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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 $622k. House values have moved 6.4% 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 6,541 residents, down from 6,715 at the 2021 Census — a change of 174 people, or 2.6%. The population has thinned by an average 0.8% 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
Following an examination of ABS population updates for the wider region and new addresses validated by AreaSearch since the Census, the suburb of Cooma (NSW) has an estimated population of approximately 6,541 as of May 2026. This represents a contraction of 174 residents (2.6%) from the 6,715 individuals documented in the 2021 Census. This adjustment is derived from the resident population of 6,541, calculated by AreaSearch based on the latest ABS ERP release (June 2025) and an additional 52 validated new addresses post-Census. With this population level, the density stands at 66 persons per square kilometer, indicating low density and capacity for subsequent expansion.
Overseas migration was the primary driver of population growth, accounting for approximately 97.0% of the overall population increases in recent times. AreaSearch incorporates ABS/Geoscience Australia projections for each SA2 region published in 2024 with 2022 as the baseline. For SA2 regions lacking this coverage, projections from the NSW State Government released in 2022 using 2021 as the baseline are utilized. Age cohort growth rates from these datasets are projected forward for the years 2032 to 2041. Future demographic forecasts for the suburb of Cooma (NSW) suggest a shrinking population, with a projected reduction of 248 persons by 2041 under this framework. Conversely, expansion is expected within specific age brackets, particularly the group aged 85 and over, which is forecast to grow by 98 individuals. See the age section for more details.
Frequently Asked Questions - Population
62 new dwellings have been approved in Cooma (NSW) over the past five years, an average of 12 a year. That is 1.8 approvals per 1,000 residents. Approvals are currently running at an annualised 14, broadly in line with 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
AreaSearch's analysis of ABS building approvals allocated from statistical areas shows Cooma has recorded an annual average of approximately 12 new home approvals, summing to an estimated 62 dwellings over the last 5 financial years. Thus far in FY-26, 13 approvals have been logged. In the context of recent population declines, residential construction activity has been sufficient, which is advantageous for buyers, with new dwellings carrying an average estimated construction cost of $859,000, showing a developer focus on high-end, premium properties. Furthermore, commercial approvals totaling $94.3 million have been registered during this financial year, pointing to strong local business investment.
Relative to the Rest of NSW, Cooma exhibits a major deficit in construction activity (64.0% below the regional average per capita). This low rate of new building generally supports demand and values for existing stock. This construction level is also lower than the national benchmark, reflecting a mature market and potential development barriers. Additionally, new builds have consisted entirely of standalone houses, preserving the low-density character of the area with detached residences that appeal to buyers seeking space. An estimated ratio of 4401 people in the area for each dwelling approval highlights a quiet development landscape with minimal building activity. Given expectations of flat or contracting population levels, Cooma could experience reduced housing demand, creating beneficial purchasing conditions for buyers.
Frequently Asked Questions - Development
Development applications around Cooma (NSW)
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| 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 infrastructure projects, major planning policies, and development initiatives are key drivers of regional performance. AreaSearch has identified 11 projects likely to influence this locality. Prominent developments include Alpine Rise, the Cooma Crown Land Housing Development, the residential subdivision at 3 Thurrung Street, and the Cooma Festival Swimming Pool Upgrades, with the details of the most significant projects listed below.
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.
3,140 residents of Cooma (NSW) are employed, from a labour force of 3,233. Unemployment sits at 2.9%, with participation at 59.8%. 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
Cooma benefits from a qualified labour force with substantial representation in essential services, alongside an unemployment rate of only 2.9%, according to AreaSearch aggregations of statistical area data. Employed residents numbered 3,140 as of March 2026, with the unemployment rate tracking 1.2% lower than the Regional NSW average of 4.1%, while workforce participation closely aligns with the Regional NSW figure of 60.6%. Census data indicates that a modest 10.2% of the workforce worked from home, though this may reflect the influence of COVID-19 lockdown restrictions. The primary employment sectors for local residents are retail trade, construction, and health care & social assistance.
