Sawtell - Boambee

Sawtell - Boambee is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on AreaSearch's analysis, Sawtell - Boambee's population is around 20,813 as of Feb 2026. This reflects an increase of 747 people (3.7%) since the 2021 Census, which reported a population of 20,066 people. The change is inferred from the estimated resident population of 20,362 from the ABS as of June 2024 and an additional 131 validated new addresses since the Census date. This population level equates to a density ratio of 176 persons per square kilometer, providing significant space per person and potential room for further development. Sawtell - Boambee's 3.7% growth since the census positions it within 1.8 percentage points of the SA3 area (5.5%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration, which contributed approximately 71.1% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Anticipating future population dynamics, projections indicate a decline in overall population, with the area's population expected to contract by 875 persons by 2041 according to this methodology. However, growth across specific age cohorts is anticipated, led by the 85 and over age group, which is projected to grow by 401 people. See the age section for more details.

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

Sawtell - Boambee has recorded around 47 residential properties granted approval each year, with 235 homes approved over the past 5 financial years (between FY-21 and FY-25) and 29 so far in FY-26. At an average of 1.2 new residents per year arriving per new home over the past 5 financial years (between FY-21 and FY-25), the market shows a good balance between supply and demand, supporting stable conditions, while new homes are being built at an average value of $376,000. Additionally, $8.7 million in commercial development approvals have been recorded this financial year, indicating a limited commercial development focus.

Compared to the rest of NSW, Sawtell - Boambee has around half the rate of new dwelling approvals per person while it places among the 36th percentile of areas assessed nationally, meaning somewhat limited buyer options while strengthening demand for established properties. This level is similarly under the national average, indicating the area's established nature and suggesting potential planning limitations. New building activity shows 91.0% detached houses and 9.0% townhouses or apartments, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. The estimated count of 462 people in the area per dwelling approval reflects its quiet, low activity development environment.

Given stable or declining population forecasts, Sawtell - Boambee may experience less housing pressure, creating favourable conditions for buyers.

Sawtell - Boambee has emerging levels of nearby infrastructure activity, ranking in the 33rdth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 10 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Boambee East Residential Subdivision, Toormina Oval Upgrade, 95 on First Townhouses (Sea Esta), and Wonga Park Sawtell Playground Renewal, with the list below detailing those likely to be of most relevance.

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.

The employment environment in Sawtell - Boambee shows above-average strength when compared nationally

Sawtell - Boambee features a skilled workforce, with essential services sectors well represented, an unemployment rate of only 3.3%, and 3.3% in estimated employment growth over the past year. As of December 2025, 9,103 residents are in work while the unemployment rate is 0.7% below Regional NSW's rate of 3.9%, and workforce participation is somewhat below standard (56.4% compared to Regional NSW's 61.3%). Based on Census responses, a low 11.8% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Leading employment industries among residents comprise health care & social assistance, retail trade, and construction. The area has a particular employment specialization in health care & social assistance, with an employment share of 1.3 times the regional level. Meanwhile, agriculture, forestry & fishing has a limited presence with 2.6% employment compared to 5.3% regionally. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw employment increasing by 3.3% alongside the labour force increasing by 2.7%, causing the unemployment rate to fall by 0.6 percentage points. This compares to Regional NSW, where employment fell by 1.2%, the labour force contracted by 0.8%, and unemployment rose 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Sawtell - Boambee. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Sawtell - Boambee's employment mix suggests local employment should increase by 6.8% over five years and 14.1% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

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

The Sawtell - Boambee SA2's income level is lower than the national average according to the latest ATO data aggregated by AreaSearch for FY-23. The Sawtell - Boambee SA2's median income among taxpayers is $48,791 and the average income stands at $58,389, compared to figures for Regional NSW of $52,390 and $65,215 respectively. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $53,114 (median) and $63,562 (average) as of September 2025. Census data reveals household, family and personal incomes in Sawtell - Boambee all fall between the 24th and 25th percentiles nationally. The earnings profile shows the $1,500 - 2,999 earnings band captures 30.6% of the community (6,368 individuals), reflecting patterns seen in the metropolitan region where 29.9% similarly occupy this range. Housing affordability pressures are severe, with only 82.7% of income remaining, ranking at the 23rd percentile.

