Area profile · Rest of NSW
Corowa Surrounds has an estimated 7,710 residents, up 6.2% since the 2021 Census, with 105 projects tracked in the area around Corowa Surrounds.
Updated 14 Oct 2026.
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The Corowa Surrounds Statistical Area (Lv2) is located 244 kilometres north-northeast from Melbourne CBD. Based on AreaSearch's analysis, its population is around 7,710 as of Aug 2026, an increase of 448 people (6.2%) since the 2021 Census count of 7,262 people. This change is inferred from the ABS estimated resident population (ERP) of 7,654 as of June 2025 and 301 validated new addresses since the Census date.
The area is characterised by strong outright home ownership, above-average children per family, and notable retirement-aged, 75 to 84yo and manufacturing employment representation. Residents include a high proportion of older australians, largely couples without children. The area has lower education and lower-quartile income levels, alongside moderate population expansion. Its rural landscapes include vineyards and lush greenery, with outdoor activities such as golfing, boating, fishing and walking trails. The region is also known for its winemaking heritage, wineries and cellar doors, as well as community hospitality, regional events and dining experiences.
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01Profile
The analysis, national rankings and who lives there.
The Corowa Surrounds Statistical Area (Lv2) is located 244 kilometres north-northeast from Melbourne CBD. Based on AreaSearch's analysis, its population is around 7,710 as of Aug 2026, an increase of 448 people (6.2%) since the 2021 Census count of 7,262 people. This change is inferred from the ABS estimated resident population (ERP) of 7,654 as of June 2025 and 301 validated new addresses since the Census date.
The area is characterised by strong outright home ownership, above-average children per family, and notable retirement-aged, 75 to 84yo and manufacturing employment representation. Residents include a high proportion of older australians, largely couples without children. The area has lower education and lower-quartile income levels, alongside moderate population expansion. Its rural landscapes include vineyards and lush greenery, with outdoor activities such as golfing, boating, fishing and walking trails. The region is also known for its winemaking heritage, wineries and cellar doors, as well as community hospitality, regional events and dining experiences.
Estimated resident population by year (ABS, not Census counts): 6,318 in 2001 and 7,654 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 7,710 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 65 to 74, 17.1%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 30.3%.
Corowa Surrounds ranks in the 72nd percentile nationally for sales activity and the 65th for population growth.
Each bar and spoke is a national percentile; the dashed ring is the typical area. 99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better. Orange marks the top three measures where a higher percentile is better; not Age, Housing or Housing Cost.
02Market and pipeline
Rents, sale prices and what is being built.
The median rent in Corowa Surrounds is $473 a week, up 14.1% over 12 months to Jun 2026 and 18% below Regional NSW. The gross rental yield across all dwellings is 4.2%.
18% below Regional NSW on median weekly rent
Median weekly rent by year, lodged bonds. Units: $204 in 2017, $309 in 2024. The latest is to Jun 2026.
Some rents are estimated from nearby areas.
Yield is indicative: rents and sales come from different property pools.
| Address | Sale price | Settled | Address type |
|---|---|---|---|
| 2/31 Inglis Street, Mulwala NSW 2647 | $480,000 | 21 Oct 2026 | Unit |
| 133 Clarke Street, Howlong NSW 2643 | $720,000 | 20 Oct 2026 | Street address |
| 2/56 Russell Street, Howlong NSW 2643 | $520,000 | 20 Oct 2026 | Unit |
| 21 Damian Crescent, Mulwala NSW 2647 | $935,000 | 19 Oct 2026 | Street address |
| 189 Kennedy Street, Howlong NSW 2643 | $230,000 | 9 Oct 2026 | Street address |
| 175 Golf Club Drive, Howlong NSW 2643 | $699,000 | 6 Oct 2026 | Street address |
| 11 Ghost Gum Court, Mulwala NSW 2647 | $1,050,000 | 2 Oct 2026 | Street address |
| 1/56 Russell Street, Howlong NSW 2643 | $515,000 | 21 Sep 2026 | Unit |
| 91 Corowa Road, Mulwala NSW 2647 | $2,500,000 | 18 Sep 2026 | Street address |
| 6 Cassar Court, Mulwala NSW 2647 | $655,000 | 18 Sep 2026 | Street address |
The 10 most recent of the 39 residential sales recorded since 30 Jun 2026 (the latest settled 21 Oct 2026), newest first. The median of these 39, houses and units together, was $605,000 (a different set from the medians above). Source: NSW Valuer General / AreaSearch, to October 2026. Commercial, vacant land and nominal sales are left out. Unit means the address has a unit number; a street address has none.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median rent | $473 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent over 12 months | +14.1% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, all dwellings | 4.2% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median house price | $670k | Contract-date median, 2026 to date | |
| Median unit price | $430k | Contract-date median, 2026 to date |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median price, latest residential sales | $605,000 | Median of the 39 most recent residential sales, settled 30 Jun 2026 to 21 Oct 2026, NSW Valuer General / AreaSearch | |
| Median rent, houses | $495 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for houses over 12 months | +4.2% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, houses | 4.0% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median rent, Upper Murray exc. Albury | $465 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Upper Murray exc. Albury, over 12 months | +8.9% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Murray | $492 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Murray, over 12 months | +7.1% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Regional NSW | $580 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Regional NSW, over 12 months | +6.6% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, NSW | $715 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, NSW, over 12 months | +5.6% | Rental bond lodgements, median for the 12 months to Jun 2026 |
See the development applications we track, then draw your own catchment and map retailers, health, schools and more.
