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 7,654 as of May 2026. From the 2021 Census, which recorded a population of 7,262, this reflects an increase of 392 people (5.4%). This growth is inferred from ABS's estimated resident population of 7,654 in June 2025 and an additional 145 validated new addresses since the Census date. The population density is around 1.7 persons per square kilometer. Corowa Surrounds' growth rate of 5.4% exceeded both its SA3 area (4.8%) and Rest of NSW, making it a notable growth leader in the region. Interstate migration contributed approximately 85.5% to this population increase.

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 from 2022 with a base year of 2021 are used. Growth rates by age group are applied to all areas for years 2032 to 2041. By 2041, based on the latest annual ERP population numbers, Corowa Surrounds is projected to expand by 1,399 persons, reflecting an overall increase of 18.3% over the 16-year period.

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

In the current financial year, $8.9 million in commercial approvals have been registered, reflecting the area's residential character. Compared to the Rest of NSW, Corowa Surrounds has shown comparable building activity per capita, contributing to market stability aligned with regional trends, although development activity has somewhat decreased recently. Recent construction primarily consists of standalone homes (97.0%) and townhouses or apartments (3.0%), preserving the area's low-density nature and attracting space-seeking buyers.

With around 274 people per approval, Corowa Surrounds maintains a low-density population. According to the latest AreaSearch quarterly estimate, the area is projected to grow by approximately 1,399 residents by 2041. Construction activity is expected to keep pace with this growth, although increasing competition among buyers may be anticipated as the population expands.

Corowa 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 20 projects that could impact the area. Notable ones include Corowa Solar Farm, JBS Rivalea Corowa Grower Farm, Corowa Battery, and Corowa Regional Saleyards Redevelopment Project. The following list details those most relevant.

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Despite maintaining a low unemployment rate of 3.1%, Corowa Surrounds has experienced recent job losses, resulting in a below average employment performance ranking when compared nationally

Corowa Surrounds has a balanced workforce with both white and blue collar jobs, notably in manufacturing and industrial sectors. Its unemployment rate is 3.1%. As of December 2025, 3868 residents are employed, with an unemployment rate of 2.1%, which is below Regional NSW's rate of 3.9%.

Workforce participation stands at 62.7%, slightly higher than Regional NSW's 60.5%. According to Census responses, 13.6% of residents work from home. Leading industries include agriculture, forestry & fishing (strongly specialized with an employment share 3.4 times the regional level), health care & social assistance (12.6%, compared to 16.9% regionally). Over the year to December 2025, labour force levels decreased by 1.9%, and employment fell by 2.8%, raising unemployment by 0.9 percentage points.

National employment forecasts from Jobs and Skills Australia (May-25) project a 6.6% increase over five years and 13.7% over ten years, with local growth estimated at 5.2% and 11.6% respectively, based on industry-specific projections applied to Corowa Surrounds' employment mix.

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

The median income among taxpayers in Corowa Surrounds SA2 was $48,173 in financial year 2023. The average income stood at $55,397 during the same period. These figures are lower than those for Regional NSW, which had 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, current estimates suggest the median income would be approximately $53,144 and the average income around $61,114 by March 2026. According to the 2021 Census, household, family, and personal incomes in Corowa Surrounds all fall between the 17th and 21st percentiles nationally. In this area, 30.3% of individuals earn between $1,500 and $2,999 annually, a proportion similar to regional levels at 29.9%. Despite modest housing costs allowing for 88.2% income retention, the total disposable income ranks at just 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 findings, 92.2% of dwellings were houses while 7.7% consisted of semi-detached homes, apartments, and other types. This contrasts with Regional NSW's figures of 82.6% houses and 17.4% other dwellings. Home ownership in Corowa Surrounds stood at 48.8%, with mortgaged properties making up 33.0% and rented dwellings comprising 18.2%. The median monthly mortgage repayment was $1,300, lower than Regional NSW's average of $1,733. The median weekly rent in Corowa Surrounds was recorded at $265, compared to Regional NSW's $330. Nationally, Corowa Surrounds' mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

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

Family households constitute 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 account for 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 Regional 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 the most common at 9.6%, followed by postgraduate qualifications (1.8%) and graduate diplomas (1.6%). Trade and technical skills are prevalent, with 42.2% of residents aged 15+ holding vocational credentials - advanced diplomas (9.2%) and certificates (33.0%). Educational participation is 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. Residents enjoy good transport accessibility, with an average distance of 234 meters to the nearest stop. The area is mainly residential, with most commuters traveling outward. Cars remain the primary mode of transport at 92%, while walking accounts for 6%. On average, there are 1.6 vehicles per dwelling.

According to the 2021 Census, 13.6% of residents work from home, which may be influenced by COVID-19 conditions. Service frequency averages 53 trips per day across all routes, equating to roughly one weekly trip per individual stop. A map accompanies this analysis, displaying the 100 nearest stops to the location's centerpoint.

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, as assessed by AreaSearch's analysis of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts. Private health cover is very low at approximately 47% of the total population (~3,627 people), compared to 51.9% in Regional NSW and a national average of 55.7%.

The most common medical conditions are arthritis and asthma, affecting 12.7 and 8.9% of residents respectively, while 60.0% claim to be completely clear of medical ailments, compared to 63.3% in Regional NSW. Working-age population health faces notable challenges with elevated chronic condition rates. The area has a higher proportion of seniors, with 31.0% of residents aged 65 and over (2,371 people), compared to 23.4% in Regional NSW. Health outcomes among seniors present some challenges, ranking even higher than the general population nationally.

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 index below average, with 89.4% of its population being Australian citizens, 92.4% born in Australia, and 97.9% speaking English only at home. Christianity was the predominant religion in Corowa Surrounds, comprising 59.1% of the population, compared to 55.9% across Regional NSW. The top three ancestry groups were English (33.9%), Australian (32.0%), and Irish (10.9%).

Notably, Scottish ancestry was overrepresented at 9.5%, compared to 8.0% regionally, as was German ancestry at 3.8% versus 3.1%. Korean ancestry showed a slight divergence with 0.2% in Corowa Surrounds compared to 0.1% regionally.

Corowa Surrounds ranks among the oldest 10% of areas nationwide

The median age of Corowa Surrounds is 50, which exceeds Regional NSW's figure of 43 and is also higher than the national average of 38. The percentage of people aged 65-74 in Corowa Surrounds is 16.9%, compared to Regional NSW, while those aged 15-24 make up 9.2%. This concentration of people aged 65-74 is higher than the national figure of 9.4%. According to the 2021 Census, the percentage of people aged 75 to 84 has increased from 9.3% to 10.7%, while the percentage of those aged 55 to 64 has decreased from 14.7% to 13.4%. By 2041, demographic modeling suggests significant changes in Corowa Surrounds' age profile. The number of people aged 75 to 84 is projected to grow by 279 (34%), from 818 to 1,098. Meanwhile, the number of those aged 15-24 is expected to remain unchanged at 2 people.