Corowa

Corowa has shown very soft population growth performance across periods assessed by AreaSearch

Corowa's population is approximately 5,638 as of November 2025. This figure represents an increase of 43 people since the 2021 Census, which recorded a population of 5,595. The change is inferred from the estimated resident population of 5,548 in June 2024 and an additional 28 validated new addresses since the Census date. This results in a population density ratio of 73 persons per square kilometer. Population growth was primarily driven by interstate migration, contributing approximately 58.7% of overall population gains during recent periods.

AreaSearch adopts 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 uses 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. Looking ahead, population projections indicate a decline over this period, with Corowa's population expected to decrease by 628 persons by 2041 according to this methodology. However, growth is anticipated in specific age cohorts, notably the 85 and over age group, projected to increase by 178 people.

The level of residential development activity in Corowa is very low in comparison to the average area assessed nationally by AreaSearch

Corowa has granted approximately 10 residential property approvals annually over the past five financial years, totalling 54 homes. As of FY26, 4 approvals have been recorded. The population decline during this period suggests new supply has kept pace with demand, offering buyers good choice. New properties are constructed at an average value of $348,000.

In terms of commercial development, Corowa has seen $12.6 million in approvals this financial year, indicating moderate levels of activity. Compared to the rest of NSW, Corowa's construction is 66.0% below the regional average per person, supporting stronger demand and values for established properties. Nationally, the area's activity is also below average, possibly due to planning constraints. Recent building activity consists solely of standalone homes, preserving Corowa's low density nature and attracting space-seeking buyers. Developers are constructing more detached housing than previously indicated (84.0% at Census), reflecting strong demand for family homes amidst densification trends.

The estimated population per dwelling approval is 704 people, reflecting the area's quiet development environment. With population expected to remain stable or decline, Corowa should see reduced pressure on housing, potentially creating opportunities for buyers.

Corowa has moderate levels of nearby infrastructure activity, ranking in the 49thth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified four projects expected to impact the region: JBS Rivalea Corowa Grower Farm, Corowa Battery, Corowa Regional Saleyards Redevelopment Project, and Corowa Solar Farm. The following details those deemed 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.

Corowa shows employment indicators that trail behind approximately 70% of regions assessed across Australia

Corowa has a balanced workforce with white and blue collar jobs. The unemployment rate is 3.9%.

Over the past year, there was an estimated employment growth of 0.5%. As of September 2025, 2787 residents are employed while the unemployment rate aligns with Rest of NSW's rate of 3.8%, but workforce participation lags at 51.3% compared to Rest of NSW's 56.4%. Leading employment industries include manufacturing, health care & social assistance, and retail trade. Manufacturing is particularly strong, with an employment share 3.3 times the regional level.

However, health care & social assistance has limited presence at 13.3%, lower than the regional average of 16.9%. Many residents commute elsewhere for work based on Census data analysis. In the past year, employment increased by 0.5% alongside labour force growth of 1.1%, leading to a rise in unemployment rate by 0.6 percentage points. This contrasts with Rest of NSW where employment contracted by 0.5%. State-level data from 25-Nov shows NSW employment contracted by 0.03%, losing 2,260 jobs, with the state unemployment rate at 3.9% compared to the national rate of 4.3%. Jobs and Skills Australia's national employment forecasts show total employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Corowa's employment mix suggests local employment should increase by 5.1% over five years and 11.7% over ten years, though this is a simple extrapolation for illustrative purposes only and does not consider localized population projections.

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

Corowa SA2's median income among taxpayers was $47,077 in financial year 2022. The average income stood at $55,888 during the same period. These figures compare to Rest of NSW's median and average incomes of $49,459 and $62,998 respectively. By September 2025, estimates suggest Corowa's median income will be approximately $53,013 and average income around $62,935, based on a Wage Price Index growth of 12.61% since financial year 2022. Census data indicates that household, family, and personal incomes in Corowa all fall between the 9th and 16th percentiles nationally. The income bracket of $1,500 - 2,999 dominated with 27.8% of residents (1,567 people), consistent with broader regional trends where 29.9% fell into this category. Housing costs were modest, with 88.0% of income retained, but total disposable income ranked at just the 13th percentile nationally.