Sawtell - Boambee is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Dwelling structure within Sawtell - Boambee, as evaluated at the latest Census, comprised 77.4% houses and 22.7% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional NSW's 82.6% houses and 17.4% other dwellings. Meanwhile, the level of home ownership within Sawtell - Boambee was in line with that of Regional NSW, at 38.9%, with the remainder of dwellings either mortgaged (33.0%) or rented (28.1%). The median monthly mortgage repayment in the area was below the Regional NSW average at $1,700, while the median weekly rent figure was recorded at $370, compared to Regional NSW's $1,733 and $330. Nationally, Sawtell - Boambee's mortgage repayments are lower than the Australian average of $1,863, while rents are less than the national figure of $375.

Sawtell - Boambee has a typical household mix, with a fairly typical median household size

Family households dominate at 69.6% of all households, comprising 26.1% couples with children, 28.9% couples without children, and 13.6% single parent families. Non-family households make up the remaining 30.4%, with lone person households at 27.4% and group households comprising 3.0% of the total. The median household size of 2.4 people matches the Regional NSW average.

Educational outcomes in Sawtell - Boambee fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area faces educational challenges, with university qualification rates (21.2%) substantially below the NSW average of 32.2%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 14.9%, followed by postgraduate qualifications (3.6%) and graduate diplomas (2.7%). Trade and technical skills feature prominently, with 40.6% of residents aged 15+ holding vocational credentials, including advanced diplomas (10.9%) and certificates (29.7%).

Educational participation is notably high, with 27.8% of residents currently enrolled in formal education. This includes 10.4% in primary education, 8.3% in secondary education, and 2.8% pursuing tertiary education.

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

Public transport analysis reveals 215 active transport stops operating within Sawtell - Boambee, comprising a mix of trains and buses. These stops are serviced by 86 individual routes, collectively providing 1,353 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 190 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 94%. Vehicle ownership averages 1.4 per dwelling. A relatively low 11.8% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 193 trips per day across all routes, equating to approximately 6 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location centrepoint.

Health outcomes in Sawtell - Boambee are marginally below the national average with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Health indicators suggest below-average outcomes in Sawtell - Boambee, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The level of common health conditions among the general population is somewhat typical, though higher than the national average among older cohorts. The rate of private health cover is very low at approximately 48% of the total population (~10,031 people), compared to 51.9% across Regional NSW and a national average of 55.7%.

The most common medical conditions in the area are arthritis and mental health issues, impacting 11.6 and 9.6% of residents, respectively, while 61.2% declared themselves as completely clear of medical ailments compared to 63.3% across Regional NSW. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 24.8% of residents aged 65 and over (5,165 people), which is higher than the 23.4% in Regional NSW. Health outcomes among seniors present some challenges, though they rank lower nationally than the broader population.

Sawtell - Boambee is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Sawtell - Boambee was found to be below average in terms of cultural diversity, with 87.9% of its population born in Australia, 91.0% being citizens, and 95.3% speaking English only at home. The main religion in Sawtell - Boambee is Christianity, which makes up 51.9% of the population. However, the most apparent overrepresentation was in Other, which comprises 1.2% of the population, compared to 0.8% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Sawtell - Boambee are English, comprising 32.1% of the population, Australian, comprising 29.9% of the population, and Irish, comprising 9.3% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Australian Aboriginal is notably overrepresented at 4.4% of Sawtell - Boambee (vs 4.6% regionally), Scottish at 8.6% (vs 8.0%) and Maltese at 0.4% (vs 0.4%).

Sawtell - Boambee hosts a notably older demographic compared to the national average

Sawtell - Boambee's median age of 45 years modestly exceeds Regional NSW's 43 and is considerably older than the national norm of 38. Compared to the Regional NSW average, the 75 - 84 cohort is notably over-represented (9.0% locally), while 25 - 34 year-olds are under-represented (10.2%). In the period since 2021, the 75 to 84 age group has grown from 7.7% to 9.0% of the population. Conversely, the 55 to 64 cohort has declined from 13.6% to 11.9% and the 45 to 54 group dropped from 13.0% to 12.0%. Demographic modeling suggests Sawtell - Boambee's age profile will evolve significantly by 2041. The 85+ age cohort is projected to grow significantly, expanding by 385 people (57%) from 674 to 1,060. Notably, the combined 65+ age groups will account for 100% of total population growth, reflecting the area's aging demographic profile. In contrast, population declines are projected for the 35 to 44 and 25 to 34 cohorts.