Status of the 206 tracked applications: 69 approved, 15 under assessment, 122 other (refused, withdrawn or no status).
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AreaSearch tracks 105 projects in and around Corowa Surrounds, 24 of them under construction.
A proposed 100 MW / 200 MWh Battery Energy Storage System (BESS) on a 2-3 hectare site adjacent to the existing Essential Energy Corowa Substation on Wiradjuri country.
JBS Pork Australia (formerly Rivalea) is investing over $400 million to modernise pork farming operations across the Federation Council area in NSW. The Corowa Grower Farm (Redlands Road) is the existing site being upgraded, while new purpose-built breeding facilities are proposed at Rosewood Park near Mulwala, One Tree Lane near Lowesdale, and Huddans.
A 39 MW ground-mounted solar PV project over 92 hectares, expected to power 13,000 households and offset 59,000 tons of CO2 emissions annually. The project features a single axis tracking system and connects to the grid via Essential Energy's substation.
The redevelopment includes a 23,662 square metre roof over livestock pens, a new office building, an expanded truck wash for biosecurity, and other operational improvements to protect stock and enhance welfare, positioning it as a premier sheep selling centre with training opportunities.
Proposed Stage 2 expansion of The Sebel Yarrawonga, a 4.5-star luxury hotel and serviced apartment resort on the shores of Lake Mulwala within the Silverwoods Golf and Lifestyle Resort. The original Stage 1 (63 rooms and apartments) opened in November 2020 and has since won multiple awards including the World Luxury Hotel Awards and UDIA accolades.
Multi-stage Moira Shire Council precinct. Stage 1 is a new state-of-the-art library with community meeting spaces, a gallery and foyer, and a cafe with commercial kitchen, under construction next to the historic Town Hall. Stage 2 is the refurbishment of the Yarrawonga Town Hall, currently in planning with a Future Use Advisory Group.
State-of-the-art STEM learning facility featuring modern science laboratories, technology workshops, robotics lab, and collaborative learning spaces. Building includes renewable energy systems and will serve as a regional centre of excellence for STEM education.
A $25 million retail development located in Kaiela Business Park, anchored by a 3,692sqm Coles Supermarket and a 200sqm Liquorland. The project includes 260 car spaces with electric vehicle charging and specialty retail tenancies ranging from 103sqm to 178sqm. The project is set to open in July 2026.
A 196ha masterplanned residential and commercial estate on the east side of Yarrawonga, Victoria, near Lake Mulwala. Glanmire Park is being delivered in more than 12 stages with over 750 lots planned, a central park with wetlands and walking trails, and a separately planned retirement living precinct.
A $10.9 million state-of-the-art operating theatre suite at Yarrawonga Hospital, delivered via the Regional Health Infrastructure Fund. The facility includes a modern operating theatre, two pre-operative treatment spaces, six recovery bays, and dedicated areas for sterilising equipment.
The Yarrawonga Multisport Stadium is an inclusive, modern facility being built at the Victoria Park precinct, featuring a two-court indoor stadium, multipurpose rooms, a cafe, meeting spaces, and accessible amenities.
