Boambee East

Boambee East has shown very soft population growth performance across periods assessed by AreaSearch

As of February 2026, the estimated population of the suburb of Boambee East is around 5,501, reflecting an increase of 197 people since the 2021 Census. This growth represents a 3.7% change from the previous population figure of 5,304 people. The latest resident population estimate by AreaSearch, following examination of ABS data released in June 2024, is 5,389. This estimate considers 7 validated new addresses since the Census date. The population density for Boambee East is 1,503 persons per square kilometer, which exceeds the average seen across national locations assessed by AreaSearch. Since the census, Boambee East's growth of 3.7% is within 1.8 percentage points of the SA3 area's growth rate of 5.5%, indicating competitive growth fundamentals.

Overseas migration contributed approximately 71.0% of overall population gains in recent periods. AreaSearch projections for the suburb, based on ABS/Geoscience Australia data released in 2024 with a base year of 2022, indicate a decline in overall population by 263 persons by 2041. However, specific age cohorts are projected to grow, notably the 85 and over age group, which is expected to increase by 76 people over this period.

AreaSearch assessment of residential development drivers sees a low level of activity in Boambee East, placing the area among the bottom 25% of areas assessed nationally

AreaSearch analysis of ABS building approval numbers indicates Boambee East has received approximately 6 dwelling approvals per year over the past five financial years, totalling around 30 homes. In FY-26 so far, 4 approvals have been recorded. This results in an average of 1.6 people moving to the area annually for each dwelling built between FY-21 and FY-25. New properties are constructed at an average expected cost of $505,000, indicating a focus on premium segment upmarket properties.

Commercial approvals totalling $1.6 million have been registered in this financial year, reflecting the area's residential nature. Compared to Rest of NSW, Boambee East shows significantly reduced construction activity, with 73.0% below the regional average per person. This limited new supply generally supports stronger demand and values for established homes. The area's development activity is also under the national average, suggesting its established nature and potential planning limitations. Recent development has been entirely detached houses, sustaining Boambee East's suburban identity with a concentration of family homes suited to buyers seeking space.

With approximately 977 people per dwelling approval, Boambee East reflects a highly mature market. Given the expected stable or declining population, reduced pressure on housing is anticipated, potentially creating opportunities for buyers in the area.

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

Changes to local infrastructure significantly influence an area's performance. Two projects identified by AreaSearch are likely to impact this area: Boambee East Residential Subdivision, Toormina Oval Upgrade, North Boambee Valley (East) Release Area, and Coffs Harbour Bypass. 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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The employment environment in Boambee East shows above-average strength when compared nationally

Boambee East has a skilled workforce with 3.1% unemployment rate as of December 2025. Employment growth over the past year was estimated at 3.3%. The area's unemployment rate is 0.9% lower than Regional NSW's 3.9%, but workforce participation is lower at 56.6% compared to Regional NSW's 61.3%.

Only 8.9% of residents work from home, according to Census responses. Dominant employment sectors are health care & social assistance, retail trade, and education & training. The area specializes in health care & social assistance, with an employment share 1.3 times the regional level, but agriculture, forestry & fishing shows lower representation at 0.8%. Employment opportunities locally may be limited as indicated by working population vs resident population count.

Over a 12-month period ending December 2025, employment increased by 3.3% and unemployment fell by 0.5 percentage points, contrasting with Regional NSW where employment contracted by 1.2% and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 project national employment expansion by 6.6% over five years and 13.7% over ten years. Applying these projections to Boambee East's employment mix suggests local employment should increase by 6.8% over five years and 14.0% over ten years, based on simple weighting extrapolation for illustrative purposes.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for financial year ending June 30, 2023 shows median income in Boambee East is $47,447 and average income is $57,083. This contrasts with Regional NSW's median income of $52,390 and average income of $65,215 for the same period. Based on Wage Price Index growth of 8.86% since June 2023, estimated incomes as of September 2025 would be approximately $51,651 (median) and $62,141 (average). Census data indicates household, family, and personal incomes in Boambee East rank modestly, between the 29th and 29th percentiles. Income brackets show that 34.1% of individuals earn between $1,500 - $2,999 annually, aligning with regional levels at 29.9%. Housing affordability pressures are severe in Boambee East, with only 82.4% of income remaining after housing costs, ranking at the 27th percentile.

