Bomaderry

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

As of February 2026, the estimated population of the suburb of Bomaderry is around 6,934, reflecting an increase of 196 people since the 2021 Census. This growth represents a 2.9% increase from the previous population count of 6,738. The latest resident population estimate by AreaSearch, based on examination of ERP data released by the ABS in June 2024 and validation of new addresses, is 6,819. This results in a population density ratio of approximately 930 persons per square kilometer, which aligns with averages seen across other locations assessed by AreaSearch. Bomaderry's growth rate since the census, at 2.9%, is within 1.9 percentage points of the SA4 region's growth rate of 4.8%. This indicates competitive growth fundamentals for the suburb.

Overseas migration contributed approximately 64.0% of overall population gains in recent periods. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections where applicable, released in 2022 with a base year of 2021. Based on these aggregated projections, the suburb is expected to experience population growth of around 740 persons by 2041, reflecting an overall gain of approximately 9.0% over the 17-year period.

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 allocated from statistical area data shows Bomaderry experienced around 24 dwelling approvals per year over the past five financial years, totalling an estimated 121 homes. As of FY-26, 41 approvals have been recorded. This results in an average of 1.1 new residents arriving per new home annually between FY-21 and FY-25, suggesting balanced supply and demand with stable market conditions. The average construction cost value for new homes is $415,000, slightly above the regional average.

In this financial year, $9.2 million in commercial approvals have been registered, indicating Bomaderry's primarily residential nature. Compared to Rest of NSW, Bomaderry records roughly half the building activity per person and ranks among the 79th percentile nationally for building activity. However, building activity has accelerated in recent years. The new building activity shows 45.0% detached houses and 55.0% medium and high-density housing, reflecting a shift towards compact living to offer affordable entry pathways for downsizers, investors, and first-time purchasers. This is a notable change from the area's existing housing composition of 79.0% houses. Bomaderry has around 145 people per dwelling approval, indicating low density characteristics.

Population forecasts estimate Bomaderry will gain 625 residents by 2041 based on current development patterns, suggesting new housing supply should readily meet demand and potentially facilitate population growth beyond current projections.

Bomaderry has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

The performance of an area can be significantly influenced by changes to local infrastructure, major projects, and planning initiatives. AreaSearch has identified a total of 10 projects that are expected to impact the area. Notable projects include The Yards, Bomaderry High School Upgrade, Landcom Bomaderry Build-to-Rent Apartments, and SCaRP - Bomaderry Sporting Complex Redevelopment. The following list details those projects likely to be 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 both white and blue collar jobs. Key sectors include essential services. The unemployment rate is 4.6%.

Employment stability has been maintained over the past year. As of December 2025, 2,816 residents are employed, an increase from previous years. However, the unemployment rate is higher than Regional NSW's at 4.5% compared to 3.9%. Workforce participation is lower at 51.6% compared to Regional NSW's 61.3%.

A low percentage of residents work from home, with Covid-19 lockdown impacts considered. Major industries for employment are health care & social assistance, retail trade, and accommodation & food services. Health care & social assistance shows strong specialization at 28.5%, higher than the regional average of 23.4%. Conversely, agriculture, forestry & fishing has lower representation at 1.5% compared to the regional average of 5.3%. Limited local employment opportunities are indicated by the count of Census working population versus resident population. Between December 2024 and December 2025, employment increased by 0.2%, while labour force increased by 2.4%, leading to a rise in unemployment by 2.1 percentage points. In comparison, Regional NSW saw an employment decline of 1.2% and a labour force decline of 0.8%, with unemployment rising by 0.4 percentage points. National employment forecasts from Jobs and Skills Australia suggest that Bomaderry's employment should increase by 6.4% over five years and 13.6% over ten years, based on industry-specific projections applied to the local employment mix.

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

AreaSearch's data for financial year 2023 shows median income in Bomaderry was $42,514 and average income was $52,065. Regional NSW had a median income of $52,390 and an average income of $65,215 during the same period. By September 2025, estimates suggest median income in Bomaderry will be approximately $46,281 and average income $56,678, based on Wage Price Index growth of 8.86%. Census 2021 data indicates incomes in Bomaderry fall between the 8th and 13th percentiles nationally. The $800 - 1,499 earnings band captures 29.1% of the community (2,017 individuals). Housing affordability pressures are severe with only 81.6% of income remaining, ranking at the 8th percentile.