Planning for a new bridge across Lake Mulwala to replace the aging 1924 crossing connecting Yarrawonga and Mulwala[cite: 1]. The Green route alignment alongside the existing railway corridor has been confirmed as the preferred route[cite: 1].
Images marked AI impression are illustrative only and not photographs of the project; follow the project links for actual imagery. Original imagery? Contact us.
Estimated completion year of the 54 projects in and around the area that are not yet completed and have one: 2025 2, 2026 18, 2027 17, 2028 8, 2029 1, 2030 4, 2031 0, 2032 1, 2033 0, 2034 0, 2035 3. 20 have no completion year.
AreaSearch has tracked 206 substantial development applications lodged in and around Corowa Surrounds over the past 5 years, 157 in the last 12 months; 15 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2022 11, 2023 12, 2024 19, 2025 9, 2026 (to Nov) 155.
Key application 4500 Riverina Highway, Howlong Aged Care | $10.0m | 173 dwellings Under Assessment
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 206 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Tracked, last 12 months | 157 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 5.2 per 1,000 people | ABS building approvals | 63rd percentile nationally |
| Average approvals a year | 38 | ABS building approvals | 50th percentile nationally |
| Applications approved | 69 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Applications under assessment | 15 | Tracked by AreaSearch, in and around the area, last 5 years |
Key infrastructure and planning changes likely to influence the Corowa Surrounds SA2 include: Corowa Battery Energy Storage System (Under Assessment); JBS Rivalea Corowa Grower Farm (Under Assessment); Corowa Regional Saleyards Redevelopment Project (Completed); The Sebel Yarrawonga (Silverwoods Resort) - Stage 2 Expansion (Proposed); and Yarrawonga Village (Construction). These projects represent significant developments that will shape the area's future infrastructure landscape.
Infrastructure development impacting the Corowa Surrounds SA2 spans multiple sectors including Health & Medical, Energy, and Agriculture & Rural Development, among others.
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On AreaSearch's development drivers ranking, recent residential development output has been above average within Corowa Surrounds when compared nationally.
Dwelling approval activity in the Corowa Surrounds SA2 area has seen 67 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Corowa Surrounds SA2's current population of 7,710 has been supported by 38 approvals on average over recent years.
The Corowa Surrounds SA2 has seen 5.2 approvals per 1,000 people in recent years, compared to 5.7 approvals in Regional NSW. This means that one dwelling has been approved for every 226 people in the Corowa Surrounds SA2, compared to one for every 183 in Regional NSW.
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Looking at development activity over the past five years, the Corowa Surrounds SA2's approval levels have been below the yearly average of 38, indicating a recent decline in approval activity.
Over the past five years, the population in the Corowa Surrounds SA2 has grown by approximately 541 people, while 188 residential approvals were recorded. This equates to a ratio of 2.9 people added for each new dwelling approval. This indicates solid population growth supported by housing development activity.
03People
Population, age, income, work, education and more.
99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better.
Population growth drivers in Corowa Surrounds are above average based on AreaSearch's ranking of recent, and medium to long-term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 7,710 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +6.2% | AreaSearch estimate, Aug 2026, against the 2021 Census | 47th percentile nationally |
| Population density | 2 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 10th percentile nationally |
| Average yearly growth, 2020 to 2025 | +1.5% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | +1.2% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 7,262 | 2021 Census | |
| Residents added since the 2021 Census | 448 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +1.6% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +2.0% | ABS estimated resident population series to June 2025 | |
| Land area | 4,495.16 km² | AreaSearch boundary analysis |
Total population for the Corowa Surrounds SA2 was estimated to be approximately 7,710 as at Aug 2026. This is based upon an estimated resident population of 7,654 from the ABS up to June 2025.
The corowa surrounds sa2 has added approximately 448 people and shown a 6.17% increase from the 7,262 people recorded at the 2021 Census period.
The population density in the Corowa Surrounds SA2 is estimated at 1 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the Corowa Surrounds SA2 has shown a compound annual growth rate of 1.2% per annum.
Population growth in the Corowa Surrounds SA2 is driven by: Interstate migration (85.5%), Overseas migration (14.5%), Natural increase (0.0%). The primary driver is Interstate migration, contributing 85.5% of overall population gains.
