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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Boambee is $1.30m. House values have moved 1.8% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Boambee has an estimated 1,796 residents, up from 1,770 at the 2021 Census — a change of 26 people, or 1.5%. That puts 139 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
AreaSearch evaluations combining broader ABS demographic updates with post-Census address validations indicate that the suburb of Boambee has reached an estimated resident total of approximately 1,796 as of Aug 2026. Comparing this to the 2021 Census tally of 1,770 residents shows an expansion of 26 people (1.5%). The figure builds upon an estimated resident population of 1,792 derived from the ABS ERP release of June 2025 alongside 8 validated new addresses logged following the Census. With a population density of 138 persons per square kilometer, the locality offers generous living space alongside capacity for future expansion.
The suburb of Boambee recorded a 1.5% increase post-Census, trailing the broader SA3 figure (4.0%) by only 2.5 percentage points, highlighting solid local momentum. Net overseas arrivals served as the primary growth catalyst, generating around 71.0% of recent population additions. Projections for the suburb of Boambee draw on ABS/Geoscience Australia SA2 modeling published in 2024 using 2022 as a baseline, complemented by 2022 NSW State Government SA2 forecasts based in 2021 where necessary, with cohort growth rates applied to all locations between 2032 and 2041. Over this projection horizon, modeling indicates an overall contraction, pointing to a net reduction of 118 persons by 2041. In contrast to this broader downward trajectory, older demographics are set to expand, most notably the 85 and over age bracket, which is slated to gain 22 people.
Frequently Asked Questions - Population
29 new dwellings have been approved in Boambee over the past five years, an average of 5 a year. That is 3.4 approvals per 1,000 residents. Approvals are currently running at an annualised 1, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
According to building approval figures compiled by AreaSearch from ABS statistical collections, the local pipeline has generated an average of roughly 5 residential approvals annually, totaling 29 homes approved over the past 5 financial years (between FY-21 and FY-25) alongside 1 so far in FY-25. An average of only 0.8 people per year moved in per newly built dwelling across the past 5 financial years (between FY-21 and FY-25), indicating that building activity comfortably matches or exceeds local population intake, enhancing purchasing options and enabling upside beyond forecast population gains.
An average approved construction cost of $704,000 per dwelling points to developer concentration in higher-tier residential offerings, while commercial approvals reaching $2.1 million this financial year underscore a market primarily oriented toward residential living. Per capita residential construction in the area trails the Rest of NSW benchmark by 11.0% and ranks in the 10th percentile across the country, limiting new-build opportunities and channeling buyer attention into established dwellings. This below-average national standing points to a mature urban footprint alongside potential planning constraints. Compositionally, building approvals consist of 83.0% detached houses and 17.0% townhouses or apartments, reinforcing low-density neighborhood qualities that attract buyers seeking larger allotments. An estimated ratio of 1787 people per approved dwelling highlights an exceptionally quiet local development environment. With demographic forecasts pointing to steady or easing resident numbers, reduced pressure on the local housing market should maintain favorable purchasing conditions for incoming buyers.
Frequently Asked Questions - Development
Development applications around Boambee
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 35 current infrastructure and development projects close to Boambee, worth an estimated $4.26 billion. 13 are already under construction and 12 are due for completion within three years. The pipeline spans residential development, sports & recreation and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Community growth and performance remain heavily shaped by public works, planning frameworks, and capital investments. AreaSearch has pinpointed 4 key local developments, including the Boambee East Residential Subdivision, North Boambee Valley (East) Release Area, Toormina Oval Upgrade, and Elements at Coffs.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Boambee East Residential Subdivision
Development application DA 0493/23DA submitted by Richard Benell was approved for a multi-stage residential subdivision across 647, 679A, and 679B Pacific Highway in Boambee East. The scheme subdivides the land into 70 residential lots, consisting of 63 Torrens Title lots and 7 Community Title lots, with new road access connecting through to Bruce King Drive. The development provides substantial greenfield housing supply within the Coffs Harbour LGA.
North Boambee Valley (East) Release Area
A long-term residential release area featuring The Lakes Estate and surrounding developments, with infrastructure supporting up to 361 dwellings. The development includes neighbourhood parks, walking trails, stormwater detention systems, collector roads with cycleways, koala habitat management zones, and community facilities. Developer contributions fund essential infrastructure including roads, parks, environmental protection measures, and flood mitigation systems. The completed Lakes Estate offers established residential lots with lake frontages and district views.
Elements at Coffs
Elements at Coffs is a quality residential land release estate located just off Stadium Drive on the eastern side of the Pacific Highway in Coffs Harbour. Positioned halfway between Coffs Harbour and Sawtell, it offers generous reserves and open spaces. The development is actively selling Stage 4 and provides convenient access to the airport, health campus, education facilities, and shopping centres.
Toormina Oval Upgrade
The Toormina Oval Upgrade delivers an expanded sporting precinct featuring an additional football pitch, an upgraded carpark, a connecting footbridge, and new concrete footpaths. The project enhances community access and capacity for local football clubs and recreational users across Coffs Harbour.