Corowa is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

In Corowa, as per the latest Census evaluation, 83.7% of dwellings were houses, with the remaining 16.2% being semi-detached, apartments, or other types. This compares to Non-Metro NSW's figures of 89.8% houses and 10.2% other dwellings. The home ownership rate in Corowa was 47.4%, similar to Non-Metro NSW's figure. Mortgaged dwellings constituted 28.0%, while rented dwellings made up 24.7%. The median monthly mortgage repayment in Corowa was $1,213, lower than Non-Metro NSW's average of $1,285 and significantly below the national average of $1,863. The median weekly rent in Corowa was $230, slightly lower than Non-Metro NSW's figure of $235 and substantially below the national average of $375.

Corowa features high concentrations of lone person households, with a lower-than-average median household size

Family households constitute 62.0% of all households, including 18.7% couples with children, 32.3% couples without children, and 10.3% single parent families. Non-family households account for the remaining 38.0%, with lone person households at 35.8% and group households comprising 2.1%. The median household size is 2.1 people, which is smaller than the Rest of NSW average of 2.3.

Corowa faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 12.0%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most common at 8.6%, followed by graduate diplomas (1.8%) and postgraduate qualifications (1.6%). Vocational credentials are prevalent, with 40.9% of residents aged 15+ holding them, including advanced diplomas (9.1%) and certificates (31.8%). A total of 22.9% of the population is actively pursuing formal education, comprising 8.3% in primary, 7.4% in secondary, and 1.6% in tertiary education.

A substantial 22.9% of the population actively pursues formal education. This includes 8.3% in primary education, 7.4% in secondary education, and 1.6% pursuing tertiary education.

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

Corowa has 83 active public transport stops, all of which are bus stops. These stops are served by 25 different routes that combined offer 265 weekly passenger trips. The accessibility of the transport system is rated as excellent, with residents on average being located 163 meters from their nearest stop.

On average, there are 37 trips per day across all routes, which equates to approximately 3 weekly trips per individual stop.

Health performance in Corowa is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Corowa faces significant health challenges, with various conditions affecting both younger and older age groups. Private health cover stands at approximately 48%, covering around 2,706 people, compared to the national average of 55.3%.

The most prevalent medical conditions are arthritis (12.1%) and mental health issues (9.3%). A total of 57.2% of residents report no medical ailments, compared to 60.6% in Rest of NSW. In Corowa, 32.4% of residents are aged 65 or over (1,828 people), higher than the Rest of NSW figure of 30.5%.

The latest Census data sees Corowa placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Corowa's cultural diversity was found to be below average. Its population is predominantly Australian, with 92.0% being citizens, 91.6% born in Australia, and 97.2% speaking English only at home. The dominant religion in Corowa is Christianity, comprising 59.3% of its population, compared to 58.1% across the Rest of NSW.

In terms of ancestry, the top three represented groups are English (33.5%), Australian (33.2%), and Irish (9.9%). There are notable differences in the representation of certain ethnic groups: Scottish is overrepresented at 9.0% compared to 9.2% regionally, German at 3.3% compared to 3.0%, and Welsh at 0.5% compared to 0.3%.

Corowa ranks among the oldest 10% of areas nationwide

The median age in Corowa is 52 years, significantly higher than the Rest of NSW average of 43 years and well above the national norm of 38 years. Compared to the Rest of NSW average, the 75-84 age cohort is notably over-represented at 12.4% locally, while the 35-44 year-olds are under-represented at 8.5%. This 75-84 concentration is well above the national figure of 6.0%. Between 2021 and present, the 75 to 84 age group has grown from 10.8% to 12.4% of Corowa's population. Conversely, the 5 to 14 age cohort has declined from 10.3% to 9.4%. Population forecasts for 2041 indicate substantial demographic changes for Corowa. The 85+ cohort is projected to grow by 68%, adding 167 residents to reach 414, with senior residents aged 65 and above driving all of the population growth. Conversely, both the 35-44 and 0-4 age groups are forecasted to decrease in numbers.