Corowa Surrounds ranks among the oldest 10% of areas nationwide.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 50 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 91st percentile nationally |
| Aged 65 and over | 31.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 16.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 18.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 42.4% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age at the 2021 Census | 50 years | 2021 Census | |
| Aged 0 to 4 | 5.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 11.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 9.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 8.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 9.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 10.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 13.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 17.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 11.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 3.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the Corowa Surrounds SA2 at 50 years as at August 2026. That is in line with the 2021 Census figure of 50 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 50 years as at August 2026, Corowa Surrounds is 7 years older than the Regional NSW 2021 Census average (43 years) and 12 years older than the national Census average (38 years).
On AreaSearch estimates updated to August 2026, the most over-represented age group in the Corowa Surrounds SA2 compared to the Regional NSW region is the 65 - 74 group, making up 17.1% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the Corowa Surrounds SA2 compared to the Regional NSW region is the 25 - 34 group, making up 8.9% of the population.
Yes, certain age groups in the Corowa Surrounds SA2 show significant variance compared to Regional NSW. The most over-represented age group is 65-74 year-olds (17.1% vs 12.3%).
AreaSearch estimates children aged 0-14 years at 16.5% of the population in the Corowa Surrounds SA2 as at August 2026.
AreaSearch estimates people aged 65 and over at 31.6% of the population in the Corowa Surrounds SA2 as at August 2026.
Income figures position the area below 84% of locations analysed nationally by AreaSearch.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $50,738 a year | ATO FY-24, annual | 17th percentile nationally |
| Average taxable income | $59,746 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $1,248 | 2021 Census, weekly | 17th percentile nationally |
| Census personal income / week | $662 | 2021 Census, weekly | 21st percentile nationally |
| High-income households | 12.0% | 2021 Census | |
| Census family income / week | $1,640 | 2021 Census, weekly | |
| Low-income households | 33.7% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Corowa Surrounds SA2 is approximately $53,975. The official ATO data from FY-24 recorded a median of $50,738.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Corowa Surrounds SA2 is approximately $63,558. The official ATO data from FY-24 recorded an average of $59,746.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Corowa Surrounds SA2 is approximately $53,975 compared to $59,289 in Regional NSW. The official ATO data from FY-24 shows $50,738 and $55,733 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Corowa Surrounds SA2 is approximately $63,558 compared to $73,521 in Regional NSW. The official ATO data from FY-24 shows $59,746 and $69,112 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the Corowa Surrounds SA2's households (~30.3% / 848 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the Corowa Surrounds SA2 is the $1,500 - 2,999 group, representing about 30.3% of households. In comparison, Regional NSW's largest household income cohort is the $1,500 - 2,999 group, representing 29.9% of its households, according to the 2021 Census.
The 2021 Census data indicates that the median household income in the Corowa Surrounds SA2 is $1,248/wk.
According to the 2021 Census, the median family income in the Corowa Surrounds SA2 is $1,640/wk.
The 2021 Census shows that the median personal income in the Corowa Surrounds SA2 is $662/wk.
As per AreaSearch's latest postcode level ATO data released for FY-24, the Corowa Surrounds SA2's median income among taxpayers is $50,738, with an average of $59,746. This is below the national average, and compares to Regional NSW's median of $55,733 and average of $69,112. Based on Wage Price Index growth of 6.38% since FY-24, current estimates would be approximately $53,975 (median) and $63,558 (average) as of June 2026.
The estimated disposable income in the Corowa Surrounds SA2 is $4,771 per year according to AreaSearch analysis.
The corowa surrounds sa2's disposable income is $4,771 compared to $5,252 for Regional NSW, based on AreaSearch analysis.
While Corowa Surrounds retains a healthy unemployment rate of 3.9%, recent employment declines have impacted its national performance ranking.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 3.9% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 61.5% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 3,711 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 7,284 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 3,862 | ABS and DEWR labour data, compiled by AreaSearch |
As of June 2026, the Corowa Surrounds SA2 has approximately 3,711 employed residents with an unemployment rate of 3.9%. This healthy unemployment rate suggests a well-functioning labour market. Employment indicators are below the national average, suggesting room for improvement, though the very low unemployment rate of 3.9% indicates the ranking primarily reflects recent job losses rather than underlying labor market weakness.