95 on First Townhouses (Sea Esta)
'95 on First' will comprise of six modern 3-bedroom townhouses, offering low-maintenance, beachside living. The complex is positioned approximately 150 metres from Sawtell Beach and 250 metres from the village centre, with driveway entry via Kidd Lane. Construction is estimated to commence towards the end of 2025.
Coffs Harbour Airport Enterprise Park
Coffs Harbour Airport Enterprise Park is a commercial and industrial employment precinct within Coffs Harbour Airport. The first phase was completed in early 2021, delivering 10 serviced lots and road, drainage and services works. The current program is focused on rezoning and future development of a 98-lot, 23-hectare leasable commercial, aviation, industrial and mixed-use employment hub intended to address industrial land shortages and support regional jobs and investment.
Wonga Park Sawtell Playground Renewal
Renewal of the existing Wonga Playground at the corner of First and Third Avenue in Sawtell, replacing ageing equipment with a new climbing structure, slide, swings and bouncers, a shelter, picnic tables, and stone block retaining walls and seating. The new playground was relocated slightly east of the existing BBQ shelter, away from the tree canopy, to protect the surrounding littoral rainforest ecosystem. The existing playground and amenities block remained open throughout construction. Funded by the City of Coffs Harbour at a cost of $200,000, the project was completed on 15 September 2025.
TAFE NSW Coffs Harbour Campus Upgrade
A $29 million capital investment to modernise facilities and expand vocational training capacity at the Coffs Harbour Education Campus. The upgrade delivers state-of-the-art trade workshops, contemporary laboratories, and technology-enabled learning spaces to support regional skills demand.
882 residents of Boambee are employed, from a labour force of 903. Unemployment sits at 2.3%, with participation at 60.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.7% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 1,518, about 85% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Workforce data compiled by AreaSearch shows a capable local labour market characterized by solid representation across essential services, minimal joblessness at 2.3%, and consistent employment levels across the previous year. As of March 2026882 residents are gainfully employed, keeping the local unemployment rate 1.8% beneath the 4.1% seen across Regional NSW, while local labour force participation mirrors the Regional NSW benchmark of 60.6%. In addition, Census records show that 15.8% of the working population carried out their duties from home, though prevailing Covid-19 restrictions at the time should be kept in mind.
Resident employment centers predominantly on health care & social assistance, education & training, and construction. Specialization is particularly elevated in education & training, where the local workforce share is 1.5 times the regional proportion. Conversely, manufacturing accounts for only 2.9% of local workers, lagging behind the 5.8% recorded across Regional NSW. A comparison between the resident workforce and locally based positions indicates that this mostly residential community features relatively few employment positions within its own boundaries. An examination of ABS and SALM metrics by AreaSearch indicates that during the 12 months to March 2026, resident employment edged up by 0.1% as the labour pool shrank by 0.2%, reducing the local unemployment rate by 0.3 percentage points. By comparison, Regional NSW saw employment decline by 0.9%, the labour force drop by 0.4%, and unemployment rise by 0.5 percentage points. Future workplace demand can be evaluated using national industry projections issued by Jobs and Skills Australia in Mar-26. Against economy-wide forecasts of 6.6% over five years and 13.7% over ten years, industry variations mapped onto the local occupational structure suggest potential employment growth of 6.7% over five years and 13.9% over ten years.
Frequently Asked Questions - Employment
Median household income in Boambee is $2,048 a week (about $106,000 a year), with median personal income at $809 a week. ATO records put median taxable income at $54,370 a year against an average of $65,411. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Based on ATO postcode records from financial year 2023, personal earnings in the suburb of Boambee sit modestly below nationwide benchmarks, showing a median taxable income of $54,370 and a mean of $65,411, compared to Regional NSW benchmarks of $52,390 (median) and $65,215 (average). Accounting for a 10.32% rise in the Wage Price Index since financial year 2023 places modeled values at roughly $59,981 for the median and $72,161 for the average as of March 2026. From the 2021 Census, local household earnings ranked in the 68th percentile with a weekly intake of $2,048, while individual earnings were positioned at the 51st percentile.
Income distribution shows a primary concentration of 32.9% of residents (590 people) earning in the $1,500 - 2,999 band, aligning with the 29.9% share observed regionally. Residents retain 89.6% of their income after covering housing obligations, indicating healthy discretionary capacity, while SEIFA income metrics place the locality in the 6th decile.
Frequently Asked Questions - Income
Boambee had 589 occupied dwellings at the 2021 Census, 94% detached houses and 1% apartments. 40% are owned with a mortgage, 10% rented and 50% owned outright. At that Census the median rent was $315 a week and the median mortgage repayment $1,950 a month. Rent absorbs 15.4% of household income here and mortgage repayments 22.0%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census assessments show that standalone houses constitute 94.0% of local housing stock, with apartments, semi-detached units, and other configurations accounting for 6.0%, compared against Regional NSW figures of 82.6% houses and 17.4% other dwellings. Outright ownership is notably elevated at 49.7%, exceeding regional benchmarks, while mortgaged properties make up 40.3% and rental accommodation represents 10.0%. Median monthly loan repayments of $1,950 exceed the Regional NSW standard of $1,733, while the median weekly rental cost of $315 sits beneath the regional figure of $330. Nationally, local mortgage obligations surpass the Australian average of $1,863, whereas typical rents remain considerably lower than the national median of $375.
