Bomaderry

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

Based on analysis of ABS population updates for the broader area, as of November 2025, Bomaderry's estimated population is around 6936. This reflects an increase of 198 people since the 2021 Census, which reported a population of 6738. The change was inferred from AreaSearch's estimation of the resident population at 6819 following examination of ABS' latest ERP data release in June 2024 and validation of an additional 97 new addresses since the Census date. This level of population equates to a density ratio of 931 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. Bomaderry's growth rate of 2.9% since the census positions it within 1.7 percentage points of the SA4 region (4.6%), demonstrating competitive growth fundamentals. Population growth was primarily driven by overseas migration contributing approximately 64.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises 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. Anticipating future population dynamics, the Bomaderry statistical area is expected to increase its population just below the median of Australia's non-metropolitan areas, with an expected expansion of 781 persons by 2041 based on aggregated SA2-level projections, reflecting a gain of 10.6% in total over the 17 years.

AreaSearch analysis of residential development drivers sees Bomaderry recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers shows Bomaderry has received around 24 dwelling approvals per year on average over the past five financial years. This totals an estimated 123 homes. In FY-26 so far, 39 approvals have been recorded. The average number of new residents arriving per new home is approximately 1.1 per year between FY-21 and FY-25.

This suggests a balanced supply and demand in the market for new homes, which are being built at an average construction cost value of $415,000. Commercial approvals registered this financial year amount to $9.2 million, indicating Bomaderry's primarily residential nature. Compared to Rest of NSW, Bomaderry records roughly half the building activity per person. Nationally, it places among the 79th percentile of areas assessed. However, building activity has accelerated in recent years. This lower level of building activity reflects market maturity and possible development constraints.

New building activity shows 47.0% detached houses and 53.0% medium and high-density housing. This shift from the area's existing housing composition (currently 79.0% houses) indicates decreasing availability of developable sites and changing lifestyles requiring more diverse, affordable housing options. Bomaderry has around 143 people per dwelling approval, characteristic of a low density area. Population forecasts indicate Bomaderry will gain approximately 734 residents by 2041, according to the latest AreaSearch quarterly estimate. Current construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified ten projects likely to affect the area. Notable ones include The Yards, Bomaderry High School Upgrade, Landcom Bomaderry Build-to-Rent Apartments, and SCaRP - Bomaderry Sporting Complex Redevelopment. Below is a list of 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.

AreaSearch analysis reveals Bomaderry recording weaker employment conditions than most comparable areas nationwide

Bomaderry has a balanced workforce with white and blue collar jobs. The unemployment rate was 4.2% in September 2025, which is 0.4% higher than the Rest of NSW's rate of 3.8%.

Employment growth over the past year was estimated at 2.0%. Leading employment industries include health care & social assistance, retail trade, and accommodation & food. The area specializes in health care & social assistance with an employment share 1.2 times the regional level, while agriculture, forestry & fishing shows lower representation at 1.5% compared to the regional average of 5.3%. Employment opportunities appear limited locally as indicated by Census data.

Over the 12 months to September 2025, employment increased by 2.0%, labour force increased by 3.5%, and unemployment rose by 1.3 percentage points. By comparison, Rest of NSW recorded an employment decline of 0.5% and a slight labour force decline with unemployment rising 0.4 percentage points. State-level data to 25-Nov shows NSW employment contracted by 0.03% with the state unemployment rate at 3.9%. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. Applying these projections to Bomaderry's employment mix suggests local employment should increase by approximately 6.4% over five years and 13.6% over ten years.

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

AreaSearch's latest postcode level ATO data for financial year ended June 2023 indicates that income in Bomaderry is below the national average. The median assessed income is $42,514 and the average income stands at $52,065. In comparison, Rest of NSW has a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 8.86% from financial year ended June 2023 to September 2025, current estimates for Bomaderry would be approximately $46,281 (median) and $56,678 (average). According to Census 2021 income data, household, family and personal incomes in Bomaderry all fall between the 8th and 13th percentiles nationally. Income brackets show that 29.1% of individuals earn between $800 - $1,499 annually, unlike metropolitan regions where 29.9% earn between $1,500 - $2,999. Housing affordability pressures in Bomaderry are severe, with only 81.6% of income remaining after housing costs, ranking at the 8th percentile nationally.

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

In Bomaderry, as per the latest Census, 78.6% of dwellings were houses while 21.4% consisted of semi-detached homes, apartments, and other types. In comparison, Non-Metro NSW had 87.8% houses and 12.2% other dwellings. Home ownership in Bomaderry stood at 38.2%, with mortgaged dwellings at 26.5% and rented ones at 35.3%. The median monthly mortgage repayment was $1,584, below Non-Metro NSW's average of $1,733. Median weekly rent in Bomaderry was $310, compared to Non-Metro NSW's $350. Nationally, Bomaderry's mortgage repayments were lower than the Australian average of $1,863 and rents were significantly 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, including 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 Rest of NSW average of 2.3.

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 disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 11.1%, followed by postgraduate qualifications (2.6%) and graduate diplomas (2.3%). Vocational credentials are prominent, with 42.0% of residents aged 15+ holding them.

This includes 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

Transport analysis shows 116 active transport stops in Bomaderry. These include train and bus stops serviced by 53 routes providing 3,397 weekly passenger trips. Transport accessibility is rated excellent with residents typically located 130 meters from the nearest stop.

Service frequency averages 485 trips per day across all routes, equating to approximately 29 weekly trips per individual stop.

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, with various conditions affecting both younger and older residents. Private health cover stands at approximately 48%, covering around 3,300 people, which is lower than the national average of 55.7%.

The most prevalent medical conditions are arthritis (12.1%) and mental health issues (11.0%). Conversely, 56.6% report no medical ailments, compared to 59.4% in Rest of NSW. Bomaderry has 26.0%, or approximately 1,803 residents aged 65 and over, slightly lower than the 27.8% in Rest of NSW. Health outcomes among seniors generally align with those of the broader population.

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 index was below average, with 89.4% of residents being citizens, 85.7% born in Australia, and 94.2% speaking English only at home. Christianity dominated the religious landscape in Bomaderry, comprising 53.2%. Notably, Judaism was overrepresented at 0.2%, compared to 0.1% regionally.

In terms of ancestry, the top three groups were English (31.8%), Australian (30.5%), and Irish (8.1%). Other notable ethnic group representations included Hungarian at 0.4% (vs regional 0.2%), Australian Aboriginal at 5.7% (vs regional 4.4%), and Samoan at 0.2% (vs regional 0.0%).

Bomaderry hosts a notably older demographic compared to the national average

Bomaderry's median age is 44 years, similar to Rest of NSW's 43 and above the national average of 38 years. Compared to Rest of NSW, Bomaderry has a higher proportion of residents aged 75-84 (9.5%) but fewer residents aged 55-64 (11.0%). Between the 2016 and 2021 censuses, the 15-24 age group increased from 10.5% to 11.6%, while the 55-64 cohort decreased from 12.7% to 11.0%. By 2041, Bomaderry's population is expected to see significant shifts in its age composition, with the 25-34 group projected to grow by 30% (259 people), reaching 1,133 from 873. Conversely, the 55-64 and 15-24 cohorts are expected to decrease in population size.