As of June 2026, the unemployment rate in the Corowa Surrounds SA2 stands at 3.9%, which is broadly in line with Regional NSW's rate of 4.1%. For comparison, the national unemployment rate is 4.2%.
The employment landscape in the Corowa Surrounds SA2 is dominated by several key sectors. The largest employers are agriculture, forestry & fishing (18.1% of employment), health care & social assistance (12.6%), and manufacturing (11.8%). Other significant employers include construction and retail trade.
Over the past year to June 2026, the Corowa Surrounds SA2 has experienced a decline in employment, with total jobs decreasing while the labour force decreased. As a result, the unemployment rate has risen. By comparison, Regional NSW saw employment decreased and its unemployment rate rose.
The workforce participation rate in the Corowa Surrounds SA2 is 61.5%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate leading the Regional NSW average of 60.6%, showing similar workforce dynamics to Regional NSW.
The corowa surrounds sa2 shows notable specialisation in agriculture, forestry & fishing, which employs 18.1% of the local workforce compared to 5.3% across Regional NSW. With a local vs regional employment ratio of 3.4, this represents a significant industry cluster that likely serves markets beyond the local area. The area also shows above-average employment in 2 other sectors, contributing to a distinctive economic profile.
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The corowa surrounds sa2's employment market shows below-average performance in national comparisons. While employment opportunities exist, the area faces more challenges than many other regions. However, the low unemployment rate of 3.9% suggests the ranking is driven by recent job losses rather than structural weakness. Recent job advertisement trends show the broader employment region experienced 2.0% growth, ranking 18th out of 37 regions nationally.
Corowa Surrounds faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 9.6% | 2021 Census | 12th percentile nationally |
| Postgraduate qualifications | 1.8% | 2021 Census | 13th percentile nationally |
| University qualifications | 13.0% | 2021 Census | |
| Vocational qualifications | 33.0% | 2021 Census | 88th percentile nationally |
| Graduate diploma or certificate | 1.6% | 2021 Census | 20th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 9.2% | 2021 Census | 21st percentile nationally |
| No post-school qualification | 44.8% | 2021 Census | |
| Residents attending an educational institution | 26.8% | 2021 Census | |
| Residents attending university or other higher education | 1.8% | 2021 Census | 8th percentile nationally |
| Residents attending primary school | 11.0% | 2021 Census | 66th percentile nationally |
| Residents attending secondary school | 7.6% | 2021 Census | 39th percentile nationally |
13.0% of people aged 15 and over in the Corowa Surrounds SA2 have university qualifications, compared to 21.3% in Regional NSW.
44.8% of people aged 15 and over in the Corowa Surrounds SA2 have no formal qualifications, compared to 39.1% in Regional NSW.
The corowa surrounds sa2 ranks in the 14th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the Corowa Surrounds SA2 are: Certificate (33.0%), Bachelor Degree (9.6%), Advanced Diploma (9.2%).
26.8% of the population in the Corowa Surrounds SA2 is currently engaged in formal education, including 11.0% in primary school, 7.6% in secondary school, 1.8% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Corowa Surrounds SA2 is 940, indicating below-average socio-educational advantage compared to the national average of 1000.
There are 6 schools within the Corowa Surrounds SA2, with a combined enrollment of approximately 318 students.
The corowa surrounds sa2 includes 5 primary schools, 1 combined school.
Corowa Surrounds features high concentrations of couples without children but relatively few single parent families, with a smaller average household size than Regional NSW.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 2.3 people | 2021 Census | 25th percentile nationally |
| Lone-person households | 28.1% | 2021 Census | 63rd percentile nationally |
| Couples with children | 24.5% | 2021 Census | 29th percentile nationally |
| Couples without children | 36.6% | 2021 Census | 94th percentile nationally |
| One-parent families | 7.8% | 2021 Census | 17th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 2.6% | 2021 Census | 43rd percentile nationally |
| Households at the 2021 Census | 2,799 | 2021 Census | |
| Estimated households | 2,972 | AreaSearch estimate, Aug 2026 | |
| Family households | 69.3% | 2021 Census | 42nd percentile nationally |
| Average children per family | 2.1 per family | 2021 Census | 95th percentile nationally |
As of the 2021 Census, the Corowa Surrounds SA2 had 2,799 households. Based on population growth patterns, this has grown by approximately 6.2% to an estimated 2,972 households today.
