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 Australian Bureau of Statistics (ABS) population updates for the broader area, and new addresses validated by AreaSearch, the suburb of Bomaderry's population is estimated at around 6,832 as of Nov 2025. This reflects an increase of 94 people (1.4%) since the 2021 Census, which reported a population of 6,738 people. The change is inferred from the resident population of 6,500 estimated by AreaSearch following examination of the latest Estimated Resident Population data release by the ABS in June 2024 and an additional 97 validated new addresses since the Census date. This level of population equates to a density ratio of 917 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. Bomaderry's 1.4% growth since census positions it within 2.3 percentage points of the SA4 region (3.7%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration that contributed 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 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Anticipating future population dynamics, a population increase just below the median of Australia's non-metropolitan areas is expected, with the suburb expected to expand by 782 persons to 2041 based on aggregated SA2-level projections, reflecting a gain of 12.3% 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, allocated from statistical area data, shows Bomaderry has had around 19 dwellings receiving development approval each year over the past five financial years. This totals an estimated 96 homes. So far in FY-26, 24 approvals have been recorded. On average, 1.4 new residents arrive per new home built over these five years (FY-21 to FY-25), indicating a balanced supply and demand market with stable conditions.

The average construction cost of new homes is $415,000, aligning with regional trends. This financial year has seen $2.8 million in commercial approvals, reflecting Bomaderry's primarily residential nature. Compared to the Rest of NSW, Bomaderry records significantly lower building activity, 60.0% below the regional average per person. This constrained new construction typically reinforces demand and pricing for existing homes, though recent years have seen an increase in building activity. Nationally, Bomaderry's building activity is also lower, suggesting market maturity and possible development constraints. New building activity consists of 50.0% detached houses and 50.0% medium and high-density housing, marking a shift from the area's existing housing composition (currently 79.0% houses). This indicates decreasing availability of developable sites and reflects changing lifestyles and demand for diverse, affordable housing options.

Bomaderry has around 205 people per dwelling approval, characteristic of a low density area. According to AreaSearch's latest quarterly estimate, the area is expected to grow by 839 residents through to 2041. If current development rates continue, housing supply may struggle to keep pace with population growth, potentially intensifying buyer competition and supporting price increases.

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 affecting the region. Notable ones include the Bomaderry High School Upgrade, Landcom Bomaderry Build-to-Rent Apartments, The Yards, Bomaderry, and SCaRP - Bomaderry Sporting Complex Redevelopment. The following list details 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 indicates Bomaderry maintains employment conditions that align with national benchmarks

Bomaderry has a balanced workforce encompassing both white and blue collar jobs. Essential services sectors are well represented here.

The unemployment rate in Bomaderry is 3.3%, which is lower than the Rest of NSW's rate of 3.7%. Over the past year, there was an estimated employment growth of 3.4% based on AreaSearch aggregation of statistical area data. As of June 2025, 2806 residents are employed while the unemployment rate is 0.4% lower than Rest of NSW's rate. The workforce participation in Bomaderry lags behind that of Rest of NSW at 48.7%.

Leading employment industries among residents include health care & social assistance, retail trade, and accommodation & food. Health care & social assistance shows strong specialization with an employment share of 1.2 times the regional level. Conversely, 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. Over the 12 months to June 2025, employment increased by 3.4%, labour force increased by 2.7%, resulting in a decrease of unemployment by 0.7 percentage points. In comparison, Rest of NSW recorded an employment decline of 0.1%, labour force growth of 0.3%, with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that national employment is forecast to 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 6.4% over five years and 13.6% over ten years. However, it is important to note that 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 latest postcode level ATO data for financial year 2022 shows that income in Bomaderry is below the national average. The median income is $42,514 and the average income stands at $52,065. In comparison, Rest of NSW has a median income of $49,459 and an average income of $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates for Bomaderry would be approximately $47,875 (median) and $58,630 (average) as of September 2025. Census 2021 income data indicates that household, family and personal incomes in Bomaderry fall between the 8th and 13th percentiles nationally. Income brackets show that 29.1% of the community earns between $800 - 1,499, unlike metropolitan regions where 29.9% fall within the $1,500 - 2,999 range. Housing affordability pressures are severe in Bomaderry, with only 81.6% of income remaining, 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 2016 Census, comprised 78.6% houses and 21.4% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Non-Metro NSW's 87.8% houses and 12.2% other dwellings. Home ownership in Bomaderry was at 38.2%, with mortgaged dwellings at 26.5% and rented dwellings 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 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% couples with children, 28.1% couples without children, and 14.1% single parent families. Non-family households constitute 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 2.3.

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

The area has university qualification rates at 16.0%, significantly lower than NSW's average of 32.2%. This presents both challenges and opportunities for targeted educational initiatives. Bachelor degrees are most prevalent 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, including advanced diplomas (10.6%) and certificates (31.4%).

Educational participation is high at 25.9%, comprising primary education (9.7%), secondary education (7.2%), and tertiary education (2.4%). The area's four schools have a combined enrollment of 2,315 students, with typical Australian school conditions (ICSEA: 976) offering balanced educational opportunities. These include one primary, two secondary, and one K-12 school. Functioning as an education hub, the area has 33.9 school places per 100 residents, notably higher than the regional average of 12.7, attracting students from surrounding communities.

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

Analysis of public transport in Bomaderry shows 107 active transport stops operating within the area. These comprise a mix of train and bus services. There are 54 individual routes servicing these stops, collectively providing 3,364 weekly passenger trips.

Transport accessibility is rated as excellent, with residents typically located 130 metres from the nearest transport stop. Service frequency averages 480 trips per day across all routes, equating to approximately 31 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

Critical health challenges are evident across Bomaderry. A range of health conditions impact both younger and older age cohorts.

The rate of private health cover is very low at approximately 48% of the total population (~3,251 people), compared to the national average of 55.3%. The most common medical conditions in the area are arthritis and mental health issues, impacting 12.1% and 11.0% of residents respectively. However, 56.6% of residents declare themselves completely clear of medical ailments, compared to 59.4% across Rest of NSW. The area has 26.0% of residents aged 65 and over (1,776 people), which is lower than the 27.8% in Rest of NSW. Health outcomes among seniors present some challenges, broadly in line with the general population's health profile.

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, 85.7% born in Australia, and 94.2% speaking English only at home. Christianity was the dominant religion, comprising 53.2% of Bomaderry's population. Judaism, however, showed an overrepresentation with 0.2%, compared to the region's 0.1%.

The top three ancestral groups were English (31.8%), Australian (30.5%), and Irish (8.1%). Notable divergences 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 an older demographic, ranking in the top quartile nationwide

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 (9.5%) but fewer residents aged 55-64 (11.0%). Between the 2016 and 2021 Census, the population aged 15-24 increased from 10.5% to 11.6%, while the population aged 55-64 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 32%, reaching 1,132 people from 860. Meanwhile, the populations aged 15-24 and 65-74 are expected to decline.