Boambee East is characterized by a predominantly suburban housing profile, with ownership patterns similar to the broader region

In Boambee East, as per the latest Census evaluation, 86.6% of dwellings were houses with the remaining 13.4% being semi-detached, apartments, or other types. This compares to Regional NSW's figures of 82.6% houses and 17.4% other dwellings. Home ownership in Boambee East stood at 36.0%, with mortgaged dwellings at 38.4% and rented ones at 25.6%. The median monthly mortgage repayment was $1,619, lower than Regional NSW's average of $1,733. The median weekly rent in Boambee East was $410, compared to Regional NSW's $330. Nationally, Boambee East's mortgage repayments were significantly lower than the Australian average of $1,863, while rents exceeded the national figure of $375.

Boambee East has a typical household mix, with a higher-than-average median household size

Family households comprise 74.0% of all households, including 28.4% couples with children, 29.4% couples without children, and 14.9% single parent families. Non-family households account for the remaining 26.0%, with lone person households at 23.3% and group households comprising 2.9%. The median household size is 2.5 people, which is larger than the Regional NSW average of 2.4.

Boambee East faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 17.9%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most common at 13.1%, followed by postgraduate qualifications (2.4%) and graduate diplomas (2.4%). Vocational credentials are prevalent, with 42.1% of residents aged 15+ holding them - advanced diplomas at 10.9% and certificates at 31.2%. Educational participation is high, with 27.9% of residents currently enrolled in formal education.

This includes 10.3% in primary education, 8.3% in secondary education, and 2.7% pursuing tertiary education.

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

The analysis of public transportation in Boambee East shows that there are currently 40 operational transport stops within the area. These stops serve a mix of bus routes, with a total of 25 individual routes providing service to these locations. The combined weekly passenger trips across all routes amount to 263. The accessibility of transport in Boambee East is rated as excellent, with residents typically living just 165 meters away from the nearest transport stop. As predominantly a residential area, most commuters travel outward, with cars being the primary mode of transportation at 97%. On average, there are 1.4 vehicles per dwelling in Boambee East.

According to the 2021 Census, only 8.9% of residents work from home, which may be influenced by COVID-19 conditions. The average service frequency across all routes is 37 trips per day, equating to approximately six weekly trips per individual stop.

Health performance in Boambee East is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Boambee East faces significant health challenges, as indicated by AreaSearch's assessment of mortality rates and chronic condition prevalence. Both younger and older age cohorts exhibit high prevalence of common health conditions. Approximately 50% (~2,725 people) of Boambee East residents have private health cover, compared to Regional NSW's 51.9%.

Nationally, this figure stands at 55.7%. The most prevalent medical conditions are arthritis (11.1%) and mental health issues (9.9%). Conversely, 61.1% of residents report no medical ailments, slightly lower than Regional NSW's 63.3%. Working-age population health is particularly challenging due to high chronic condition rates. Boambee East has 22.4% (1,232 people) of residents aged 65 and over, compared to Regional NSW's 23.4%. Senior health outcomes present some challenges, generally aligning with national rankings.

Boambee East is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Boambee East had a cultural diversity below average, with 88.9% born in Australia, 92.7% being citizens, and 95.7% speaking English only at home. Christianity was the predominant religion, comprising 51.2%. The most notable overrepresentation was in Other, which made up 1.5%, compared to Regional NSW's 0.8%.

For ancestry, the top groups were English (31.5%), Australian (30.8%), and Irish (9.0%). Some ethnic groups showed significant differences: Australian Aboriginal at 5.3% vs regional 4.6%, Scottish at 8.5% vs 8.0%, and French at 0.5% vs 0.4%.

Boambee East's median age exceeds the national pattern

Boambee East's median age is 42 years, similar to Regional NSW's average of 43 but older than Australia's 38 years. The age profile shows that those aged 5-14 are prominent at 13.3%, while the 55-64 group is smaller at 11.5% compared to Regional NSW. Between 2021 and present, the 75 to 84 age group has increased from 6.6% to 7.9%. Conversely, the 55 to 64 cohort has decreased from 12.9% to 11.5%. By 2041, population forecasts indicate substantial demographic changes for Boambee East. The 85+ age group is projected to grow by 56%, adding 70 residents to reach 197. Senior residents aged 65 and above will drive all population growth, highlighting demographic aging trends. Meanwhile, populations in the 35-44 and 45-54 cohorts are projected to decline.