2024 and an additional 87 validated new addresses since the Census date. This results in a population density of 0.60 persons per square kilometer. Cooma Surrounds' growth rate of 4.0% since the census is within 0.5 percentage points of the SA3 area's growth rate of 4.5%, indicating strong growth fundamentals. Interstate migration contributed approximately 84.6% to the overall population gains in recent periods.

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, NSW State Government's SA2 level projections are used, 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 population dynamics project an above median growth for Australia's non-metropolitan areas. By 2041, Cooma Surrounds is expected to increase by 498 persons, reflecting a total increase of 12.2% over the 17-year period, based on the latest annual ERP population numbers.

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, totalling 60 homes over the past five financial years. As of FY-26, there have been 1 approval recorded so far. On average, about 3 people per year have moved to the area for each new home constructed between FY-21 and FY-25, reflecting strong demand that supports property values. New homes are being built at an average expected construction cost of $413,000, slightly above the regional average, suggesting a focus on quality developments.

In this financial year, there have been $3.5 million in commercial approvals, indicating limited commercial development focus compared to residential growth. Compared to Rest of NSW, Cooma Surrounds records about 68% of building activity per person and ranks among the 53rd percentile of areas assessed nationally, which is below the national average, suggesting 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 with an emphasis on detached housing attracting space-seeking buyers. The location has approximately 298 people per dwelling approval, indicating a low density market.

According to AreaSearch's latest quarterly estimate, Cooma Surrounds is expected to grow by 442 residents through to 2041. Construction is maintaining a steady pace with projected growth, although buyers may face increasing competition as population increases.

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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 28 projects that could impact the area. Notable ones include Cooma Solar Farm, Monaro High School Upgrade, Polo Flat Road Roundabout, and Cooma Festival Swimming Pool Upgrades. The following list details those likely to be most 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. Its unemployment rate is 1.7%.

As of September 2025, there are 1,982 residents in work while the unemployment rate stands at 2.1%, which is below Rest of NSW's rate of 3.8%. Workforce participation is 60.5%, compared to Rest of NSW's 56.4%. Leading employment industries among residents include agriculture, forestry & fishing, public administration & safety, and construction. The area shows strong specialization in agriculture, forestry & fishing with an employment share of 3.6 times the regional level.

Health care & social assistance has limited presence at 7.0% compared to the regional figure of 16.9%. The area may offer limited local employment opportunities as indicated by Census data on working population vs resident population. Between September 2024 and September 2025, labour force decreased by 5.5%, while employment declined by 5.7%, causing unemployment to rise by 0.1 percentage points. In comparison, Rest of NSW recorded an employment decline of 0.5% and a labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. State-level data as of 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. This compares favourably to the national unemployment rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that while national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ 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 $49,932 and an average of $60,967 in financial year 2022. This was lower than the national average, with Rest of NSW having a median income of $49,459 and an average income of $62,998. By September 2025, current estimates suggest the median income would be approximately $56,228 and the average income $68,655, based on Wage Price Index growth of 12.61% since financial year 2022. According to the 2021 Census, household, family, and personal incomes in Cooma Surrounds ranked modestly, between the 41st and 48th percentiles. Income brackets showed that 30.1% of the population (1,086 individuals) fell within the $1,500 - $2,999 income range. Housing costs were manageable with 89.5% retained, but disposable income was below average at the 47th percentile. The area's SEIFA income ranking placed it in the 6th decile.

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

Cooma Surrounds' dwellings were 98.7% houses and 1.2% other types at the latest Census. Non-Metro NSW had 87.0% houses and 13.0% others. Home ownership in Cooma Surrounds was 53.3%, with mortgages at 36.7% and rentals at 10.0%. The median monthly mortgage repayment was $1,627, higher than Non-Metro NSW's $1,408 but lower than the national average of $1,863. Median weekly rent in Cooma Surrounds was $290, compared to Non-Metro NSW's $300 and Australia's $375.

Cooma Surrounds has a typical household mix, with a higher-than-average median household size

Family households account for 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 constitute the remaining 27.9%, with lone person households at 26.7% and group households comprising 1.1%. The median household size is 2.4 people, which is larger than the Rest of NSW average of 2.3.

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, with 22.6% of residents aged 15+ holding university degrees compared to 32.2% in NSW as of the latest data from 2021. Bachelor degrees lead at 15.7%, followed by postgraduate qualifications at 4.6% and graduate diplomas at 2.3%. Trade and technical skills feature prominently, with 42.3% of residents aged 15+ holding vocational credentials – advanced diplomas at 10.9% and certificates at 31.4%. Educational participation is notably high, with 27.8% of residents currently enrolled in formal education as of the same period.

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 transportation in Cooma Surrounds shows that there are currently 118 active transport stops operating. These include a mix of train and bus services. A total of 24 individual routes service these stops, collectively providing 178 weekly passenger trips.

The accessibility of transport is rated as limited, with residents typically located approximately 1368 meters from the nearest transport stop. On average, there are about 25 trips per day across all routes, equating to roughly one weekly trip per individual stop.

Health performance in Cooma Surrounds is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Cooma Surrounds faces significant health challenges with common health conditions prevalent across both younger and older age cohorts. The rate of private health cover is relatively low at approximately 50% of the total population (~1,805 people), compared to the national average of 55.3%.

The most common medical conditions in the area are arthritis and mental health issues, impacting 10.9% and 8.1% of residents respectively. However, 64.6% of residents declare themselves completely clear of medical ailments, compared to 67.2% across Rest of NSW. The area has 26.0% of residents aged 65 and over (938 people), which is higher than the 20.6% in Rest of NSW. Health outcomes among seniors are particularly strong, performing even better than the general population in health metrics.

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, as per the findings, had a lower than average cultural diversity level. Its population composition was predominantly Australian citizens at 88.4%, with 87.2% born in Australia and 95.5% speaking English only at home. Christianity was the majority religion in Cooma Surrounds, accounting for 58.6% of its population, compared to 51.3% across Rest of NSW.

In terms of ancestry, the top three groups were English (30.7%), Australian (28.9%), and Irish (11.4%). Notably, Scottish ancestry was slightly higher in Cooma Surrounds at 10.1%, compared to the regional average of 9.4%. Similarly, German ancestry was marginally higher at 4.1% versus 4.0%, while Lebanese ancestry remained at 0.4% regionally and locally.

Cooma Surrounds ranks among the oldest 10% of areas nationwide

Cooma Surrounds has a median age of 49, which is higher than the Rest of NSW figure of 43 and well above Australia's median age of 38. Compared to the Rest of NSW average, the 55-64 cohort is notably over-represented in Cooma Surrounds at 16.2%, while the 5-14 year-olds are under-represented at 9.7%. This concentration of the 55-64 age group is significantly higher than the national average of 11.2%. Between 2021 and present, the 15 to 24 age group has grown from 9.1% to 10.6%, while the 25 to 34 cohort increased from 8.2% to 9.7%. Conversely, the 45 to 54 cohort has declined from 16.1% to 13.8%, and the 5-14 age group dropped from 11.7% to 9.7%. Looking ahead to 2041, demographic projections show significant shifts in Cooma Surrounds' age structure. The 35 to 44 age cohort is projected to experience strong growth, expanding by 120 people (34%) from 353 to 474. In contrast, population declines are projected for the 15 to 24 and 45 to 54 cohorts.