Boambee

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

As of Nov 2025, Boambee's population is estimated at around 2,028, reflecting a 14.6% increase from the 2021 Census figure of 1,770 people. This growth was inferred from AreaSearch's estimation of 2,021 residents based on ABS ERP data released in June 2024 and validation of five new addresses since the Census date. This results in a population density ratio of 156 persons per square kilometer. Boambee's growth exceeded both its SA3 area (4.2%) and SA4 region, marking it as a growth leader. Overseas migration contributed approximately 71% to overall population gains during recent periods. AreaSearch adopts 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 from 2022 with a base year of 2021 are used. Growth rates by age group are applied to all areas for years 2032 to 2041. Future population projections indicate a decline in Boambee's overall population, with an expected decrease of 111 persons by 2041. However, specific age cohorts like the 85 and over group are anticipated to grow, with a projected increase of 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 allocated from statistical area data indicates Boambee averaged around 7 new dwelling approvals annually over the past 5 financial years, totalling an estimated 38 homes. As of FY-26, 2 approvals have been recorded. Between FY-21 and FY-25, approximately 0.1 people moved to the area per year for each dwelling built, suggesting new supply has kept pace with or exceeded demand.

New properties are constructed at an average value of $505,000. Compared to Rest of NSW, Boambee maintains similar construction rates per person, indicating market balance consistent with the broader area. Building activity shows 89.0% detached houses and 11.0% medium and high-density housing, preserving the area's traditional low density character focused on family homes.

With around 188 people per dwelling approval, Boambee exhibits growth area characteristics. Given expected population stability or decline, reduced pressure on housing is anticipated, potentially creating buyer opportunities.

Boambee has moderate levels of nearby infrastructure activity, ranking in the 48thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. Four projects identified by AreaSearch are expected to impact the area. Key projects include Boambee East Residential Subdivision, North Boambee Valley (East) Release Area, Toormina Oval Upgrade, and Elements at Coffs. Details of these projects are provided below.

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

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The labour market in Boambee shows considerable strength compared to most other Australian regions

Boambee has a skilled workforce with an unemployment rate of 2.8% as of June 2025. This is 0.9% lower than the Rest of NSW's rate of 3.7%.

The employment growth over the past year was estimated at 3.1%. The dominant employment sectors among residents are health care & social assistance, education & training, and construction. Education & training shows particularly strong specialization with an employment share of 1.5 times the regional level. Conversely, manufacturing has lower representation at 2.9% compared to the regional average of 5.8%.

The area appears to offer limited local employment opportunities as indicated by the count of Census working population versus resident population. Between June 2024 and June 2025, employment increased by 3.1% while labour force increased by 3.9%, causing the unemployment rate to rise by 0.9 percentage points. This compares to Rest of NSW where employment fell by 0.1%, labour force expanded by 0.3%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that Boambee's employment should increase by 6.7% over five years and 13.9% over ten years, based on a simple weighting extrapolation of industry-specific projections against the local employment mix.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

According to AreaSearch's aggregation of ATO data released for financial year 2022, Boambee had a median income among taxpayers of $54,370 and an average level of $65,411. These figures are approximately national averages, compared to Rest of NSW's levels of $49,459 and $62,998 respectively. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates for Boambee would be approximately $61,226 (median) and $73,659 (average) as of September 2025. According to the 2021 Census, household income ranks at the 68th percentile ($2,048 weekly), while personal income sits at the 51st percentile. The data shows that the $1,500 - 2,999 bracket dominates with 32.9% of residents (667 people). After housing costs, residents retain 89.6% of their income. 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), compared to Non-Metro NSW's 78.4% houses and 21.6% other dwellings. Home ownership in Boambee stood at 49.7%, with mortgaged dwellings at 40.3% and rented ones at 10.0%. The median monthly mortgage repayment was $1,950, higher than Non-Metro NSW's average of $1,733, while the median weekly rent was $315, lower than Non-Metro NSW's figure of $370. Nationally, Boambee's mortgage repayments were higher at $1,950 compared to the Australian average of $1,863, and rents were substantially lower at $315 compared to 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, consisting of 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 making up 1.5%. The median household size is 2.9 people, which is 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 educational profile is notable with university qualification rates at 27.6% for residents aged 15+, surpassing both the SA4 region average of 19.8% and Rest of NSW's rate of 21.3%. Bachelor degrees are most common at 18.0%, followed by postgraduate qualifications (5.0%) and graduate diplomas (4.6%). Vocational credentials are also prevalent, with 38.6% of residents aged 15+ holding such qualifications – advanced diplomas at 11.4% and certificates at 27.2%.

Educational participation is high, with 28.8% currently enrolled in formal education: 10.4% in primary, 10.3% in secondary, and 3.6% in tertiary education. Boambee Public School serves the area, enrolling 385 students. The school focuses exclusively on primary education, with secondary options available nearby. School capacity is high at 19.0 places per 100 residents compared to the regional average of 15.6, suggesting the area functions as an educational hub for the broader region.

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

The analysis of public transport in Boambee shows that there are currently 26 active transport stops operating within the area. These stops serve a mix of bus routes, with a total of 30 individual routes providing service. The collective weekly passenger trips facilitated by these routes amount to 232.

Residents' accessibility to public transport is rated as good, with an average distance of 388 meters from their homes to the nearest transport stop. The service frequency across all routes averages 33 trips per day, which equates to approximately 8 weekly trips per individual 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 indicators, with common conditions more prevalent than average in both younger and older age groups. Private health cover stands at approximately 53% of the total population (~1,070 people), slightly higher than Rest of NSW's 48.0%.

The most common conditions are arthritis (10.3%) and mental health issues (7.6%). About 67.3% report no medical ailments, compared to 63.9% in Rest of NSW. Around 23.2% of residents are aged 65 and over (470 people). Health outcomes among seniors align with the general population's profile, both above average.

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 and 91.4% being citizens. English was spoken by 93.8% as their only language at home. Christianity was the predominant religion, accounting for 53.9%.

The most notable overrepresentation was seen in the 'Other' category, comprising 2.1% compared to 3.3% across Rest of NSW. In terms of ancestry, the top three groups were English (31.5%), Australian (30.9%), and Scottish (9.1%). Some ethnic groups showed notable differences: Dutch was overrepresented at 1.8%, South African at 0.8%, and French at 0.6%.

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

Boambee's median age is 46, slightly higher than Rest of NSW's 43 and significantly above Australia's national norm of 38. The 45-54 age group constitutes 15.8%, compared to Rest of NSW, while the 25-34 cohort stands at 7.9%. Post-2021 Census data reveals the 15-24 age group has increased from 11.6% to 12.9%. Conversely, the 55-64 cohort has decreased from 14.9% to 13.5%. By 2041, Boambee's age composition is expected to shift notably. The 85+ group is projected to grow by 42%, reaching 49 from 34. The demographic shift is led by the aging population dynamic, with those aged 65 and above comprising all of the projected growth. Conversely, population declines are projected for the 75-84 and 0-4 age cohorts.