Corowa Surrounds

Population growth drivers in Corowa Surrounds are above average based on AreaSearch's ranking of recent, and medium to long-term trends

Corowa Surrounds' population is approximately 7,704 as of November 2025. This figure represents an increase of 442 people, or 6.1%, since the 2021 Census, which reported a population of 7,262. The change is inferred from the estimated resident population of 7,507 in June 2024 and an additional 122 validated new addresses since the Census date. This results in a population density ratio of 1.7 persons per square kilometer. Corowa Surrounds' growth of 6.1% since the 2021 census exceeds that of the Rest of NSW at 5.7%, indicating it as a growth leader in the region. Interstate migration contributed approximately 82.6% of overall population gains during 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, AreaSearch utilises 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 years 2032 to 2041. Based on projected demographic shifts, above median population growth is expected for Australia's non-metropolitan areas. The area is projected to expand by 1,499 persons to 2041, reflecting a total increase of 16.9% over the 17 years.

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, 14 approvals have been recorded. On average, each dwelling has attracted around 2.3 new residents annually between FY-21 and FY-25, reflecting strong demand that supports property values. The average construction cost value for new homes over this period was $359,000.

This financial year, $8.9 million in commercial approvals have been registered, suggesting the area's residential character. Compared to the Rest of NSW, Corowa Surrounds demonstrates comparable building activity per capita, indicating market stability aligned with regional trends, although recent periods show some moderation. Recent construction comprises 97.0% standalone homes and 3.0% townhouses or apartments, preserving the area's low density nature and attracting space-seeking buyers.

With around 274 people per approval, Corowa Surrounds reflects a low-density area. According to the latest AreaSearch quarterly estimate, the area is projected to grow by 1,302 residents through to 2041. Construction maintains a reasonable pace with projected growth, but buyers may face increasing competition as population increases.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 20 projects that could affect the area. Notable ones include JBS Rivalea Corowa Grower Farm, Corowa Solar Farm, Corowa Battery, and Corowa Regional Saleyards Redevelopment Project. 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.

Employment performance in Corowa Surrounds has been broadly consistent with national averages

Corowa Surrounds has a balanced workforce with both white and blue collar jobs, particularly in manufacturing and industrial sectors. As of September 2025, the unemployment rate was 3.0%. Over the past year, there was an estimated employment growth of 0.6%.

In comparison to Rest of NSW's unemployment rate of 3.8%, Corowa Surrounds had a lower rate of 0.8% and workforce participation of 65.3% compared to Rest of NSW's 61.5%. According to Census responses, 13.6% of residents worked from home, potentially influenced by Covid-19 lockdown impacts. Employment is concentrated in agriculture, forestry & fishing (3.4 times the regional level), health care & social assistance (12.6%), and manufacturing. However, there appears to be limited local employment opportunities as indicated by the Census working population vs resident population count.

Between September 2024 and September 2025, employment increased by 0.6% while labour force increased by 1.5%, causing unemployment to rise by 0.9 percentage points. By contrast, Rest of NSW saw an employment decline of 0.5%, labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. National employment forecasts from Jobs and Skills Australia (May-25) project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Corowa Surrounds' employment mix suggests local employment should increase by 5.2% over five years and 11.6% over ten years, though this is a simple weighting extrapolation for illustrative purposes only.

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

The Corowa Surrounds SA2 had lower than average incomes nationally in financial year 2023. Its median income was $48,173 and the average was $55,397. For Rest of NSW, these figures were $52,390 and $65,215 respectively. By September 2025, estimated incomes would be approximately $52,441 (median) and $60,305 (average), based on an 8.86% Wage Price Index growth since financial year 2023. According to the 2021 Census, Corowa Surrounds' incomes ranked between the 17th and 21st percentiles nationally. The $1,500 - $2,999 earnings band captured 30.3% of its population (2,334 individuals), similar to regional levels at 29.9%. While income retention after housing costs was high at 88.2%, total disposable income ranked at the 21st percentile nationally.

