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, Boambee's population is estimated at around 1,907 as of Feb 2026. This reflects an increase of 137 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 7 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 7.7% growth since the 2021 census exceeded the SA3 area (5.5%), along with the Rest of NSW, marking it as a growth leader in the region. Population growth for the suburb was primarily driven by overseas migration that 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 areas not covered by this data, AreaSearch utilises 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 applied to all areas for years 2032 to 2041. Over this period, projections indicate a decline in overall population, with Boambee'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

AreaSearch analysis of ABS building approval numbers indicates Boambee has averaged approximately 7 new dwelling approvals annually over the past five financial years, totalling an estimated 39 homes. In fiscal year 26 so far, 5 approvals have been recorded. Between fiscal years 21 and 25, on average, no people moved to the area per dwelling built. This suggests that new supply is meeting or exceeding demand, providing ample buyer choice and potential for population growth beyond current forecasts.

The average expected construction cost value of new properties in Boambee is $505,000, indicating a focus on the premium market with high-end developments. In fiscal year 26, $2.1 million in commercial approvals have been registered, suggesting minimal commercial development activity. Compared to Rest of NSW, Boambee shows comparable development activity per person, maintaining market equilibrium consistent with surrounding areas.

New development consists of 89% detached dwellings and 11% attached dwellings, preserving the area's traditional low density character focused on family homes. With approximately 188 people per approval, Boambee reflects a developing area. Given expected stable or declining population, there may be reduced pressure on housing in Boambee, potentially creating opportunities for buyers.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified four projects likely impacting the region: Boambee East Residential Subdivision, North Boambee Valley (East) Release Area, Toormina Oval Upgrade, and Elements at Coffs. The following list details those most relevant.

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

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Employment performance in Boambee ranks among the strongest 15% of areas evaluated nationally

Boambee has a skilled workforce with essential services sectors well represented. The unemployment rate was 2.0% in the past year, with an estimated employment growth of 3.5%. As of December 2025921 residents were employed, and the unemployment rate was 1.9% lower than Regional NSW's rate of 3.9%.

Workforce participation was similar to Regional NSW's 61.3%. According to Census responses, 15.8% of residents worked from home. Employment is concentrated in health care & social assistance, education & training, and construction. The area has a specialization in education & training, with an employment share 1.5 times the regional level.

However, manufacturing is under-represented, with only 2.9% of Boambee's workforce compared to 5.8% in Regional NSW. The predominantly residential area appears to offer limited local employment opportunities. In the 12-month period ending May-25, employment increased by 3.5%, labour force by 3.0%, and unemployment fell by 0.5 percentage points. By comparison, Regional NSW saw employment decline of 1.2% and unemployment rise by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% expansion 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, though this is a simple weighting extrapolation for illustrative purposes only.

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 2023 shows that Boambee has a median income of $54,370 and an average income of $65,411. This is lower than the national averages of $52,390 (median) and $65,215 (average) for Regional NSW. Assuming an 8.86% growth in wages since financial year 2023, estimated incomes as of September 2025 would be approximately $59,187 (median) and $71,206 (average). According to the 2021 Census, Boambee's household income ranks at the 68th percentile ($2,048 weekly), with personal income at the 51st percentile. The earnings profile indicates that 32.9% of locals (627 people) earn between $1,500 and $2,999, similar to the regional pattern where 29.9% fall into 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 recorded in the latest Census, consisted of 94.0% houses and 6.0% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Boambee was at 49.7%, with mortgaged dwellings at 40.3% and rented dwellings at 10.0%. The median monthly mortgage repayment in Boambee was $1,950, higher than Regional NSW's average of $1,733. The median weekly rent figure for Boambee was recorded at $315, lower than Regional NSW's average of $330. Nationally, Boambee's mortgage repayments were higher than the Australian average of $1,863, while rents were substantially below the national figure of $375.

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

Family households account for 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 constitute the remaining 18.3%, with lone person households at 17.0% and group households making up 1.5%. The median household size is 2.9 people, which is larger than the Regional NSW average of 2.4.

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

The area's educational profile is notable regionally, with university qualification rates at 27.6%, exceeding the SA4 region average of 19.8% and that of Rest of NSW at 21.3%. Bachelor degrees are the most common at 18.0%, followed by postgraduate qualifications at 5.0% and graduate diplomas at 4.6%. Trade and technical skills are prominent, with 38.6% of residents aged 15+ holding vocational credentials - advanced diplomas at 11.4% and certificates at 27.2%.

Educational participation is high, with 28.8% of residents currently enrolled in formal education, including 10.4% in primary education, 10.3% in secondary education, and 3.6% pursuing tertiary education.

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

Boambee has 32 operational public transport stops offering mixed bus services. These stops are served by 30 distinct routes, facilitating 232 weekly passenger trips in total. Transport accessibility is deemed good, with residents generally situated 387 meters from the nearest stop. Primarily residential, most commuters travel outward, predominantly using cars (94%). The average vehicle ownership per dwelling stands at 2.1, surpassing regional averages. According to the 2021 Census, 15.8% of residents work from home, potentially influenced by COVID-19 conditions.

Across all routes, service frequency averages 33 trips daily, translating to roughly 7 weekly trips per individual stop.

Boambee's residents are extremely healthy with prevalence of common health conditions low among the general population and nearer the nation's average across older, at risk cohorts

Analysis of health metrics shows strong performance throughout Boambee.

AreaSearch's assessment indicates low prevalence of common health conditions among the general population, nearing the nation's average for older, at-risk cohorts. Private health cover rate is approximately 53% of the total population (~1,007 people), slightly higher than the average SA2 area. The most prevalent medical conditions are arthritis and mental health issues, affecting 10.3% and 7.6% of residents respectively. A total of 67.3% of residents declare themselves completely clear of medical ailments, compared to 63.3% across Regional NSW. The under-65 population demonstrates better than average health outcomes. Boambee has 23.2% of residents aged 65 and over (442 people), with health outcomes among seniors ranking lower nationally but above average locally.

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 is the main religion in Boambee, comprising 53.9% of people. The most notable overrepresentation was in the 'Other' category, which makes up 2.1% of Boambee's population compared to 0.8% across Regional NSW.

In terms of ancestry, the top three represented groups are English (31.5%), Australian (30.9%), and Scottish (9.1%). There are also notable differences in the representation of certain ethnic groups: Dutch is overrepresented at 1.8% compared to 1.0% regionally, South Australian at 0.8% compared to 0.2%, and French at 0.6% compared to 0.4%.

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

Boambee's median age is 46, which is higher than Regional NSW's figure of 43 and significantly greater than the national average of 38. The 45-54 age group constitutes 15.3% of Boambee's population, compared to Regional NSW, while the 25-34 cohort makes up 8.0%. Post-2021 Census data indicates that the 15-24 age group has increased from 11.6% to 12.8%, and the 75-84 cohort has risen from 5.9% to 7.1%. Conversely, the 55-64 cohort has decreased from 14.9% to 13.3%, and the 45-54 group has fallen from 16.8% to 15.3%. By 2041, Boambee's age composition is projected to change significantly. The 85+ group is expected to grow by 49% (16 people), reaching 51 from 34. The aging population trend is evident, with those aged 65 and above accounting for 89% of the projected growth. Conversely, population declines are projected for the 0-4 and 35-44 age cohorts.