Frequently Asked Questions - Housing
Boambee counted 589 households at the 2021 Census, averaging 2.9 people each. 38% are couples with children, against 34% couples without children. 17% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 81.7% of all local households, divided between couples with children at 37.5%, couples without children at 34.3%, and single parent families at 9.0%. Non-family living arrangements account for the remaining 18.3%, encompassing lone person households at 17.0% and group housing at 1.5%. The typical local household size is 2.9 people, exceeding the Regional NSW average of 2.4.
Frequently Asked Questions - Households
27.6% of adults in Boambee hold a university qualification, including 18.0% with a bachelor degree and 5.0% with postgraduate qualifications. A further 27.2% hold a vocational qualification. 1 school serves the area, with 385 enrolment places and an average ICSEA of 1,003 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational attainment is strong relative to surrounding areas, with 27.6% of residents aged 15+ possessing university qualifications, outperforming both the SA4 regional average of 19.8% and the 21.3% recorded for Rest of NSW. Bachelor degrees constitute the largest share at 18.0%, alongside postgraduate qualifications at 5.0% and graduate diplomas at 4.6%. In addition, technical and trade credentials are widespread, with 38.6% of residents aged 15+ holding vocational qualifications, comprising certificates (27.2%) and advanced diplomas (11.4%). Study engagement across the community is substantial, with 28.8% of the population actively enrolled in an educational institution.
This includes 10.4% attending primary school, 10.3% in secondary education, and 3.6% engaged in tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Boambee reaches 32 stops on 32 routes, timetabled for about 240 services a week. The typical home sits about 390 m from its nearest stop. Households keep an average of 2.1 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transit infrastructure includes 32 active bus stops spread across the locality, serviced by 32 individual routes that deliver 242 weekly passenger trips. Transit access is favorable, with residents living an average distance of 387 meters from their closest stop. Given the outward commuting flow of this residential suburb, private vehicle use dominates at 94%, with households maintaining an above-average 2.1 vehicles per dwelling. Work-from-home arrangements were noted by 15.8% of workers in the 2021 Census, which coincided with pandemic restrictions. Scheduled services provide an average of 34 trips per day across the network, translating to approximately 7 weekly trips for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
67.3% of residents in Boambee report no long-term health condition. 4.8% need daily assistance with core activities, and 52.8% hold private health cover. The standardised death rate runs at 4.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators across the community reflect positive outcomes based on mortality benchmarks and chronic condition prevalence, with common health issues appearing infrequently across the broader population and tracking near national norms among older cohorts. Meanwhile, private health insurance coverage slightly surpasses typical SA2 levels, encompassing roughly 53% of all residents (~948 people). Arthritis and mental health conditions represent the most widespread diagnoses locally, affecting 10.3 and 7.6% of the population, respectively, while 67.3% of residents reported no chronic health issues, compared to 63.3% across Regional NSW. Favorable health outcomes are evident among residents under 65.
For the 422 people aged 65 and over (comprising 23.5% of the community), health metrics remain positive overall, though their national standing is somewhat lower than that of younger cohorts.
Frequently Asked Questions - Health
Boambee is largely Australian-born, at 85.9% of residents, with 6.2% speaking a language other than English at home. The largest reported ancestries are English (31.5%) and Australian (30.9%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics show that 85.9% of residents were born in Australia, 91.4% hold Australian citizenship, and 93.8% speak solely English in the home. Christianity represents the leading religious affiliation at 53.9% of the local population. The most prominent regional variation appears in the Other religious category, which accounts for 2.1% of residents compared to 0.8% across Regional NSW. Looking at ancestral backgrounds based on parents' country of birth, the three most common heritages are English at 31.5%, Australian at 30.9%, and Scottish at 9.1%. Distinct variances are also evident among smaller ethnic groups, with Dutch heritage overrepresented at 1.8% (versus 1.0% regionally), South Australian ancestry at 0.8% (versus 0.2%), and French ancestry at 0.6% (versus 0.4%).
Frequently Asked Questions - Diversity
The median resident of Boambee is 46, older than 85% of areas nationally. That is 1 year younger than at the 2021 Census. 20.2% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The local age distribution closely tracks broader regional patterns, differing by no more than 5.7 percentage points from Regional NSW across any cohort. The estimated median age is 46, dropping from 47 at the 2021 Census, which remains 3 years higher than the Regional NSW median of 43 and above the national median of 38 recorded at that Census. Since the Census, the proportion of residents aged 45 - 64 has declined from 31.7% to an estimated 28.6%. Between now and 2041, the 25 - 44 age bracket is projected to see the largest increase, adding 3 residents (1%) to reach 323, while younger demographics and middle-aged to young retiree cohorts are expected to decrease.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Boambee
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 5 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 8 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (1,770 at the 2021 Census → 1,796 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL10420). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.