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, with the remaining 21.4% being semi-detached, apartments, or other types. This is compared to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Bomaderry was 38.2%, similar to Regional NSW. Mortgaged dwellings accounted for 26.5%, while rented dwellings made up 35.3%. The median monthly mortgage repayment in the area was $1,584, lower than Regional NSW's average of $1,733. Median weekly rent in Bomaderry was $310, compared to Regional NSW's $330. Nationally, Bomaderry's median monthly mortgage repayments were significantly lower at $1,584 versus the Australian average of $1,863. Rents in Bomaderry were substantially below the national figure of $375 per week.

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

Family households account for 62.4% of all households, including 18.8% that are couples with children, 28.1% that are couples without children, and 14.1% that are single parent families. Non-family households make up the remaining 37.6%, with lone person households at 33.9% and group households comprising 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 NSW's average of 32.2%. This disparity presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most prevalent at 11.1%, followed by postgraduate qualifications (2.6%) and graduate diplomas (2.3%). Vocational credentials are common, 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 individual routes that facilitate 3,397 weekly passenger trips in total. Transport accessibility is considered excellent with residents on average located 130 meters from the nearest stop. Most residents commute outward due to Bomaderry's predominantly residential nature. Cars remain the primary mode of transport at 93%. Vehicle ownership averages 1.2 per dwelling, lower than the regional average.

According to the 2021 Census, only 9.9% of residents work from home, which might be influenced by COVID-19 conditions. On average, service frequency is 485 trips per day across all routes, equating to roughly 29 weekly trips per individual stop. The accompanying map displays 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 assessed by AreaSearch's analysis of mortality rates and chronic condition prevalence. Multiple health conditions affect both younger and older age groups, with a notably low private health cover rate of approximately 48% (around 3,299 people), compared to Regional NSW's 51.9% and the national average of 55.7%. The most prevalent medical conditions are arthritis (affecting 12.1% of residents) and mental health issues (11.0%).

Conversely, 56.6% of residents report no medical ailments, compared to Regional NSW's 63.3%. Working-age individuals in the area face substantial health challenges due to high chronic condition rates. Bomaderry has a higher proportion of seniors aged 65 and over (26.1%, or 1,809 people) than Regional NSW (23.4%). While senior health outcomes align with national rankings, they present some challenges.

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

Bomaderry had a cultural diversity index below average, with 89.4% of its population being citizens, 85.7% born in Australia, and 94.2% speaking English only at home. Christianity was the predominant religion in Bomaderry, accounting for 53.2% of people. Judaism, however, was overrepresented, comprising 0.2% compared to 0.1% regionally.

The top three ancestry groups were English (31.8%), Australian (30.5%), and Irish (8.1%). Notably, Hungarian ethnicity was higher in Bomaderry at 0.4% than the regional average of 0.2%, while Australian Aboriginal was 5.7% compared to 4.6%. Samoan ethnicity was also slightly higher at 0.2% versus 0.1%.

Bomaderry hosts a notably older demographic compared to the national average

Bomaderry's median age of 44 years is comparable to Regional NSW's 43 years and higher than the national average of 38 years. Compared to Regional NSW, Bomaderry has a larger proportion of residents aged 25-34 (13.0%) but fewer residents aged 55-64 (10.9%). Between the 2021 Census and now, the population aged 15-24 has increased from 10.5% to 11.7%, while the 25-34 age group has risen from 11.8% to 13.0%. Conversely, the 55-64 age group has decreased from 12.7% to 10.9%, and the 65-74 age group has fallen from 14.4% to 13.3%. By 2041, Bomaderry's age composition is projected to change significantly. The 25-34 age group is expected to grow by 26%, adding 230 people and reaching a total of 1,132 from the current 901. Meanwhile, the 55-64 and 15-24 age groups are anticipated to experience population declines.