Cowra Surrounds
Statistical Area - sa2

An assessment of population growth drivers in Cowra Surrounds reveals an overall ranking slightly below national averages considering recent, and medium term trends

Cowra Surrounds' population, as per AreaSearch's analysis, is approximately 5,868 as of August 2025. This figure represents an increase of 152 people, marking a 2.7% rise since the 2021 Census, which recorded a population of 5,716. The growth was inferred from the estimated resident population of 5,776 in June 2024 and the addition of 95 validated new addresses post-Census. This results in a density ratio of 1.9 persons per square kilometer. Cowra Surrounds' growth exceeded that of its SA3 area (0.3%), positioning it as a regional growth leader. Interstate migration contributed around 63.2% to the overall population gains during recent periods.

AreaSearch employs 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 the years 2032 to 2041. Future population dynamics suggest an increase just below regional averages nationally, with Cowra Surrounds expected to grow by 486 persons to 2041, marking a total increase of 6.7% over the 17-year period.

Residential development activity is lower than average in Cowra Surrounds according to AreaSearch's national comparison of local real estate markets

Cowra Surrounds has averaged approximately 19 new dwelling approvals annually. Over the past five financial years, from FY-21 to FY-25, a total of 95 homes were approved, with an additional 3 approved so far in FY-26. On average, 1.6 people have moved to the area each year for each dwelling built during these five financial years.

This suggests a balanced supply and demand ratio, maintaining stable market conditions. The average construction value of new properties is $281,000, which is below the regional average, indicating more affordable housing options for buyers. In FY-26, commercial approvals valued at $4.9 million have been registered, reflecting the area's primarily residential nature. Compared to the rest of NSW, Cowra Surrounds has recorded somewhat elevated construction activity, with 18.0% above the regional average per person over the past five years.

This preserves reasonable buyer options while sustaining existing property demand. However, building activity has slowed in recent years, which is also below the national average, suggesting an established area and potential planning limitations. Recent construction comprises 93.0% detached dwellings and 7.0% townhouses or apartments, preserving the area's low density nature and attracting space-seeking buyers. The estimated population count of 442 people per dwelling approval reflects its quiet, low activity development environment. Population forecasts indicate Cowra Surrounds will gain approximately 390 residents by 2041. With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Cowra Surrounds has limited levels of nearby infrastructure activity, ranking in the 17thth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 15 projects that could impact the region. Notable ones include Cowra High School Adjacent Residential Subdivision, Chardonnay Hills Estate, Bonsai Gardens Estate, and Cowra Drought Security Project. The following list highlights those most 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.

Despite maintaining a low unemployment rate of 2.5%, Cowra Surrounds has experienced recent job losses, resulting in a below average employment performance ranking when compared nationally

Cowra Surrounds has a balanced workforce with diverse sector representation. As of June 2025, the unemployment rate is 2.5%.

There are 2,924 residents in work, which is 1.1% below Rest of NSW's rate of 3.7%. Workforce participation stands at 51.6%, compared to Rest of NSW's 56.4%. Key industries include agriculture, forestry & fishing, health care & social assistance, and education & training. Agriculture, forestry & fishing is particularly prominent, with an employment share 6.0 times the regional level.

However, health care & social assistance is under-represented at 12.3% compared to Rest of NSW's 16.9%. Labour force levels decreased by 2.3% over the year to June 2025, with a 3.4% employment decline, leading to a rise in unemployment rate by 1.0 percentage points. In contrast, Rest of NSW saw an employment decline of 0.1%, labour force growth of 0.3%, and an unemployment increase of 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 suggest that Cowra Surrounds' employment could grow by approximately 5.1% over five years and 11.6% over ten years, based on simple weighting extrapolations of industry-specific projections against the local employment mix.

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

AreaSearch's latest postcode level ATO data for financial year 2022 shows that Cowra Surrounds has lower incomes than the national average. The median income is $43,389 and the average is $54,018. This contrasts with Rest of NSW where the median income is $49,459 and the average is $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates for Cowra Surrounds would be approximately $48,860 (median) and $60,830 (average) as of September 2025. Census data reveals that incomes in Cowra Surrounds fall between the 11th and 12th percentiles nationally for households, families, and individuals. Specifically, 27.7% of the population falls within the $400 - 799 income range. This differs from metropolitan regions where the $1,500 - 2,999 category is predominant at 29.9%. Housing costs are modest with 90.0% of income retained, but total disposable income ranks at just the 17th percentile nationally. The area's SEIFA income ranking places it in the 4th decile.