The average household size in the Corowa Surrounds SA2 is 2.3 people. This compares to 2.4 in Regional NSW and reflects the area's household composition mix.
Family households dominate at 69.3% of all households. Non-family households consist of lone person households (28.1%), group households (2.6%), and other household types (0.0%).
Of the 1,940 family households, couples with children account for 24.5% of all households, couples without children at home 36.6%, and single parent families 7.8%. This mix shapes local demand for schools, family services, and housing types.
Compared to Regional NSW, the Corowa Surrounds SA2 shows distinct household patterns. This family-oriented profile influences local demand for family homes, schools, and children's services.
Families in the Corowa Surrounds SA2 have an average of 2.1 children, slightly above the Regional NSW average of 1.8. This influences local demand for child-related services and larger family homes.
Marriage patterns reveal 52.1% of the adult population are currently married, while 26.7% have never married. This compares to 45.6% married and 34.3% never married across Regional NSW.
Single-person households represent 28.1% of all households in the Corowa Surrounds SA2, similar to the average for Regional NSW of 27.9%. This affects demand for smaller dwellings and single-person accommodation.
Group households (unrelated people sharing) account for 2.6% of households, below the Regional NSW average of 3.3%. This lower rate suggests less student or young professional shared accommodation.
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.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 7.6% | 2021 Census | 6th percentile nationally |
| Speak another language at home | 2.1% | 2021 Census | 4th percentile nationally |
| English only at home | 97.9% | 2021 Census | 95th percentile nationally |
| Australian citizens | 89.4% | 2021 Census | 71st percentile nationally |
| Born in Australia | 92.4% | 2021 Census | 94th percentile nationally |
| Aboriginal and Torres Strait Islander residents | 1.5% | 2021 Census | 52nd percentile nationally |
Corowa Surrounds was found to be below average in terms of cultural diversity, with 89.4% of its population being citizens, 92.4% born in Australia, and 97.9% speaking English only at home.
The main religion in Corowa Surrounds was found to be Christianity, which makes up 59.1% of people in Corowa Surrounds. This compares to 55.9% across Regional NSW.
In terms of ancestry (country of birth of parents), the top three represented groups in Corowa Surrounds are English, comprising 33.9% of the population, Australian, comprising 32.0% of the population, and Irish, comprising 10.9% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is notably overrepresented at 9.5% of Corowa Surrounds (vs 8.0% across Regional NSW), German at 3.8% (vs 3.1%) and Korean at 0.2% (vs 0.1%).
7.6% of the Corowa Surrounds SA2 population was born overseas, compared to 13.0% across Regional NSW.
2.1% of the population in the Corowa Surrounds SA2 speaks a language other than English at home, compared to 7.1% in Regional NSW.
1.5% of the Corowa Surrounds SA2 population identifies as Australian Aboriginal, compared to 4.6% in Regional NSW.
89.4% of the Corowa Surrounds SA2 population holds citizenship, compared to 89.2% in Regional NSW.
04Place
Housing, health, transport, local services and the reports on them.
Corowa Surrounds is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 18.2% | 2021 Census | 20th percentile nationally |
| Owned outright | 48.8% | 2021 Census | 89th percentile nationally |
| Detached houses | 92.2% | 2021 Census | 69th percentile nationally |
| Median mortgage repayment | $1,300 a month | 2021 Census, monthly | 18th percentile nationally |
| Owned with a mortgage | 33.0% | 2021 Census | 42nd percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 6.4% | 2021 Census | 41st percentile nationally |
| Median weekly rent paid, 2021 Census | $265 | 2021 Census, weekly | 17th percentile nationally |
| Median rent as a share of median household income | 21.2% | 2021 Census, ratio calculated by AreaSearch | 55th percentile nationally |
| Median mortgage repayment as a share of household income | 24.0% | 2021 Census, ratio calculated by AreaSearch | 49th percentile nationally |
| People per bedroom | 0.7 per bedroom | 2021 Census | 12th percentile nationally |
In the Corowa Surrounds SA2, 48.8% of homes are owned outright, 33.0% are owned with a mortgage, and 18.2% are rented.
According to the latest data, 92.2% of dwellings in the Corowa Surrounds SA2 are houses.
