Bomaderry

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

The estimated population of the suburb of Bomaderry is around 6,776 as of May 2026. This figure reflects an increase of 38 people since the 2021 Census, which reported a population of 6,738. The change is inferred from AreaSearch's estimation of the resident population at 6,770 following examination of the latest ERP data release by the ABS in June 2025 and an additional 89 validated new addresses since the Census date. This level of population results in a density ratio of 909 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. The suburb's growth rate of 0.6% since the census positions it within 2.5 percentage points of the SA4 region (3.1%), indicating competitive growth fundamentals. Overseas migration contributed approximately 64.0% of overall population gains during recent periods, driving primary population growth for the area.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Looking ahead, a population increase just below the median of Australia's non-metropolitan areas is expected, with projections indicating an expansion of 692 persons to 2041, reflecting an increase of 10.1% in total over the 16 years.

Residential development activity is lower than average in Bomaderry according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis reveals that Bomaderry saw approximately 24 new homes approved annually over the past five financial years, totalling an estimated 121 homes. As of FY-26, 51 approvals have been recorded. The average population growth per dwelling built in the area between FY-21 and FY-25 was around 0.2 people per year. New construction has been matching or outpacing demand, offering buyers more options and enabling population growth that could exceed current expectations.

The average value of new dwellings developed is $415,000, which is moderately above regional levels, indicating an emphasis on quality construction. This financial year, there have been $9.2 million in commercial approvals, suggesting the area's residential character. Comparatively, Bomaderry shows approximately half the construction activity per person relative to Rest of NSW. Nationally, it places among the 79th percentile of areas assessed, though building activity has accelerated in recent years. This is below average nationally, reflecting the area's maturity and possible planning constraints. Recent construction comprises 45.0% detached houses and 55.0% medium and high-density housing, marking a significant departure from existing housing patterns (currently 79.0% houses).

This trend suggests diminishing developable land availability and responds to evolving lifestyle preferences and housing affordability needs. The location has approximately 143 people per dwelling approval, indicating a low density market. Looking ahead, Bomaderry is expected to grow by 686 residents through to 2041, according to the latest AreaSearch quarterly estimate. Existing development levels seem aligned with future requirements, maintaining stable market conditions without significant price pressures.

Bomaderry has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Ten projects identified by AreaSearch are expected to impact the area, significantly influencing its performance. Key projects include The Yards, Bomaderry High School Upgrade, Landcom Bomaderry Build-to-Rent Apartments, and SCaRP - Bomaderry Sporting Complex Redevelopment.

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 Bomaderry has been below expectations when compared to most other areas nationally

Bomaderry has a balanced workforce with representation from both white and blue collar jobs. Essential services sectors are well-represented in the area. As of December 2025, the unemployment rate is 4.7%, according to AreaSearch's aggregation of statistical area data.

In this month, 2,730 residents are employed while the unemployment rate is 0.8% higher than Regional NSW's rate of 3.9%. Workforce participation in Bomaderry lags behind Regional NSW at 50.0%, compared to the regional average of 60.5%. Census responses show that only 9.9% of residents work from home, but Covid-19 lockdown impacts should be considered. Employment is concentrated in health care & social assistance, retail trade, and accommodation & food sectors.

Health care & social assistance stands out with employment levels at 1.2 times the regional average, while agriculture, forestry & fishing has lower representation at 1.5% compared to the regional average of 5.3%. The area appears to offer limited local employment opportunities, as indicated by the count of Census working population versus resident population. In the 12-month period ending in December 2025, labour force increased by 1.7% while employment decreased by 0.6%, leading to a rise in unemployment by 2.2 percentage points. This contrasts with Regional NSW where employment fell by 1.2%, labour force contracted by 0.8%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 provide further insight into potential future demand within Bomaderry. These projections, covering five and ten-year periods, suggest that national employment should expand by 6.6% over five years and 13.7% over ten years. However, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Bomaderry's employment mix suggests that local employment should increase by 6.4% over five years and 13.6% over ten years, although this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

AreaSearch's aggregation of latest postcode level ATO data released for financial year ended June 2023 shows median income among taxpayers in Bomaderry suburb was $42,514. Average income stood at $52,065. Nationally, average income was $52,390 and $65,215 across Regional NSW respectively. As of March 2026, estimated median income is approximately $46,901 and average income is $57,438 based on Wage Price Index growth of 10.32% since financial year ended June 2023. According to the 2021 Census, incomes in Bomaderry fall between 8th and 13th percentiles nationally for households, families, and individuals. Income analysis reveals 29.1% of population (1,971 individuals) have income within $800 - $1,499 range, contrasting with Regional NSW where $1,500 - $2,999 bracket leads at 29.9%. Housing affordability pressures are severe in Bomaderry, with only 81.6% of income remaining, ranking at 8th percentile nationally.

