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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Cooma (NSW) is $580k, with units at $725k. House values have moved 6.3% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Cooma (NSW) has an estimated 6,548 residents, down from 6,715 at the 2021 Census — a change of 167 people, or 2.5%. The population has thinned by an average 0.7% a year over five years, slower than 98% of areas nationally. Density is about 67 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Drawing on ABS demographic revisions across the broader district alongside 58 validated new addresses confirmed by AreaSearch post-Census, the suburb of Cooma (NSW) has an estimated resident population of around 6,548 as of Aug 2026. This figure indicates a reduction of 167 people (2.5%) relative to the 6,715 residents recorded in the 2021 Census, building on an ERP baseline of 6,546 established from the ABS June 2025 release. The resulting settlement density stands at 66 persons per square kilometer, ensuring ample physical room per resident as well as scope for prospective expansion.
Net migration from overseas has served as the primary source of demographic gains, generating roughly 97.0% of recent population additions. Demographic modeling for the suburb of Cooma (NSW) applies 2024 ABS/Geoscience Australia SA2 projections grounded on a 2022 base year, supplemented where necessary by 2022 NSW State Government releases benchmarked to 2021, with cohort-specific trajectories mapped across 2032 to 2041. Over this forward-looking timeframe, the area is anticipated to experience demographic contraction, reducing by 244 persons by 2041 under these modeled parameters. Conversely, specific older segments are positioned to expand, highlighted by the 85 and over age group which is forecast to gain 103 people.
Frequently Asked Questions - Population
61 new dwellings have been approved in Cooma (NSW) over the past five years, an average of 12 a year. That is 1.4 approvals per 1,000 residents. Approvals are currently running at an annualised 23, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
According to AreaSearch evaluations of ABS building approval records mapped from wider statistical areas, residential building consents across Cooma have averaged roughly 12 each year. Over the preceding 5 financial years (between FY-21 and FY-25), 61 residential dwellings gained approval, including 23 during FY-25 to date. Against an environment of demographic contraction, this volume of construction has comfortably satisfied local requirements, maintaining healthy buyer availability alongside an average expected construction cost of $292,000 per dwelling—positioned under wider regional benchmarks to support affordable entry. Concurrently, non-residential investment has been robust, supported by $94.3 million in commercial approvals recorded during this financial year.
Per capita construction activity in Cooma remains subdued, tracking 70.0% below the regional average across Rest of NSW. While such low volumes of new building work often underpin valuations for established dwellings, local development volumes have shown some recent momentum, even as overall throughput trails both regional and national benchmarks due to structural and market realities. Recent building approvals comprise 56.0% standalone houses alongside 44.0% medium and high-density housing, demonstrating a growing transition toward attached dwellings to cater to diverse household budgets and preferences. This pipeline contrasts with the existing neighborhood stock (where separate houses represent 89.0%), pointing to constraints on greenfield land and an evolving appetite for compact, diverse accommodation. Furthermore, a ratio of 508 people per dwelling approval underlines the area's subdued building pace. Given that demographic projections point toward population stability or contraction, residential demand pressures should remain muted across Cooma, creating favorable conditions for incoming purchasers.
Frequently Asked Questions - Development
Development applications around Cooma (NSW)
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 10 current infrastructure and development projects inside Cooma (NSW), worth an estimated $338 million. A further 24 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $2.29 billion. 11 are already under construction and 13 are due for completion within three years. The pipeline spans residential development, sports & recreation and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local economic momentum and regional performance are strongly shaped by public capital works, planning policies, and major infrastructure ventures. AreaSearch has pinpointed 11 major projects poised to influence the locality, led by key undertakings such as Alpine Rise, Cooma Crown Land Housing Development, 3 Thurrung Street Residential Subdivision, and Cooma Festival Swimming Pool Upgrades.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Cooma Festival Swimming Pool Upgrades
Major refurbishment of the Cooma Festival Swimming Pool including upgrades to the 25 metre, rehabilitation and toddler pools, new filtration and pumping systems, replacement pipework, a new plant room, accessibility improvements and reduced pool depth. Construction resumed in 2026 after contractor issues and additional council funding was approved to complete the works.
Alpine Rise - Cooma Land Project
The Cooma Land project, known as Alpine Rise (North Precinct), is a masterplanned housing development unlocking 140 land lots to yield up to 177 homes. Supported by a $23.6 million joint government investment, it will provide a mix of private market lots, affordable and key worker housing, seniors living apartments, and social housing. Civil construction is underway to provide essential infrastructure including roads, water, power, and sewer.
Alpine Rise
Premium housing estate developing 127 elevated land lots as part of the Cooma North Precinct, supporting 177 new homes including 127 private market lots, 26 seniors living apartments, 12 social housing dwellings, and 12 key worker/affordable housing units.
Cooma Hospital Redevelopment
The Cooma Hospital Redevelopment upgraded critical healthcare facilities to support the Snowy Monaro community. The project delivered an expanded Emergency Department (opened July 2022), a modern Maternity Department (opened February 2023), and a new purpose-built Ambulatory Care Centre (opened December 2023). Additional features include a relocated pathology service, improved medical imaging, and the recent addition of 12 key worker accommodation units (completed April 2025) to assist with staff recruitment and retention.
