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, as of November 2025, is approximately 7,691, reflecting a growth of 429 people since the 2021 Census. This increase represents a 5.9% rise from the previous population count of 7,262. The change was 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 rate exceeded that of non-metro areas (5.1%) during this period, making it a regional growth leader. Interstate migration contributed approximately 82.6% of overall population gains recently.

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 years 2032 to 2041. Based on projected demographic shifts, the area is expected to have an above median population growth among Australia's non-metropolitan areas, with a projected increase of 1,499 persons to 2041, representing a 17.1% total increase over the 17-year period.

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

Corowa Surrounds averaged approximately 42 dwelling approvals annually over the past five financial years, culminating in a total of 213 homes. As of FY-26, 11 approvals have been recorded. Each year, an average of 2.3 new residents per dwelling was observed between FY-21 and FY-25, reflecting robust 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, indicating the area's residential character. Compared to Rest of NSW, Corowa Surrounds demonstrates comparable building activity per capita, contributing to market stability aligned with regional trends despite recent moderation in development activity. Recent construction consists of 97.0% standalone homes and 3.0% townhouses or apartments, preserving the area's low-density nature and attracting space-seeking buyers.

With approximately 274 people per approval, Corowa Surrounds maintains a low-density profile. By 2041, the area is projected to grow by 1,315 residents. Construction pace is currently reasonable, keeping up with projected growth, although increasing competition among buyers can be expected as 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 projects that could affect this region. Notable ones are Corowa Solar Farm, JBS Rivalea Corowa Grower Farm, Corowa Battery, and Corowa Regional Saleyards Redevelopment Project. The following list highlights those most relevant.

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

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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, notably in manufacturing and industrial sectors. Its unemployment rate was 2.9% as of June 2025.

Employment growth over the past year was estimated at 4.0%. There are 3,943 residents currently employed, with an unemployment rate of 0.8% lower than Rest of NSW's 3.7%. Workforce participation is somewhat lower (52.7%) compared to Rest of NSW's 56.4%. Resident employment is concentrated in agriculture, forestry & fishing, health care & social assistance, and manufacturing.

The area has a significant specialization in agriculture, forestry & fishing with an employment share 3.4 times the regional level. However, health care & social assistance has limited presence at 12.6% compared to the regional average of 16.9%. Employment opportunities locally may be limited as indicated by Census data comparing working population and resident population. Over the year to June 2025, 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 contrast, Rest of NSW saw an employment decline of 0.1% with labour force growth of 0.3% and a similar increase in unemployment rate. Jobs and Skills Australia's national employment forecasts from May 2025 project national employment growth of 6.6% over five years and 13.7% over ten years, but growth rates vary significantly between sectors. Applying these projections to Corowa Surrounds' employment mix suggests local growth of approximately 5.2% over five years and 11.6% over ten years.

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. This compares to figures for Rest of NSW's median income of $49,459 and average income of $62,998 respectively. By September 2025, estimates suggest Corowa Surrounds' median income would be approximately $51,678 and the average income around $59,988, based on a Wage Price Index growth of 12.61% since financial year 2022. According to 2021 Census figures, household, family and personal incomes in Corowa Surrounds fall between the 17th and 21st percentiles nationally. The $1,500 - 2,999 earnings band captures 30.3% of the community (2,330 individuals), consistent with broader trends across regional levels showing 29.9% in the same category. Housing costs are modest, with 88.2% of income retained, but total disposable income ranks at just 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. In comparison, Non-Metro NSW had 89.8% houses and 10.2% other dwellings. Home ownership in Corowa Surrounds was 48.8%, with the rest being mortgaged (33.0%) or rented (18.2%). The median monthly mortgage repayment in the area 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, Corowa Surrounds' mortgage repayments were lower at $1,300 versus 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 fairly typical median household size

Family households account for 69.3% of all households, including 24.5% that are couples with children, 36.6% that are couples without children, and 7.8% that are 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% of the total. The median household size is 2.3 people, which matches the average for the Rest of NSW.

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%. 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 (1.8%) and graduate diplomas (1.6%). Trade and technical skills are prominent, 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. 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 (4.1 places per 100 residents vs 9.4 regionally), 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 services. There are 44 individual routes serving these stops, providing a total of 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 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 (~3,591 people), compared to the national average of 55.3%.

The most common medical conditions are arthritis (affecting 12.7% of residents) and asthma (8.9%), while 60.0% report no medical ailments, slightly lower than the Rest of NSW's 60.6%. The area has a higher proportion of seniors aged 65 and over at 30.4% (2,339 people). Despite this, health outcomes among seniors are better than those of 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 had a cultural diversity below average, with 89.4% of its population being citizens, 92.4% born in Australia, and 97.9% speaking English only at home. Christianity was the main religion in Corowa Surrounds, making up 59.1%. This is slightly higher than the 58.1% average across Rest of 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 9.2% regionally. Similarly, German ancestry was at 3.8%, higher than the regional average of 3.0%. Korean ancestry, however, was notably low at 0.2%, contrasting with the regional average of 0.0%.

Corowa Surrounds ranks among the oldest 10% of areas nationwide

Corowa Surrounds has a median age of 50, which is higher than the Rest of NSW figure of 43 and above the national average of 38. The age group of 65-74 years old constitutes 16.4% of Corowa Surrounds' population, compared to 9.0% for the 25-34 cohort. This is higher than the Rest of NSW figure of 14.4%. According to the 2021 Census, the age group of 75 to 84 years old has grown from 9.3% to 10.7%, while the 55 to 64 cohort has declined from 14.7% to 13.6%. By 2041, demographic modeling projects that the age group of 75 to 84 will grow by 251 people (31%), from 822 to 1,074. Conversely, the number of individuals in the 15-24 age range is expected to decrease.