Bomaderry is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Dwelling structure in Bomaderry, as per the latest Census, consisted of 78.6% houses and 21.4% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Bomaderry was 38.2%, similar to Regional NSW. The remaining dwellings were either mortgaged (26.5%) or rented (35.3%). Median monthly mortgage repayment in the area was $1,584, below the Regional NSW average of $1,733. Median weekly rent was $310, compared to Regional NSW's $330. Nationally, Bomaderry's median monthly mortgage repayments were lower at $1,584 than the Australian average of $1,863. Median weekly rent in Bomaderry was substantially below the national figure of $375.

Bomaderry features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households constitute 62.4% of all households, consisting of 18.8% couples with children, 28.1% couples without children, and 14.1% single parent families. Non-family households comprise the remaining 37.6%, with lone person households at 33.9% and group households making up 3.8%. The median household size is 2.2 people, which is smaller than the Regional NSW average of 2.4.

Educational outcomes in Bomaderry fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's university qualification rate is 16.0%, significantly lower than the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most common at 11.1%, followed by postgraduate qualifications (2.6%) and graduate diplomas (2.3%). Vocational credentials are prevalent, with 42.0% of residents aged 15+ holding them, including advanced diplomas (10.6%) and certificates (31.4%).

Educational participation is high, with 25.9% of residents currently enrolled in formal education. This includes 9.7% in primary education, 7.2% in secondary education, and 2.4% pursuing tertiary education.

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

Bomaderry has 115 active public transport stops offering a mix of train and bus services. These are covered by 53 different routes, collectively facilitating 3,397 weekly passenger trips. The area's transport accessibility is rated excellent, with residents typically located 130 meters from the nearest stop. Most residents commute outward due to Bomaderry being primarily residential. Cars remain the dominant mode of transport at 93%, with an average vehicle ownership of 1.2 per dwelling, below the regional average. According to the 2021 Census, a relatively low 9.9% of residents work from home, which may reflect COVID-19 conditions.

Service frequency averages 485 trips per day across all routes, translating to approximately 29 weekly trips per individual stop. The provided map illustrates the 100 nearest stops to the location's centrepoint.

Health performance in Bomaderry is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Bomaderry faces significant health challenges, as indicated by AreaSearch's assessment of mortality rates and chronic condition prevalence. Several health conditions impact both younger and older age cohorts, with private health cover being quite low at approximately 48% (~3,224 people), compared to Regional NSW's 51.9% and the national average of 55.7%. The most prevalent medical conditions are arthritis (12.1%) and mental health issues (11.0%), while 56.6% of residents report no medical ailments, compared to 63.3% in Regional NSW.

Working-age population health is notably challenged by high chronic condition rates. The area has a higher proportion of seniors aged 65 and over at 26.8% (1,815 people), compared to Regional NSW's 23.4%. Senior health outcomes present challenges broadly in line with national rankings.

Bomaderry ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Bomaderry's cultural diversity was found to be below average, with 89.4% of its population being citizens and 85.7% born in Australia. English was spoken exclusively at home by 94.2%. Christianity was the predominant religion, practiced by 53.2% of Bomaderry residents.

Judaism was overrepresented compared to Regional NSW, comprising 0.2% versus 0.1%. In terms of ancestry, the top groups were English (31.8%), Australian (30.5%), and Irish (8.1%). Notably, Hungarian representation was higher at 0.4% than the regional average of 0.2%, while Australian Aboriginal was also higher at 5.7% versus 4.6%. Samoan representation was slightly higher at 0.2% compared to 0.1% regionally.

Bomaderry hosts a notably older demographic compared to the national average

Bomaderry's median age is 44 years, similar to Regional NSW's 43 and above the national average of 38 years. Compared to Regional NSW, Bomaderry has a higher percentage of residents aged 75-84 (10.1%) but fewer residents aged 55-64 (11.0%). Between the 2016 and 2021 censuses, the population aged 15-24 increased from 10.5% to 11.8%, while the 35-44 age group rose from 10.4% to 11.5%. Conversely, the 55-64 age group decreased from 12.7% to 11.0%. By 2041, Bomaderry's age composition is expected to change significantly. The 25-34 age group is projected to grow by 25%, reaching 1,061 from 847. However, the 15-24 and 65-74 cohorts are expected to decline in population.