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 7,691 as of November 2025. This represents an increase of 429 people, a 5.9% rise since the 2021 Census which reported a population of 7,262. The growth 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 of 5.9% exceeded the non-metro area's 5.1%, positioning it as a regional growth leader. Interstate migration accounted for 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 2022 base year. For areas not covered by this data, NSW State Government's SA2 level projections are used, released in 2022 with a 2021 base year. 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 above median population growth among Australia's non-metropolitan areas. By 2041, it is projected to expand by 1,499 persons, reflecting a total increase of 17.1% over the 17-year period.

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

Over the past five financial years from FY21 to FY25, Corowa Surrounds has averaged approximately 42 new dwelling approvals per year, totalling 213 homes. As of FY26, 13 approvals have been recorded. Each dwelling has attracted an average of 2.3 new residents annually over these five years, reflecting strong demand that supports property values. The average construction cost value for new homes is $359,000.

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

The population density is approximately 274 people per approval. According to AreaSearch's latest quarterly estimate, Corowa Surrounds is projected to grow by 1,315 residents by 2041. Construction pace is expected to keep up with this growth, but increasing competition among buyers may arise as the population expands.

Corowa Surrounds has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 20 projects that may impact this particular region. Notable initiatives include Corowa Solar Farm, JBS Rivalea Corowa Grower 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. Manufacturing and industrial sectors are strongly represented.

As of September 2025, the unemployment rate is 3.0%. There has been an estimated employment growth of 0.6% over the past year. In Corowa Surrounds, 3,942 residents are employed, with an unemployment rate of 0.8%, which is below Rest of NSW's rate of 3.8%. Workforce participation is lower at 52.7% compared to Rest of NSW's 56.4%.

Employment is concentrated in agriculture, forestry & fishing, health care & social assistance, and manufacturing. Agriculture, forestry & fishing has a significant presence 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%. Over the year ending September 2025, employment increased by 0.6%, while labour force increased by 1.5%, leading to a rise in unemployment rate by 0.9 percentage points. In comparison, Rest of NSW saw an employment decline of 0.5% and a labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. State-level data for NSW as of 25-Nov shows employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. Nationally, the unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase 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, assuming constant population growth for illustrative purposes.

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

The Corowa Surrounds SA2's median income among taxpayers was $45,891 in financial year 2022. The average income stood at $53,271 during the same period. These figures compare to Rest of NSW's median income of $49,459 and average income of $62,998 respectively. Based on Wage Price Index growth of 12.61% since financial year 2022, estimated median income for September 2025 would be approximately $51,678, with the average being around $59,988. According to 2021 Census figures, household incomes in Corowa Surrounds fall between the 17th and 21st percentiles nationally. The data shows that 30.3% of individuals in Corowa Surrounds earn between $1,500 and $2,999, consistent with broader trends across regional levels showing 29.9% in the same category. Housing costs are modest, with 88.2% of income retained after expenses, but 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

Corowa Surrounds' dwelling structures, as per the latest Census, were 92.2% houses and 7.8% other dwellings (semi-detached, apartments, 'other'). Non-Metro NSW had 89.8% houses and 10.2% other dwellings. Home ownership in Corowa Surrounds was 48.8%, with mortgages at 33.0% and rentals at 18.2%. The median monthly mortgage repayment was $1,300, higher than Non-Metro NSW's $1,285. 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 Australia's $1,863, and rents were lower at $265 compared to 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, consisting of 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% of the total. The median household size is 2.3 people, which aligns with 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 NSW's average of 32.2%. Bachelor degrees are the 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 account for 9.2% while certificates make up 33.0%. Educational participation is high at 26.8%, including primary education (11.0%), secondary education (7.6%), and tertiary education (1.8%).

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

The analysis of public transport in Corowa Surrounds shows that there are currently 287 active transport stops operating. These include a mix of train and bus services. A total of 44 individual routes service these stops, collectively offering 388 weekly passenger trips.

The report rates transport accessibility as good, with residents typically located approximately 232 meters from the nearest transport stop. Across all routes, service frequency averages around 55 trips per day, equating to roughly 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 (~3591 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%). Sixty percent of residents report having no medical ailments, slightly lower than the Rest of NSW figure of 60.6%. The area has a higher proportion of seniors aged 65 and over, at 30.4% (2339 people). Despite this, health outcomes among seniors are better than those of the general population in certain 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 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, comprising 59.1%, compared to 58.1% across Rest of NSW. The top three ancestry groups were English (33.9%), Australian (32.0%), and Irish (10.9%).

Notably, Scottish (9.5%) and German (3.8%) were overrepresented compared to regional figures of 9.2% and 3.0%, respectively. Korean was also present at 0.2%.

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 65-74 age group comprises 16.4% of Corowa Surrounds' population, compared to Rest of NSW's figure and well above the national average of 9.4%. Meanwhile, the 25-34 cohort makes up 9.0%, which is less prevalent than in Rest of NSW. According to the 2021 Census, the 75 to 84 age group has grown from 9.3% to 10.7% of Corowa Surrounds' population, while the 55 to 64 cohort has declined from 14.7% to 13.6%. Demographic modeling indicates that by 2041, Corowa Surrounds' age profile will change significantly. The 75-84 age cohort is projected to 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.