Boambee

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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census, Boambee's population is estimated at around 1,906 as of Nov 2025. This reflects an increase of 136 people (7.7%) since the 2021 Census, which reported a population of 1,770 people. The change is inferred from the resident population of 1,875 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional five validated new addresses since the Census date. This level of population equates to a density ratio of 147 persons per square kilometer, providing significant space per person and potential room for further development. Boambee's growth rate of 7.7% since the 2021 census exceeded that of the SA3 area (5.4%) and the non-metro area, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, which contributed approximately 71.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, 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, 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. Looking at population projections moving forward, projections indicate a decline in overall population over this period, with the area's population expected to shrink by 115 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 17 people.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, Boambee has averaged around 7 new dwelling approvals annually over the past five financial years. This totals an estimated 38 homes. So far in FY-26, 5 approvals have been recorded. Between FY-21 and FY-25, there was an average of only 0.1 people moving to the area for each dwelling built, indicating that new supply is keeping pace with or exceeding demand.

This offers ample buyer choice and creates capacity for population growth beyond current forecasts. The average construction cost value of new properties is $505,000, showing a focus on the premium market with high-end developments. In FY-26, $2.1 million in commercial approvals have been registered, indicating minimal commercial development activity.

Compared to Rest of NSW, Boambee shows comparable development activity per person, preserving market equilibrium consistent with surrounding areas. New development consists of 89.0% detached dwellings and 11.0% attached dwellings, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. With around 188 people per approval, Boambee reflects a developing area. However, with population expected to remain stable or decline, there should be reduced pressure on housing in the future, potentially creating opportunities for buyers.

Boambee has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified four projects expected to affect the area. Notable projects are Boambee East Residential Subdivision, North Boambee Valley (East) Release Area, Toormina Oval Upgrade, and Elements at Coffs. Details of most relevant projects follow.

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

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Employment conditions in Boambee demonstrate exceptional strength compared to most Australian markets

Boambee has a skilled workforce with essential services sectors well represented. Its unemployment rate was 2.3% in the past year, with an estimated employment growth of 3.1%.

As of September 2025909 residents are employed, and the unemployment rate is 1.6% below Rest of NSW's rate of 3.8%. Workforce participation in Boambee is at 62.6%, compared to Rest of NSW's 56.4%. Employment among residents is concentrated in health care & social assistance, education & training, and construction. Notably, employment specialization in education & training is 1.5 times the regional level.

Conversely, manufacturing is under-represented with only 2.9% of Boambee's workforce compared to Rest of NSW's 5.8%. The area appears to offer limited local employment opportunities based on Census data comparison between working population and resident population. Over a 12-month period ending in September 2025, employment increased by 3.1%, labour force by 3.4%, resulting in an unemployment rise of 0.4 percentage points. In contrast, Rest of NSW saw employment decline by 0.5% and labour force decline by 0.1%. State-level data as of 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%, compared to the national rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Boambee's employment mix suggests local employment should increase by 6.7% over five years and 13.9% over ten years, assuming constant population projections for illustrative purposes.

The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment

AreaSearch's latest postcode level ATO data for financial year ended June 2023 shows that Boambee's median income is $54,370 and average income is $65,411. This compares to Rest of NSW's median income of $52,390 and average income of $65,215 in the same period. Based on Wage Price Index growth of 8.86% from financial year ended June 2023 to September 2025, estimated median income for Boambee is approximately $59,187 and average income is $71,206. According to the 2021 Census, Boambee's household income ranks at the 68th percentile ($2,048 weekly) and personal income at the 51st percentile. The earnings profile indicates that 32.9% of locals (627 people) earn between $1,500 - 2,999 weekly, similar to the regional pattern where 29.9% fall within this range. After housing costs, residents retain 89.6% of their income, reflecting strong purchasing power. Boambee's SEIFA income ranking places it in the 6th decile.