In the Corowa Surrounds SA2, 0.7% of dwellings are apartments or units, with an additional 6.4% being semi-detached dwellings.
Outright home ownership in the Corowa Surrounds SA2 stands at 48.8%, compared to 39.6% in Regional NSW.
The median monthly mortgage repayment in the Corowa Surrounds SA2 is $1,300, compared to $1,733 in Regional NSW.
The aggregate monthly housing cost in the Corowa Surrounds SA2 is $637, which represents the average monthly cost across all housing types.
In the Corowa Surrounds SA2, households with mortgages typically spend 24.0% of their income on mortgage repayments, while renters spend 21.2% of their income on rent.
The average persons per bedroom ratio in the Corowa Surrounds SA2 is 0.7, indicating the level of household density.
Housing affordability in the Corowa Surrounds SA2 shows mortgage holders spending 24.0% of income on repayments (vs 27.9% in Regional NSW), while renters spend 21.2% of income on rent (vs 23.0% in Regional NSW).
The dwelling mix in the Corowa Surrounds SA2 consists of 92.2% detached houses, 6.4% semi-detached dwellings, 0.7% apartments, and 0.6% other dwelling types.
Housing in Corowa Surrounds consumes approximately 11.8% of median household income ($5,404 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
Recent development applications in Corowa Surrounds show attached dwellings contributing 3% of approvals compared to 8% of existing stock, while detached houses represent 97% of applications versus 92% of current dwellings. This suggests development patterns consistent with existing housing mix. The area shows minimal growth in housing density compared to other Australian locations.
Health performance in Corowa Surrounds is lower than the national average with common health conditions somewhat prevalent across both younger and older age cohorts.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Private health cover | 47.8% | ATO FY 2024, private health cover | 13th percentile nationally |
| No long-term health condition | 60.0% | 2021 Census | 9th percentile nationally |
| Need help with daily activities | 6.7% | 2021 Census | 72nd percentile nationally |
| No long-term health condition, under 65 | 71.3% | 2021 Census | 17th percentile nationally |
| Three or more long-term health conditions, under 65 | 2.2% | 2021 Census | 81st percentile nationally |
Around 47.8% of people in the Corowa Surrounds SA2 are covered by private health insurance, which compares to 52.2% in Regional NSW.
In the Corowa Surrounds SA2, 6.7% of the population is identified as requiring ongoing medical assistance. By comparison, 6.8% of people in Regional NSW require similar assistance.
8.9% of people in the Corowa Surrounds SA2 are diagnosed with asthma. In comparison, 8.4% of the population across Regional NSW is affected by asthma.
Diabetes affects 5.3% of the Corowa Surrounds SA2 population, while in Regional NSW, 4.7% of people are diagnosed with diabetes.
5.4% of people in the Corowa Surrounds SA2 have heart disease. Across Regional NSW,4.4% of the population is affected by heart disease.
In the Corowa Surrounds SA2, 47.8% of the population are estimated to have private health insurance. Comparatively, Regional NSW sees an estimated private health coverage rate of 52.2%.
Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Transport access | 37 out of 100 | AreaSearch transport analysis of timetable data | 37th percentile nationally |
| Public transport stops | 297 | Public transport timetable (GTFS) data, compiled by AreaSearch | 96th percentile nationally |
| Weekly public transport trips | 384 | Public transport timetable (GTFS) data, compiled by AreaSearch | 21st percentile nationally |
| People per public transport stop | 26 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 40 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.6 per dwelling | 2021 Census | |
| Working residents who worked from home | 13.6% | 2021 Census, taken during COVID-19 restrictions |
There are 297 public transport stops within the Corowa Surrounds SA2.
The Corowa Surrounds SA2 has 384 weekly trips across 40 routes, averaging 54 trips per day.
On average, residential properties are 235 metres from the nearest transport stop.
From the typical resident, the nearest school is 3.1 km away and the nearest pharmacy 5.7 km.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 297 stops nearby, 384 weekly trips, access rating 37 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 26 out of 100 | AreaSearch proximity analysis | 26th percentile nationally |
| Nearest school | 3.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest pharmacy | 5.7 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest supermarket | 6.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest GP | 6.5 km | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest child care | 7.3 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 10.3 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 15.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 17.8 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 23.6 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 45.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 51.6 km | AreaSearch proximity analysis, from the typical resident |
Sector reports that go deeper on these services: child care, medical, retail, aged care and specialist disability accommodation (SDA). There is 1 long day care centre with 78 places in Corowa Surrounds, about 4.9 children aged 0-4 per place.