Cowra Surrounds is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Cowra Surrounds' dwelling structures, as per the latest Census, consisted of 96.9% houses and 3.1% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Non-Metro NSW's 92.0% houses and 8.0% other dwellings. Home ownership in Cowra Surrounds stood at 53.1%, with mortgaged dwellings at 30.3% and rented ones at 16.6%. The median monthly mortgage repayment was $1,164, lower than Non-Metro NSW's average of $1,200. Median weekly rent in Cowra Surrounds was $210, compared to Non-Metro NSW's $220. Nationally, Cowra Surrounds' mortgage repayments were significantly lower at $1,164 than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Cowra Surrounds has a typical household mix, with a fairly typical median household size

Family households constitute 68.6% of all households, including 23.7% couples with children, 34.5% couples without children, and 9.3% single parent families. Non-family households account for the remaining 31.4%, with lone person households at 28.1% and group households comprising 3.3% of the total. The median household size is 2.3 people, which aligns with the average in the Rest of NSW.

Cowra Surrounds faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 16.0%, significantly lower than the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most common at 12.3%, followed by postgraduate qualifications (2.2%) and graduate diplomas (1.5%). Vocational credentials are prominent, with 41.6% of residents aged 15+ holding them - advanced diplomas (11.1%) and certificates (30.5%).

Educational participation is high at 27.7%, including primary education (10.5%), secondary education (9.3%), and tertiary education (2.0%). Six schools operate within Cowra Surrounds, educating approximately 599 students. There are five primary schools and one secondary school serving distinct age groups. School places per 100 residents is 10.2, below the regional average of 16.0, with some students potentially attending schools in nearby areas.

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

Transport analysis in Cowra Surrounds shows 457 active public transport stops operating. These are a mix of bus stops serviced by 41 individual routes. The combined weekly passenger trips across these routes total 349.

Residential accessibility to transport is rated good, with residents typically located 301 meters from the nearest stop. Service frequency averages 49 trips per day across all routes, equating to approximately 0 weekly trips per individual stop.

Health performance in Cowra Surrounds is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Cowra Surrounds faces significant health challenges, with common conditions prevalent across both younger and older age groups. Private health cover is low, at approximately 47% (~2,757 people), compared to the national average of 55.3%.

The most common medical conditions are arthritis (13.0%) and mental health issues (8.8%). Approximately 60.5% of residents report no medical ailments, slightly lower than the Rest of NSW's 62.4%. The area has a higher proportion of seniors aged 65 and over (28.0%, or 1,644 people), compared to Rest of NSW (23.8%). Despite this, health outcomes among seniors in Cowra Surrounds are better than the general population's health metrics.

The latest Census data sees Cowra Surrounds placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Cowra Surrounds had low cultural diversity, with 87.5% citizens, 92.5% born in Australia, and 97.2% speaking English only at home. Christianity was the predominant religion, at 68.9%, compared to 70.4% regionally. Top ancestry groups were Australian (33.2%), English (32.7%), and Irish (10.3%).

Notably, Maltese were overrepresented at 0.9% (vs 0.3% regionally), Australian Aboriginal at 3.4% (vs 7.9%), and Scottish at 8.2% (vs 7.2%).

Cowra Surrounds ranks among the oldest 10% of areas nationwide

Cowra Surrounds has a median age of 50, which is higher than the Rest of NSW figure of 43 and also above the national average of 38. The 55-64 age group makes up 16.4% of Cowra Surrounds' population, compared to 12.9% in the Rest of NSW and 11.2% nationally. Meanwhile, the 25-34 cohort is less prevalent at 8.2%. According to the 2021 Census, the 75 to 84 age group has grown from 9.2% to 10.9%, while the 15 to 24 cohort increased from 9.9% to 11.3%. Conversely, the 65 to 74 cohort declined from 15.7% to 14.0%, and the 45 to 54 group dropped from 13.4% to 11.9%. Demographic modeling suggests that by 2041, Cowra Surrounds' age profile will change significantly. The 85+ age cohort is projected to increase markedly, expanding by 183 people (from 186 to 370), and the combined 65+ age groups are expected to account for 62% of total population growth. Conversely, population declines are projected for the 5 to 14 and 15 to 24 cohorts.