Boambee East

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

The population of the Boambee East statistical area (Lv2) was estimated to be around 5,502 as of November 2025. This figure reflects an increase of 198 people since the 2021 Census, which reported a population of 5,304 people in the Boambee East (SA2). The change is inferred from AreaSearch's estimate of 5,389 residents as of June 2024, following examination of the latest ERP data release by the ABS, and an additional 8 validated new addresses since the Census date. This results in a population density ratio of 1,503 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. The Boambee East (SA2) has experienced a growth rate of 3.7% since the census, positioning it within 1.7 percentage points of the SA3 area's growth rate of 5.4%. Population growth in the area was primarily driven by overseas migration, contributing 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 a base year of 2022. For areas not covered by this data, AreaSearch utilises 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 this methodology, projections indicate an overall population decline of 272 persons by 2041 in the Boambee East (SA2). However, specific age cohorts are anticipated to grow during this period, notably the 85 and over age group, which is projected to increase by 71 people.

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, allocated from statistical area data, shows Boambee East has experienced around 6 dwellings receiving development approval per year over the past 5 financial years up to FY-25. This totals an estimated 30 homes. So far in FY-26, 4 approvals have been recorded. An average of 1.7 people moved to the area for each dwelling built between FY-21 and FY-25, indicating balanced supply and demand dynamics.

New properties are constructed at an average value of $505,000, suggesting a focus on the premium segment with upmarket properties. In FY-26, $1.6 million in commercial approvals have been registered, demonstrating Boambee East's residential nature. Compared to Rest of NSW, Boambee East shows reduced construction activity, 73.0% below regional average per person. This limited new supply generally supports stronger demand and values for established homes. Relative to the national average, Boambee East's development activity is also lower, indicating its established nature and suggesting potential planning limitations.

Recent development has been entirely comprised of detached houses, sustaining Boambee East's suburban identity with a concentration of family homes suited to buyers seeking space. With around 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 in Boambee East, potentially creating opportunities for buyers.

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 have been identified by AreaSearch as potentially impacting the area. Key projects include Boambee East Residential Subdivision, Toormina Oval Upgrade, North Boambee Valley (East) Release Area, and Coffs Harbour Bypass. The following details those likely to be most relevant:.

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The employment environment in Boambee East shows above-average strength when compared nationally

Boambee East has a skilled workforce with essential services sectors well represented. The unemployment rate was 3.3% in the past year, with an estimated employment growth of 2.5%.

As of September 2025, 2,384 residents were employed, while the unemployment rate was 0.5% lower than Rest of NSW's rate of 3.8%. Workforce participation was 59.2%, compared to Rest of NSW's 56.4%. The dominant employment sectors included health care & social assistance, retail trade, and education & training. Health care & social assistance had an employment share 1.3 times the regional level, while agriculture, forestry & fishing showed lower representation at 0.8% versus the regional average of 5.3%.

Limited local employment opportunities were indicated by Census data comparing working population to resident population. In the 12-month period ending September 2025, employment increased by 2.5%, labour force by 3.3%, and unemployment rose by 0.7 percentage points. This contrasted with Rest of NSW where employment contracted by 0.5%, labour force fell by 0.1%, and unemployment rose by 0.4 percentage points. State-level data to 25-Nov-25 showed NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. National employment forecasts from May-25 projected national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Boambee East's employment mix suggested 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 2023 indicates that Boambee East's median income is $47,447 and average income is $57,083. This is below the national averages of $52,390 (median) and $65,215 (average) for Rest of NSW. Using Wage Price Index growth of 8.86% since financial year 2023, estimated incomes as of September 2025 are approximately $51,651 (median) and $62,141 (average). Census data shows household, family, and personal incomes in Boambee East rank modestly, between the 29th and 29th percentiles. Income brackets reveal that 34.1% of individuals earn between $1,500 - 2,999 annually, aligning with regional levels at 29.9%. Housing affordability pressures are severe, 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

Dwelling structure in Boambee East, as evaluated at the Census 2016, comprised 86.6% houses and 13.4% other dwellings. In comparison, Non-Metro NSW had 78.4% houses and 21.6% other dwellings. Home ownership in Boambee East was 36.0%, with mortgaged dwellings at 38.4% and rented dwellings at 25.6%. The median monthly mortgage repayment was $1,619, compared to Non-Metro NSW's $1,733. The median weekly rent was $410, compared to Non-Metro NSW's $370. Nationally, Boambee East's mortgage repayments were 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 constitute 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 Rest of 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 NSW's average of 32.2%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the 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, including advanced diplomas (10.9%) and certificates (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

Transport analysis shows 40 active stops operating in Boambee East. These are mixed bus services. There are 25 routes serving these stops, providing a total of 263 weekly passenger trips.

Transport accessibility is rated excellent with residents typically located 165 meters from the nearest stop. Service frequency averages 37 trips per day across all routes, equating to approximately 6 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, with common conditions prevalent across both younger and older age groups. Approximately half (50%) of its population (~2726 people) has private health cover, lower than the national average of 55.7%.

The most frequent medical issues are arthritis (11.1% of residents) and mental health problems (9.9%). However, 61.1% report being free from medical ailments, compared to 63.9% in Rest of NSW. Boambee East has a lower proportion of seniors aged 65 and over at 22.0% (~1210 people), compared to the 23.9% in Rest of NSW. Despite this, health outcomes among seniors are challenging but better than those for the general population.

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 index below the average, with 88.9% of its population born in Australia, 92.7% being citizens, and 95.7% speaking English only at home. Christianity was the predominant religion, accounting for 51.2%. The category 'Other' was overrepresented at 1.5%, compared to 3.3% across Rest of NSW.

Regarding ancestry, the top groups were English (31.5%), Australian (30.8%), and Irish (9.0%). Notable differences existed in the representation of certain ethnicities: Australian Aboriginal was higher at 5.3% (vs regional 4.0%), Scottish at 8.5% (vs 8.3%), and French remained similar at 0.5%.

Boambee East's median age exceeds the national pattern

Boambee East's median age is 42 years, similar to Rest of NSW's average of 43 but older than Australia's median age of 38. The age profile shows that those aged 5-14 are prominent at 13.2%, while the 55-64 group is smaller at 11.7% compared to Rest of NSW. Between 2021 and present, the 75-84 age group has increased from 6.6% to 7.7% of the population. Conversely, the 55-64 cohort has decreased from 12.9% to 11.7%. By 2041, demographic changes are forecasted for Boambee East. The 85+ age group is projected to grow by 59%, adding 71 residents to reach 193. Residents aged 65 and above will drive 99% of population growth, indicating aging trends. Meanwhile, populations in the 35-44 and 0-4 age groups are projected to decline.