Corowa Surrounds
Statistical Area - sa2

Population growth drivers in Corowa Surrounds are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Corowa Surrounds' population is approximately 7,686 as of August 2025. From the 2021 Census, which reported a population of 7,262 people, there has been an increase of 424 individuals, representing a growth rate of 5.8%. This change can be inferred from the estimated resident population of 7,507 in June 2024 and the addition of 120 validated new addresses since the Census date. The population density is around 1.7 persons per square kilometer. Corowa Surrounds' growth rate exceeded that of non-metro areas (4.8%) between the 2021 Census and August 2025, making it a regional growth leader. Interstate migration accounted for approximately 82.6% of overall population gains during this period.

AreaSearch uses ABS/Geoscience Australia projections released in 2024 with a base year of 2022 for each SA2 area. For areas not covered by this data, NSW State Government's SA2 level projections released in 2022 with a base year of 2021 are utilized. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. Based on projected demographic shifts, above median population growth is anticipated for Australia's non-metropolitan areas. By 2041, Corowa Surrounds' population is expected to increase by 17.2% from its current numbers, reaching a total of approximately 9,085 persons.

Recent residential development output has been above average within Corowa Surrounds when compared nationally

Corowa Surrounds averaged approximately 42 new dwelling approvals per year over the past five financial years, totalling 213 homes. As of FY-26, six approvals have been recorded. On average, each dwelling has attracted around 2.3 new residents per year between FY-21 and FY-25, reflecting robust demand that supports property values. New homes are being constructed at an average expected cost value of $612,000, which is slightly above the regional average.

This suggests a focus on quality developments. There have been $8.9 million in commercial approvals this financial year, indicating the area's primarily residential nature. Compared to Rest of NSW, Corowa Surrounds demonstrates comparable building activity per person, contributing to market stability aligned with regional patterns, although recent periods have seen some moderation in development activity.

Recent construction comprises 97.0% standalone homes and 3.0% townhouses or apartments, preserving the area's low density nature with a focus on detached housing that attracts space-seeking buyers. With around 274 people per approval, Corowa Surrounds reflects a low-density area. By 2041, it is projected to grow by approximately 1,320 residents. Construction maintains a reasonable pace with anticipated growth, although increasing competition among buyers may be encountered as the population expands.

Corowa Surrounds has emerging levels of nearby infrastructure activity, ranking in the 32ndth percentile nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 20 such projects that could affect the region. Notable ones include Corowa Solar Farm, JBS Rivalea Corowa Grower Farm, Corowa Battery, and Corowa Regional Saleyards Redevelopment Project. The following list outlines those most likely to be relevant.

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

Employment performance in Corowa Surrounds exceeds national averages across key labour market indicators

Corowa Surrounds has a diverse workforce with both white and blue collar jobs, prominently featuring manufacturing and industrial sectors. Its unemployment rate is 2.9%, which is lower than the Rest of NSW's rate of 3.7%.

Over the past year, employment growth was estimated at 4.0%. As of June 2025, 3,943 residents are employed, with workforce participation at 52.7% compared to Rest of NSW's 56.4%. Major industries for local residents include agriculture, forestry & fishing, health care & social assistance, and manufacturing. Notably, employment in agriculture, forestry & fishing is significantly higher than the regional level, accounting for 3.4 times as much employment.

However, health care & social assistance has a lower presence with 12.6% compared to the regional average of 16.9%. An analysis of SALM and ABS data from June 2024 to June 2025 shows that employment increased by 4.0%, while labour force grew by 4.5%, leading to a rise in unemployment rate by 0.4 percentage points. In comparison, Rest of NSW had an employment decline of 0.1% and a labour force growth of 0.3%. State-level data from Sep-25 indicates that NSW employment contracted by 0.41%, with the state unemployment rate at 4.3%. Nationally, the unemployment rate is 4.5%, with national employment growth at 0.26%. Jobs and Skills Australia's forecasts for May 2025 suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Corowa Surrounds' employment mix suggests local growth of approximately 5.2% over five years and 11.6% over ten years, though these are simple extrapolations for illustrative purposes only.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

Corowa Surrounds' median income among taxpayers was $45,891 in financial year 2022. The average income stood at $53,271 during the same period. For comparison, Rest of NSW's median and average incomes were $49,459 and $62,998 respectively. Based on Wage Price Index growth of 10.6% since financial year 2022, estimated median and average incomes for Corowa Surrounds as of March 2025 would be approximately $50,755 and $58,918 respectively. According to the 2021 Census, household, family, and personal incomes in Corowa Surrounds all fell between the 17th and 21st percentiles nationally. The data showed that 30.3% of individuals (2,328 people) earned between $1,500 - 2,999, consistent with regional trends at 29.9%. Despite modest housing costs allowing for 88.2% income retention, total disposable income ranked at the 22nd percentile nationally.