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

Boambee's dwelling structures, as per the latest Census, consisted of 94.0% houses and 6.0% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's figures of 78.4% houses and 21.6% other dwellings. Home ownership in Boambee was recorded at 49.7%, with mortgaged dwellings at 40.3% and rented ones at 10.0%. The median monthly mortgage repayment in the area was $1,950, higher than Non-Metro NSW's average of $1,733. The median weekly rent figure for Boambee was $315, lower than Non-Metro NSW's $370. Nationally, Boambee's mortgage repayments were higher at $1,950 compared to the Australian average of $1,863, while rents were substantially lower at $315 against the national figure of $375.

Boambee features high concentrations of family households, with a higher-than-average median household size

Family households constitute 81.7% of all households, including 37.5% couples with children, 34.3% couples without children, and 9.0% single parent families. Non-family households comprise the remaining 18.3%, with lone person households at 17.0% and group households at 1.5%. The median household size is 2.9 people, larger than the Rest of NSW average of 2.4.

Educational attainment in Boambee aligns closely with national averages, showing typical qualification patterns and performance metrics

The area's university qualification rate stands at 27.6%, exceeding the SA4 region average of 19.8% and the Rest of NSW average of 21.3%. Bachelor degrees are the most common, with 18.0% of residents holding them, followed by postgraduate qualifications (5.0%) and graduate diplomas (4.6%). Vocational credentials are also prevalent, with 38.6% of residents aged 15+ possessing them.

This includes advanced diplomas held by 11.4% and certificates by 27.2%. Educational participation is high, with 28.8% currently enrolled in formal education. Primary education enrollment stands at 10.4%, secondary education at 10.3%, and tertiary education at 3.6%.

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

Transport analysis shows 32 active stops operating in Boambee, offering a mix of bus services. These are served by 30 individual routes, providing a total of 232 weekly passenger trips. Transport accessibility is rated good, with residents located an average of 387 meters from the nearest stop.

Service frequency averages 33 trips per day across all routes, equating to about 7 weekly trips per stop.

Health outcomes in Boambee are marginally below the national average with common health conditions slightly more prevalent than average across both younger and older age cohorts

Boambee shows below-average health outcomes, with common conditions slightly more prevalent than average across both younger and older age groups. Private health cover rate is approximately 53% of the total population (~1006 people), compared to 48.7% in Rest of NSW.

The most common medical conditions are arthritis (10.3%) and mental health issues (7.6%). 67.3% of residents report no medical ailments, compared to 63.9% in Rest of NSW. As of 2016, 23.2% of residents are aged 65 and over (442 people). Health outcomes among seniors are above average, aligning with the general population's health profile.

Boambee ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Boambee's cultural diversity was found to be below average, with 85.9% of its population born in Australia, 91.4% being citizens, and 93.8% speaking English only at home. Christianity was the main religion in Boambee, accounting for 53.9% of people. The most significant overrepresentation was seen in Other religions, comprising 2.1% of Boambee's population compared to 3.3% across Rest of NSW.

In terms of ancestry, the top three represented groups were English (31.5%), Australian (30.9%), and Scottish (9.1%). There were notable differences in the representation of certain ethnic groups: Dutch was overrepresented at 1.8% compared to 1.2% regionally, South African at 0.8% versus 0.3%, and French at 0.6% compared to 0.5%.

Boambee hosts an older demographic, ranking in the top quartile nationwide

Boambee's median age is 46, which is slightly higher than Rest of NSW's figure of 43 and significantly higher than Australia's national norm of 38. The 45-54 age group has a strong representation at 15.8%, compared to Rest of NSW, while the 25-34 cohort is less prevalent at 7.9%. Post-2021 Census data shows that the 15-24 age group has grown from 11.6% to 12.9% of Boambee's population. Conversely, the 55-64 age group has declined from 14.9% to 13.5%. By 2041, Boambee is expected to see notable shifts in its age composition. The 85+ group is projected to grow by 51%, reaching 49 people from the current 32. This growth will be led by the demographic shift of those aged 65 and above, who will comprise all of the projected population growth. Conversely, population declines are projected for the 0-4 and 25-34 age cohorts.