3 Thurrung Street Residential Subdivision
20-lot staged residential subdivision development application submitted by Jack Atkinson Surveying. Property is Lot 2 DP: 860934 with application number 10.2025.91.1.
Polo Flat Road Roundabout
New roundabout at intersection of Monaro Highway and Polo Flat Road to increase safety and efficiency. Includes dedicated right turn lane for Yallakool Road. Supports access for Snowy 2.0 project with Snowy Hydro contribution.
Monaro Highway and Baron Street Intersection Upgrade
Major intersection upgrade as part of $140M Safer Roads Program including new roundabout, concrete islands, drainage works and street lighting. Stage one included footpath upgrades and utility relocations.
Cooma Regional Sports Centre
State-of-the-art three-court indoor sports facility capable of hosting regional tournaments for basketball, netball, futsal, volleyball and badminton. Joint use facility between Council and Department of Education.
3,145 residents of Cooma (NSW) are employed, from a labour force of 3,238. Unemployment sits at 2.9%, with participation at 59.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Workforce metrics across Cooma point to a solid local skill base and broad representation across foundational service sectors, supporting an unemployment rate of only 2.9% according to AreaSearch aggregations. As of March 2026, employed residents tally 3,145, holding the jobless rate 1.2% lower than the 4.1% seen across Regional NSW, while local labor participation closely aligns with the regional benchmark of 60.6%. In addition, Census records show that 10.2% of workers carried out their duties from home, an outcome that reflects the broader context of Covid-19 restrictions. Resident employment centers primarily around retail trade, construction, and health care & social assistance.
The local economy demonstrates a pronounced specialisation in electricity, gas, water & waste, where employment concentration is 4.9 times the regional average. In contrast, health care & social assistance accounts for 11.4% of local jobs, below the 16.9% recorded across Regional NSW. Comparison of local resident counts against workplace data indicates that a notable share of the workforce travels beyond the area for daily employment. AreaSearch analysis of ABS and SALM series reveals that during the 12 months leading up to March 2026, the local labour force shrank by 2.3% and total employment fell by 2.0%, producing a 0.3 percentage point drop in the unemployment rate. Over the identical timeframe, Regional NSW witnessed a 0.9% decrease in employment alongside a 0.4% contraction in the labour pool, alongside an unemployment rate rise of 0.5 percentage points. Looking ahead, national forecasts from Jobs and Skills Australia as of Mar-26 project employment growth of 6.6% across five years and 13.7% across ten years, with performance varying by industry. Weighting these sectoral projections against the local job composition indicates employment growth for Cooma of 6.3% over five years and 12.8% over ten years (note that this weighting exercise is illustrative and does not incorporate localized population shifts).
Frequently Asked Questions - Employment
Median household income in Cooma (NSW) is $1,374 a week (about $71,000 a year), with median personal income at $771 a week. ATO records put median taxable income at $51,670 a year against an average of $63,060. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxation statistics for financial year 2023 compiled by AreaSearch indicate that taxpayers in the suburb of Cooma record a median income of $51,670 alongside an average income of $63,060. These figures track below the Australian benchmarks as well as the Regional NSW median of $52,390 and average of $65,215. Incorporating cumulative Wage Price Index expansion of 10.32% since financial year 2023 adjusts estimated baseline figures to roughly $57,002 (median) and $69,568 (average) as of March 2026. The 2021 Census positioned local personal earnings at the 43rd percentile ($771 per week) and household earnings at the 26th percentile.
In terms of distribution, 29.8% of residents (1,951 people) fall within the $1,500 - 2,999 bracket, aligning closely with the 29.9% share recorded across the metropolitan territory. Although residents retain 87.1% of their income after housing costs, overall disposable income places at the 30th percentile nationally.
Frequently Asked Questions - Income
Cooma (NSW) had 2,722 occupied dwellings at the 2021 Census, 89% detached houses and 5% apartments. 30% are owned with a mortgage, 31% rented and 40% owned outright. At that Census the median rent was $290 a week and the median mortgage repayment $1,300 a month. Rent absorbs 21.1% of household income here and mortgage repayments 21.8%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the residential landscape in Cooma consisted of 88.6% separate houses and 11.4% other dwellings (incorporating semi-detached residences, flats, and alternative formats), compared to 82.6% separate houses and 17.4% other dwellings across Regional NSW. The proportion of outright home ownership reached 39.7%, matching the regional benchmark, while mortgaged properties accounted for 29.8% and tenanted homes represented 30.5%. Median financing commitments stood at $1,300 per month and median rent was $290 weekly, remaining significantly below the Regional NSW figures of $1,733 and $330. In the national context, local mortgage servicing costs are well under the Australian median of $1,863, with weekly rental costs tracking substantially beneath the national standard of $375.