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

The dwelling structure in Corowa Surrounds, as per the latest Census, consisted of 92.2% houses and 7.8% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro NSW had 89.8% houses and 10.2% other dwellings. Home ownership in Corowa Surrounds was at 48.8%, with mortgaged dwellings at 33.0% and rented dwellings at 18.2%. The median monthly mortgage repayment was $1,300, higher than Non-Metro NSW's average of $1,285. The median weekly rent in Corowa Surrounds was $265, compared to Non-Metro NSW's $235. Nationally, mortgage repayments were lower at $1,863 and rents were substantially lower at $375.

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

Family households compose 69.3% of all households, including 24.5% couples with children, 36.6% couples without children, and 7.8% single parent families. Non-family households constitute the remaining 30.7%, with lone person households at 28.1% and group households making up 2.6% of the total. The median household size is 2.3 people, which aligns with the Rest of NSW average.

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

The area faces educational challenges, with university qualification rates at 13.0%, significantly below the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 9.6%, followed by postgraduate qualifications at 1.8% and graduate diplomas at 1.6%. Trade and technical skills are prominent, with 42.2% of residents aged 15+ holding vocational credentials – advanced diplomas at 9.2% and certificates at 33.0%.

Educational participation is high, with 26.8% of residents currently enrolled in formal education, including 11.0% in primary education, 7.6% in secondary education, and 1.8% pursuing tertiary education. There are six schools operating within Corowa Surrounds, educating approximately 318 students. The educational mix includes five primary schools and one K-12 school. Local school capacity is limited at 4.1 places per 100 residents compared to the regional average of 9.4, leading many families to travel to nearby areas for schooling.

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

Transport analysis shows 287 active transport stops operating within Corowa Surrounds. These include a mix of train and bus stops serviced by 44 individual routes providing 388 weekly passenger trips. Transport accessibility is rated as good with residents typically located 232 meters from the nearest stop.

Service frequency averages 55 trips per day across all routes, equating to approximately one weekly trip per individual stop.

Health performance in Corowa Surrounds is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Corowa Surrounds faces significant health challenges, with common conditions prevalent among both younger and older age groups. Private health cover is low, at approximately 47% of the total population (around 3,589 people), compared to the national average of 55.3%.

The most common medical conditions are arthritis and asthma, affecting 12.7% and 8.9% of residents respectively. About 60.0% of residents report no medical ailments, slightly lower than the Rest of NSW's figure of 60.6%. As of 2021, approximately 30.4% (2,338 people) of Corowa Surrounds' population is aged 65 and over. Despite this, health outcomes among seniors are relatively good, performing favourably compared to the general population in various health metrics.

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

Corowa Surrounds had a cultural diversity level below average, with 89.4% of its population being citizens, 92.4% born in Australia, and 97.9% speaking English only at home. The dominant religion was Christianity, at 59.1%, compared to 58.1% across Rest of NSW. Top ancestry groups were English (33.9%), Australian (32.0%), and Irish (10.9%).

Notably, Scottish (9.5%) was overrepresented compared to the regional average of 9.2%. Similarly, German (3.8%) and Korean (0.2%) had higher representations than the regional averages of 3.0% and 0.0%, respectively.

Corowa Surrounds ranks among the oldest 10% of areas nationwide

Corowa Surrounds has a median age of 50, which is higher than Rest of NSW's figure of 43 and also above the national average of 38. The age group of 65-74 years old comprises 16.4% of Corowa Surrounds' population, compared to Rest of NSW's figure, while the 25-34 age cohort makes up only 9.0%. This concentration in the 65-74 age bracket is higher than the national average of 9.4%. According to the 2021 Census, the 75 to 84 age group has increased from 9.3% to 10.7% of Corowa Surrounds' population. Conversely, the 55 to 64 age cohort has decreased from 14.7% to 13.6%. By 2041, demographic modeling projects significant changes in Corowa Surrounds' age profile. The 75 to 84 age group is expected to grow by 251 people, increasing from 822 to 1,074, a rise of 31%. Meanwhile, the number of individuals aged 15 to 24 is projected to decrease.