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 Feb 2026, the population of Bomaderry is estimated at around 6934, reflecting an increase of 196 people since the 2021 Census. This growth represents a 2.9% increase from the previous population count of 6738. The change is inferred from AreaSearch's estimation of the resident population as 6819 in June 2024, along with an additional 89 validated new addresses since the Census date. This results in a population density ratio of approximately 930 persons per square kilometer, which aligns with averages seen across locations assessed by AreaSearch. Bomaderry's growth rate of 2.9% since the census is within 1.9 percentage points of the SA4 region's growth of 4.8%, 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 adopts 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 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. Future population dynamics anticipate an increase just below the median of Australia's non-metropolitan areas, with the suburb expected to expand by 740 persons to 2041 based on aggregated SA2-level projections, reflecting a total gain of 10.1% 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

Based on AreaSearch analysis of ABS building approval numbers from statistical area data, Bomaderry has experienced around 24 dwellings receiving development approval each year over the past five financial years. This totals an estimated 123 homes between FY-21 and FY-25. So far in FY-26, 39 approvals have been recorded. On average, 1.1 new residents arrive per new home built annually during this period, indicating balanced supply and demand conditions.

The average construction value of these new homes is $415,000, slightly above the regional average. Commercial approvals totalling $9.2 million have been registered in FY-26, reflecting Bomaderry's primarily residential nature. Compared to Rest of NSW, Bomaderry records roughly half the building activity per person but ranks among the 79th percentile nationally. However, building activity has accelerated in recent years, suggesting potential development constraints due to market maturity. New building activity comprises 47% detached houses and 53% medium-high density housing, indicating a shift towards compact living to provide affordable entry pathways for downsizers, investors, and first-time purchasers. This contrasts with the area's existing housing composition of 79% houses.

With around 143 people per dwelling approval, Bomaderry exhibits characteristics of a low-density area. Population forecasts indicate an increase of 703 residents by 2041 (AreaSearch quarterly estimate). Current construction rates appear balanced with future demand, maintaining steady market conditions without excessive price pressure.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified ten projects potentially influencing the area. Key projects are The Yards, Bomaderry, 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 spanning white and blue collar jobs. Essential services sectors are well represented with an unemployment rate of 4.2% as of September 2025. Employment growth over the past year is estimated at 2.0%.

The area's unemployment rate is 0.4% higher than Rest of NSW's rate of 3.8%, and workforce participation lags at 52.0%. Only 9.9% of residents work from home, though Covid-19 lockdown impacts should be considered. Leading employment industries include health care & social assistance, retail trade, and accommodation & food. Health care & social assistance is particularly strong with an employment share of 1.2 times the regional level, while agriculture, forestry & fishing shows lower representation at 1.5% versus the regional average of 5.3%.

Employment opportunities locally may be limited as indicated by Census data. Between September 2024 and September 2025, employment increased by 2.0%, labour force by 3.4%, resulting in unemployment rising by 1.3 percentage points. In comparison, Rest of NSW saw employment decline by 0.5% and unemployment rise by 0.4 percentage points. Jobs and Skills Australia forecasts national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Bomaderry's employment mix suggests local employment should increase by 6.4% over five years and 13.6% over ten years, based on a simple weighting extrapolation for illustrative purposes only.

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 2023 shows that in Bomaderry, median income is $42,514 and average income is $52,065. This is below the national average. 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% since financial year 2023, estimated incomes for September 2025 would be approximately $46,281 (median) and $56,678 (average). According to Census 2021 income data, household, family and personal incomes in Bomaderry fall between the 8th and 13th percentiles nationally. Income brackets indicate that 29.1% of individuals earn between $800 - 1,499, unlike metropolitan regions where 29.9% earn between $1,500 - 2,999. Housing affordability pressures are severe in Bomaderry, 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

Dwelling structure in Bomaderry, as evaluated at the latest Census held on 28 August 2016, comprised 78.6% houses and 21.4% other dwellings. In comparison, Non-Metro NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Bomaderry was at 38.2%, with the remainder of dwellings either mortgaged (26.5%) or rented (35.3%). The median monthly mortgage repayment in the area, as of 2016, was $1,584, while the median weekly rent figure was recorded at $310. Nationally, Bomaderry's mortgage repayments were significantly lower than the Australian average of $1,863, while rents were 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 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 Rest of 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%. Bachelor degrees are the 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, 7.2% in secondary, and 2.4% in tertiary education.

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

The analysis of public transport in Bomaderry indicates that there are 115 active transport stops currently operating. These include a mix of train and bus services. The area is served by 53 individual routes which collectively facilitate 3,397 weekly passenger trips. Transport accessibility is rated as excellent with residents typically located just 130 meters from the nearest transport stop. As a primarily residential area, most residents commute outward for work or other purposes. Car remains the dominant mode of transport used by residents at 93%.

The average vehicle ownership per dwelling stands at 1.2, which is below the regional average. According to the 2021 Census, only 9.9% of residents work from home, which may reflect conditions related to COVID-19. Service frequency averages out to 485 trips per day across all routes, equating to approximately 29 weekly trips per individual stop. The accompanying map illustrates the location of the 100 nearest stops in relation to the area'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. Various health conditions affect both younger and older age groups. The rate of private health cover is low at approximately 48% (around 3,299 people), compared to 51.9% in Rest of NSW and the national average of 55.7%.

The most prevalent medical conditions are arthritis (12.1%) and mental health issues (11.0%). About 56.6% of residents report no medical ailments, lower than the 63.3% in Rest of NSW. Working-age individuals face notable health challenges due to high chronic condition rates. Bomaderry has a higher proportion of seniors aged 65 and over at 25.9% (1,795 people), compared to 23.4% in Rest of NSW. Health outcomes among seniors present some challenges, aligning with national rankings for the general population.

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 level 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 notably overrepresented, comprising 0.2% of the population compared to 0.1% across Rest of NSW.

The top three ancestry groups were English (31.8%), Australian (30.5%), and Irish (8.1%). There were also notable differences in the representation of certain ethnic groups: Hungarian was overrepresented at 0.4%, Australian Aboriginal at 5.7%, and Samoan at 0.2%.

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 percentage of residents aged 75-84 (9.7%) but fewer residents aged 55-64 (10.8%). Between the 2016 Census and the 2021 Census, the population aged 15 to 24 increased from 10.5% to 11.6%, while the 25 to 34 age group grew from 11.8% to 12.9%. Conversely, the 55 to 64 age group declined from 12.7% to 10.8%, and the 65 to 74 age group decreased from 14.4% to 13.2%. By 2041, Bomaderry's age composition is expected to change significantly. The 25 to 34 age group is projected to grow by 27% (238 people), reaching 1,133 from 894. Meanwhile, the 15 to 24 and 65 to 74 age groups are expected to experience population declines.