Frequently Asked Questions - Housing
Cooma (NSW) counted 2,722 households at the 2021 Census, averaging 2.2 people each. 22% are couples with children, fewer than in 79% of areas nationally, against 28% couples without children. 35% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute 62.4% of local households, encompassing couples without children at 28.4%, couples with children at 22.3%, and single parent families at 10.8%. Non-family living structures make up the remaining 37.6%, consisting of lone person households at 34.5% and group share arrangements at 3.2%. The average household accommodates 2.2 people, slightly beneath the Regional NSW standard of 2.4.
Frequently Asked Questions - Households
21.6% of adults in Cooma (NSW) hold a university qualification, including 14.5% with a bachelor degree and 4.5% with postgraduate qualifications. A further 30.0% hold a vocational qualification. 8 schools serve the area, with 1,411 enrolment places and an average ICSEA of 994 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary educational attainment in the locality presents notable differences from broader state trends, as residents holding a university degree stand at 21.6%, trailing the NSW statewide figure of 32.2%. Bachelor level awards account for 14.5% of qualifications, supplemented by postgraduate credentials at 4.5% and graduate diplomas at 2.6%. Meanwhile, vocational and technical pathways are prominent, with 40.5% of residents aged 15+ possessing vocational credentials, including 10.5% with advanced diplomas and 30.0% holding certificates. Participation in formal learning across the community is active, with 28.7% of residents attending an educational institution.
This group comprises 10.2% enrolled in primary education, 6.9% in secondary education, and 3.2% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Cooma (NSW) reaches 159 stops on 28 routes, timetabled for about 360 services a week. The typical home sits about 150 m from its nearest stop. Households keep an average of 1.3 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport services in Cooma operate across 159 designated stops catering to buses and trains, which are linked across 28 separate routes that deliver a combined 355 weekly passenger trips. Network proximity is strong, with typical walking distances to the nearest boarding point averaging 153 meters. As an outward-commuting residential population, private motor vehicles represent the predominant mode of travel at 88%, alongside 8% of journeys made on foot. Vehicle ownership stands at an average of 1.3 per dwelling, below regional figures, while 10.2% of residents worked from home during the 2021 Census under pandemic-related settings.
Transit schedules across the entire network generate an average of 50 trips per day, providing roughly 2 weekly departures per stop location. The accompanying map plots the 100 nearest transit stops relative to the geographic midpoint.
Frequently Asked Questions - Transport
Transport Stops Detail
62.3% of residents in Cooma (NSW) report no long-term health condition, a less healthy profile than 78% of areas nationally. 7.6% need daily assistance with core activities, and 51.9% hold private health cover. The standardised death rate runs at 6.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Analysis of mortality statistics and chronic condition prevalence by AreaSearch highlights distinct health challenges in Cooma, with frequent diagnoses occurring across both younger cohorts and older demographics, while private health insurance membership remains modest at approximately 52% of the population (~3,397 people). The most widely diagnosed chronic conditions among residents are arthritis (11.4%) and mental health issues (9.7%), whereas 62.3% of the community reported having no long-term medical conditions, comparable to 63.3% across Regional NSW. Working-age individuals experience elevated rates of chronic illness, while seniors aged 65 and over represent 24.2% of the population (1,584 people), displaying health indicators that align broadly with national senior outcomes.
Frequently Asked Questions - Health
Cooma (NSW) is largely Australian-born, at 82.5% of residents, with 9.8% speaking a language other than English at home. The largest reported ancestries are Australian (29.9%) and English (26.9%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics for Cooma track beneath broader benchmarks, with Australian citizens comprising 84.9% of residents, 82.5% born in Australia, and 90.2% speaking exclusively English in the home. Christianity represents the primary religious affiliation, accounting for 55.0% of the community, which sits close to the Regional NSW proportion of 55.9%. Regarding ancestral backgrounds, the three most common lineages declared in Cooma are Australian (29.9%), English (26.9%), and Irish (9.1%). Certain cultural groups exhibit higher local concentrations relative to regional norms, with residents of German descent representing 4.4% (versus 3.1% regionally), Lebanese descent accounting for 0.7% (versus 0.2%), and Hungarian background making up 0.5% (versus 0.2%).
Frequently Asked Questions - Diversity
The median resident of Cooma (NSW) is 44, older than 76% of areas nationally. 20.9% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age composition in the suburb of Cooma (NSW) tracks closely with Regional NSW benchmarks, showing a maximum variation of 2.2 percentage points across cohorts. AreaSearch estimates the median age at 44 as at August 2026, matching the 2021 Census baseline, standing 1 year older than the Regional NSW median of 43 and above the national Census median of 38. Since the Census, the middle-aged and young retiree cohort (45 - 64) has decreased from 26.3% to an estimated 24.3%. Looking forward to 2041, the largest demographic growth is projected among retirees and older residents (65+), increasing by 93 residents (6%) to reach 1,678, while younger segments, children, and the 45 - 64 age group are projected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Cooma (NSW)
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 2 months ago all 10 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 58 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (6,715 at the 2021 Census → 6,548 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL11036). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.