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

In Corowa Surrounds, as per the latest Census evaluation, 92.2% of dwellings were houses, with the remaining 7.7% comprising semi-detached homes, apartments, and other dwelling types. This is compared to Non-Metro NSW's figures of 82.6% houses and 17.4% other dwellings. Home ownership in Corowa Surrounds stood at 48.8%, with mortgaged dwellings at 33.0% and rented ones at 18.2%. The median monthly mortgage repayment was $1,300, lower than Non-Metro NSW's average of $1,733. Median weekly rent in Corowa Surrounds was $265, compared to Non-Metro NSW's $330. Nationally, Corowa Surrounds' median monthly mortgage repayment is significantly lower at $1,863, and rents are substantially below the national figure of $375.

Corowa Surrounds has a typical household mix, with a lower-than-average median household size

Family households account for 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 make up the remaining 30.7%, with lone person households at 28.1% and group households comprising 2.6%. The median household size is 2.3 people, which is smaller than the Rest of NSW average of 2.4.

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

The area's university qualification rate is 13.0%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most common at 9.6%, followed by postgraduate qualifications (1.8%) and graduate diplomas (1.6%). Vocational credentials are prevalent, with 42.2% of residents aged 15+ holding them - advanced diplomas at 9.2% and certificates at 33.0%. Educational participation is high, with 26.8% of residents currently enrolled in formal education: 11.0% in primary, 7.6% in secondary, and 1.8% in tertiary education.

Educational participation is notably high, with 26.8% of residents currently enrolled in formal education. This includes 11.0% in primary education, 7.6% in secondary education, and 1.8% pursuing tertiary education.

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

Corowa Surrounds has 297 active public transport stops offering a mix of train and bus services. These are covered by 40 routes providing 377 weekly passenger trips in total. Transport accessibility is rated good with residents typically located 234 meters from the nearest stop. Most residents commute outward, with car being the dominant mode at 92% and 6% walking. Average vehicle ownership is 1.6 per dwelling. According to the 2021 Census, 13.6% of residents work from home, which may reflect COVID-19 conditions.

Service frequency averages 53 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.

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

Corowa Surrounds faces significant health challenges based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are somewhat prevalent across both younger and older age cohorts. The rate of private health cover is very low at approximately 47% of the total population (~3,651 people), compared to 51.9% across Rest of NSW and the national average of 55.7%.

The most common medical conditions are arthritis and asthma, impacting 12.7 and 8.9% of residents respectively. 60.0% of residents declare themselves completely clear of medical ailments, compared to 63.3% across Rest of NSW. The working-age population faces notable health challenges with elevated chronic condition rates. As of 2021, the area has 30.4% of residents aged 65 and over (2,343 people), which is higher than the 23.0% in Rest of NSW. Health outcomes among seniors present some challenges, with national rankings even higher than the general population.

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 showed lower cultural diversity, with 89.4% being citizens, 92.4% born in Australia, and 97.9% speaking English only at home. Christianity was the predominant religion, at 59.1%, compared to 55.9% regionally. Top ancestry groups were English (33.9%), Australian (32.0%), and Irish (10.9%).

Notably, Scottish ancestry was higher than regional averages, at 9.5% versus 8.0%. German ancestry was also slightly higher at 3.8%, compared to 3.1%. Korean ancestry showed a small divergence, with 0.2% locally versus 0.1% regionally.

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 well above the national average of 38. The age group of 65-74 years shows strong representation in Corowa Surrounds at 16.4%, compared to Rest of NSW's figure, whereas the 25-34 age group is less prevalent at 9.0%. This concentration of the 65-74 age group is significantly 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 the population in Corowa Surrounds. Conversely, the 55-64 age group has declined from 14.7% to 13.6%. Demographic modeling suggests that by 2041, Corowa Surrounds' age profile will change significantly. The 75-84 age cohort is projected to grow strongly, with an increase of 249 people (30%) from 824 to 1,074. Conversely, the number of people in the 15-24 age range is expected to decrease.