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 May 2026, the estimated population of the suburb of Boambee is around 1,794. This reflects an increase from the 2021 Census figure of 1,770 people, representing a growth of 24 individuals (1.4%). This change was inferred from AreaSearch's resident population estimate of 1,793 based on the latest ERP data release by the ABS in June 2025 and an additional 7 validated new addresses since the Census date. The population density ratio is approximately 138 persons per square kilometer. Boambee's growth rate since the census is within 2.3 percentage points of the SA3 area (3.7%), indicating competitive growth fundamentals. Overseas migration contributed around 71.0% of overall population gains in recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch uses the NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. According to these projections, Boambee's population is expected to decline by 111 persons by 2041. However, specific age cohorts are anticipated to grow, notably the 85 and over age group, which is projected to increase by 16 people.

Residential development activity is slightly higher than average within Boambee when compared nationally

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 ending June 2025. This totals an estimated 39 homes. As of July 2026, 6 approvals have been recorded in this financial year. On average, 3.1 people have moved to the area per year for each dwelling built between FY-21 and FY-25, indicating demand significantly outpaces supply, which typically puts upward pressure on prices and increases competition among buyers.

New properties are constructed at an average expected cost of $505,000, showing developers focus on the premium market with high-end developments. This financial year has seen $2.1 million in commercial approvals registered, indicating minimal commercial development activity. Compared to the 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 196 people per approval, Boambee reflects a low density area. Given population is expected to remain stable or decline, Boambee should see reduced pressure on housing, potentially creating opportunities for buyers.

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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified four projects that could impact this region. Major initiatives include Boambee East Residential Subdivision, North Boambee Valley (East) Release Area, Toormina Oval Upgrade, and Elements at Coffs. The following list outlines 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.

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

Boambee's workforce is skilled with essential services well represented. The unemployment rate in Boambee was 2.0% as of December 2025, below Regional NSW's rate of 3.9%. Employment growth over the past year was estimated at 2.9%.

Workforce participation was broadly similar to Regional NSW's 60.5%. A moderate 15.8% of residents worked from home based on Census responses. Employment is concentrated in health care & social assistance, education & training, and construction. Boambee has a particular employment specialization in education & training, with an employment share 1.5 times the regional level.

Manufacturing, however, is under-represented at 2.9% compared to Regional NSW's 5.8%. The area appears to offer limited local employment opportunities. Employment increased by 2.9% over a 12-month period ending in December 2025, while labour force increased by 2.3%, leading to a unemployment rate decrease of 0.5 percentage points. In contrast, Regional NSW saw employment decline by 1.2%, labour force decline by 0.8%, and unemployment rise by 0.4 percentage points during the same period. Jobs and Skills Australia's national employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Boambee's employment mix indicates 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 and does not consider localised population projections.

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's median income is $54,370 and average income is $65,411. Nationally, the median income is higher at $61,989 with an average of $87,048. In Regional NSW, the median income is $52,390 and the average is $65,215. Based on Wage Price Index growth of 10.32% since financial year 2023, current estimates for Boambee would be approximately $59,981 (median) and $72,161 (average) as of March 2026. According to the 2021 Census, household income ranks at the 68th percentile ($2,048 weekly), while personal income is at the 51st percentile. The earnings profile indicates that 32.9% of locals (590 people) fall into the $1,500 - 2,999 category, similar to Regional NSW's 29.9%. 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 dwellings, as per the latest Census, consisted of 94.0% houses and 6.0% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Boambee stood at 49.7%, with mortgaged dwellings at 40.3% and rented dwellings at 10.0%. The median monthly mortgage repayment was $1,950, exceeding Regional NSW's average of $1,733. Median weekly rent in Boambee was $315, lower than Regional NSW's $330. 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 compared to 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 make up the remaining 18.3%, with lone person households at 17.0% and group households comprising 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 prevalent 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. This includes 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 active public transport stops, all of which are bus stops. These stops are serviced by 30 different routes, collectively offering 232 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 387 meters from the nearest stop. Most residents commute outward due to Boambee's primarily residential nature. Cars remain the dominant mode of transport at 94%. Vehicle ownership averages 2.1 per dwelling, higher than the regional average.

According to the 2021 Census, 15.8% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 33 trips per day across all routes, equating to approximately 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

AreaSearch's assessment shows Boambee had strong health performance based on mortality rates and chronic condition prevalence.

Common health conditions were low among the general population, near the national average for older, at-risk cohorts. Private health cover was approximately 53% of the total population (~947 people), slightly higher than the average SA2 area. The most prevalent medical conditions were arthritis (10.3%) and mental health issues (7.6%). 67.3% of residents reported being completely clear of medical ailments, compared to 63.3% across Regional NSW. The under-65 population had better than average health outcomes. Boambee has 23.3% of residents aged 65 and over (418 people). Health outcomes among seniors were above average but ranked lower nationally than the broader population.

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. The predominant religion in Boambee is Christianity, comprising 53.9% of the population. Notably, the 'Other' category comprises 2.1% of Boambee's population, higher than the regional average of 0.8%.

In terms of ancestry, the top three 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 at 1.8% compared to the regional average of 1.0%, South Australian at 0.8% versus 0.2%, and French at 0.6% compared to 0.4%.

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

Boambee has a median age of 46, which is slightly higher than Regional NSW's figure of 43 and significantly higher than the national norm of 38. The 45-54 age group makes up 15.2% of Boambee's population compared to Regional NSW, while the 25-34 cohort represents 7.8%. According to post-2021 Census data, the 15-24 age group has increased from 11.6% to 12.9%, and the 75-84 cohort has risen from 5.9% to 7.2%. Conversely, the 55-64 cohort has decreased from 14.9% to 13.2%, and the 45-54 group has dropped from 16.8% to 15.2%. By 2041, Boambee's age composition is expected to shift notably. Leading this change, the 85+ group will grow by 49% (15 people), reaching 48 from 32. The aging population trend is evident, with those aged 65 and above comprising 81% of projected growth. Conversely, population declines are projected for the 0-4 and 5-14 age cohorts.