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 is approximately 7,686 as of August 2025. This figure represents an increase of 424 people (5.8%) since the 2021 Census, which reported a population of 7,262. The change was inferred from ABS estimates showing an estimated resident population of 7,507 in June 2024 and an additional 120 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 of 5.8% between the 2021 Census and August 2025 exceeded the non-metro area's average growth rate of 4.8%, positioning it as a regional growth leader. Interstate migration contributed approximately 82.6% of overall population gains during recent periods in Corowa Surrounds.

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 the years 2032 to 2041. Based on projected demographic shifts, Corowa Surrounds is expected to experience above median population growth in Australia's non-metropolitan areas. By 2041, the area is projected to expand by 1,499 persons, representing a total increase of 17.2% over the 17-year period from August 2025.

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

Corowa Surrounds has averaged approximately 47 new dwelling approvals annually. Development approval data is produced by the Australian Bureau of Statistics on a financial year basis, totalling 235 approvals over the past five financial years from FY-20 to FY-25, with an additional five recorded so far in FY-26. On average, each new dwelling has attracted approximately 2.3 new residents per year over the past five financial years, indicating strong demand that supports property values. New homes are being constructed at an average expected cost of $612,000, which is somewhat higher than regional norms, reflecting quality-focused development.

This financial year has seen $8.9 million in commercial approvals registered, suggesting the area's residential character. Relative to the Rest of NSW, Corowa Surrounds maintains similar development levels per capita, preserving market balance consistent with the broader area, although construction activity has eased recently. 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 approximately 274 people per approval, Corowa Surrounds reflects a low-density area. Population forecasts indicate that Corowa Surrounds will gain around 1,320 residents by 2041. Current construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

Corowa Surrounds has emerging levels of nearby infrastructure activity, ranking in the 32ndth percentile nationally

Local infrastructure changes significantly influence an area's performance. AreaSearch identified 21 projects potentially impacting this 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 likely most relevant.

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

Employment performance in Corowa Surrounds exceeds national averages across key labour market indicators

Corowa Surrounds has a balanced workforce with both white and blue collar jobs. The manufacturing and industrial sectors are prominent.

As of June 2025, the unemployment rate is 2.9%, with an estimated employment growth of 4.0% over the past year. This rate is 0.8% lower than Rest of NSW's rate of 3.7%. Workforce participation in Corowa Surrounds is somewhat below standard at 52.7%, compared to Rest of NSW's 56.4%. Employment among residents is concentrated in agriculture, forestry & fishing, health care & social assistance, and manufacturing.

The area has a strong 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%. 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 comparison, Rest of NSW recorded an employment decline of 0.1%, with unemployment rising by 0.4 percentage points. State-level data for Sep-25 shows NSW employment contracted by 0.41% (losing 19,270 jobs), with the state unemployment rate at 4.3%. Nationally, the unemployment rate is 4.5%, with national employment growth of 0.26%. Jobs and Skills Australia's national employment forecasts from May 2025 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Corowa Surrounds' employment mix suggests local growth of approximately 5.2%% over five years and 11.6% over ten years, though these are simple extrapolations for illustrative purposes only.

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 Rest of NSW's figures of $49,459 and $62,998 respectively. Based on a 10.6% increase since financial year 2022 according to the Wage Price Index, current estimates for Corowa Surrounds would be approximately $50,755 (median) and $58,918 (average) as of March 2025. According to 2021 Census figures, household, family, and personal incomes in Corowa Surrounds all fall between the 17th and 21st percentiles nationally. The $1,500 - 2,999 earnings band captures 30.3% of the community (2,328 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 the 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

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 types. This is compared to Non-Metro NSW's figures of 89.8% houses and 10.2% other dwellings. Home ownership in Corowa Surrounds stood at 48.8%, mirroring Non-Metro NSW's rate, with the rest being mortgaged (33.0%) or rented (18.2%). The median monthly mortgage repayment was $1,300, higher than Non-Metro NSW's average of $1,285. Weekly rent in Corowa Surrounds was recorded at $265, compared to Non-Metro NSW's $235. Nationally, Corowa Surrounds' mortgage repayments were lower at $1,300 versus Australia's average of $1,863, and rents were substantially lower at $265 against the national figure of $375.

Corowa Surrounds has a typical household mix, with a fairly typical 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 aligns with the average in 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%. 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 at 26.8%, including 11.0% in primary, 7.6% in secondary, and 1.8% in tertiary education.

There are six schools operating within Corowa Surrounds educating approximately 318 students, comprising five primary and one K-12 school. Local school capacity is limited at 4.2 places per 100 residents compared to the regional average of 9.4, leading many families to travel for schooling.

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

Analysis of public transport in Corowa Surrounds shows 287 active transport stops operating. These include a mix of train and bus services. They are serviced by 44 individual routes, 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 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. Only approximately 47% (~3,589 people) have private health cover, lower than the national average of 55.3%.

The most frequent medical conditions are arthritis (12.7%) and asthma (8.9%), while 60.0% report no medical ailments, slightly below the Rest of NSW average of 60.6%. The area has 30.4% (~2,338 people) aged 65 and over, with health outcomes among seniors presenting some challenges despite performing better than 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 in Corowa Surrounds, 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 representation was higher at 9.5% in Corowa Surrounds than the regional average of 9.2%. German representation was also higher at 3.8%, compared to 3.0% regionally. Korean representation stood out at 0.2%, while it was 0.0% 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 also above the national average of 38. The age group of 65-74 shows strong representation at 16.4% in Corowa Surrounds compared to Rest of NSW, while the 25-34 cohort is less prevalent at 9.0%. This concentration of the 65-74 age group is higher than the national average of 9.4%. According to the 2021 Census, the 75 to 84 age group has grown from 9.3% to 10.7% of the population in Corowa Surrounds. Conversely, the 55 to 64 cohort has declined from 14.7% to 13.6%. Demographic modeling suggests that by 2041, Corowa Surrounds' age profile will change significantly. The 75 to 84 age cohort is projected to grow strongly, increasing by 251 people (31%) from 822 to 1,074. Conversely, the number of people in the 15 to 24 age range is expected to decrease.