Short silent previews of sample pages. Sector reports are ordered for a catchment you draw, not for the suburb as a whole.
05Reports and tools
Order a report and find more tools.
An area report on Corowa Surrounds is built to order and emailed to you.
Ordered reports
The other sector reports are ordered on a custom catchment: draw your own area to add them. The order window shows the estimate before you place the order.
Order a reportShort silent previews of sample pages. Base and Child Care can be ordered for Corowa Surrounds.
06About this profile
Where the figures come from, downloads and nearby areas.
On AreaSearch's development drivers ranking, recent residential development output has been above average within Corowa Surrounds when compared nationally.
Corowa Surrounds has moderate levels of nearby infrastructure activity, ranking in the top 39% nationally.
No headline figures are reported for this area.
Corowa Surrounds's affordable property market has recorded 231 sales in the 12 months to September 2026, comprising 72% residential, 13% commercial and 15% vacant land transactions.
Population growth drivers in Corowa Surrounds are above average based on AreaSearch's ranking of recent, and medium to long-term trends.
Corowa Surrounds ranks among the oldest 10% of areas nationwide.
Income figures position the area below 84% of locations analysed nationally by AreaSearch.
While Corowa Surrounds retains a healthy unemployment rate of 3.9%, recent employment declines have impacted its national performance ranking.
Corowa Surrounds faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally.
Corowa Surrounds features high concentrations of couples without children but relatively few single parent families, with a smaller average household size than Regional NSW.
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 is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
Health performance in Corowa Surrounds is lower than the national average with common health conditions somewhat prevalent across both younger and older age cohorts.
Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
Amenity provision was found to be below the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Corowa Surrounds has an estimated 7,710 residents, up 6.2% since the 2021 Census, with 105 projects tracked in the area around Corowa Surrounds.
Latest estimate as at Aug 2026; other figures from the 2021 Census, ATO FY-24 and AreaSearch estimates where labelled. Updated 14 Oct 2026.
Sources: ABS Census 2021, ABS estimated resident population, ATO taxation statistics, state rental bonds and property sales records where published, and AreaSearch analysis for Corowa Surrounds.
Data currency
Refreshed . Sales to Oct 2026, rents to Jun 2026, population and age estimated to Aug 2026 and taxable income FY 2024. Housing and cultural diversity are from the 2021 Census (next update with the 2026 Census results).
Infrastructure projects and development applications also include sites in the surrounding area, and are labelled as such. Other sections were compiled 14 Oct 2026 from sources that update on their own cycles; "See the evidence" lists each source and its cycle.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (for example census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb or locality names (postal-style areas) and may use different geographic boundaries. For a complete picture, consider both boundary types where available.
Main sources: ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (109031181). QuickStats reports 2021 only; the figures on this page are more current wherever the ledger shows a later date.
This page uses ABS Statistical Area Level 2 (SA2) boundaries for statistical reporting (for example census and ERP). SA2 areas can differ materially from Suburbs and Localities (SAL) boundaries, even when they share similar names, because they are defined for different purposes and often use different geographic boundaries.
AreaSearch compiles this page from official and industry sources, including ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia, then calculates statistics for the boundary shown, and ranks, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments. Infrastructure projects and development applications also include sites in the surrounding area, labelled as such.
No. Most of this page is built beyond the Census. Dated for this area: population (Aug 2026), age profile (Aug 2026) and income (FY 2024). Compiled with this profile from sources that publish on their own cycles: development and approvals, property sales and rents, infrastructure projects, employment, households, education, transport, health and services and amenities. Only housing and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Corowa Surrounds from the 2021 Census, ATO taxpayer data and AreaSearch estimates and analysis. Each topic has its own table of key figures beside the section it belongs to, and each row names its source and date. The percentile compares Corowa Surrounds with every neighbourhood-sized area across Australia (ABS SA2 areas): a higher percentile means more of that measure than most, not necessarily better.
Source: AreaSearch (areasearch.com.au) compiled from ABS Census 2021, ATO and other public sources.