The local workforce has a notable concentration in the electricity, gas, water & waste sector, with employment shares reaching 4.9 times the regional average. Conversely, health care & social assistance is underrepresented, employing 11.4% of the local workforce compared to 16.9% across Regional NSW. Although local jobs are available, the ratio of Census working population to the resident population suggests a significant portion of residents travel outside the area for work. According to AreaSearch analysis of SALM and ABS statistics for broader statistical zones, the labour force shrank by 2.3% and total employment fell by 2.0% in the year to March 2026, leading to a 0.3 percentage point drop in unemployment. By comparison, Regional NSW registered a 0.9% decrease in employment and a 0.4% reduction in the labour force, resulting in a 0.5 percentage point increase. National employment projections from Jobs and Skills Australia (May-25) offer context on potential future demand in Cooma. These five and ten-year forecasts have been applied to the local workforce composition to estimate growth trajectories. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, trends vary by industry. Applying these national projections to the local industry mix yields an estimated local employment expansion of 6.3% over five years and 12.8% over ten years (note this represents a basic weighted extrapolation for comparison and excludes local population projections).
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
Based on AreaSearch aggregations of postcode ATO records for the 2023 financial year, taxpayers in the suburb of Cooma recorded a median income of $51,670 and an average income of $63,060. These figures are below national benchmarks and compare to $52,390 (median) and $65,215 (average) across Regional NSW. Adjusting for a Wage Price Index increase of 10.32% since financial year 2023, estimated incomes as of March 2026 stand at roughly $57,002 for the median and $69,568 for the average. The 2021 Census placed personal income at the 43rd percentile ($771 weekly) and household income at the 26th percentile.
Income distribution statistics show 29.8% of the population (1,949 people) earn between $1,500 and $2,999, mirroring the regional proportion of 29.9%. Although housing expenses are modest with 87.1% of income retained, overall disposable income sits 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
At the time of the latest Census, the housing mix in Cooma was dominated by standalone houses at 88.6%, with other options (semi-detached, apartments, and alternative dwellings) representing 11.4%, compared to 82.6% houses and 17.4% other dwellings in Regional NSW. Home ownership levels matched the Regional NSW rate of 39.7%, while the remaining properties were split between mortgaged homes (29.8%) and rentals (30.5%). The median monthly mortgage payment of $1,300 was below the Regional NSW average of $1,733, and the median weekly rent was $290, compared to the regional figure of $330.
Nationally, Cooma's mortgage repayments are below the Australian average of $1,863, and rents are lower than the national median 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
Families make up 62.4% of households, consisting of couples with children (22.3%), couples without children (28.4%), and single parents (10.8%). Non-family households account for the remaining 37.6%, with sole person households representing 34.5% and group share houses making up 3.2%. The median household size of 2.2 individuals is slightly smaller than the Regional NSW average 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
Educational attainment in the area lags behind broader benchmarks, with the university qualification rate of 21.6% tracking below the NSW average of 32.2%. This presents a clear opportunity for targeted educational policies. Among university graduates, Bachelor degrees are most common at 14.5%, followed by postgraduate degrees at 4.5% and graduate diplomas at 2.6%. Vocational education is highly represented, with 40.5% of residents aged 15+ holding technical qualifications, consisting of advanced diplomas (10.5%) and certificates (30.0%). Enrollment rates in education are high, with 28.7% of residents currently undertaking formal study. This student population includes 10.2% in primary schools, 6.9% in secondary schools, and 3.2% in tertiary programs.
Frequently Asked Questions - Education
Schools Detail
Public transport in Cooma (NSW) reaches 157 stops on 27 routes, timetabled for about 310 services a week. The typical home sits about 160 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 infrastructure includes 157 active transit stops in Cooma, offering a combination of train and bus services. These stops are served by 27 separate routes, providing 313 weekly passenger journeys. Transit accessibility is strong, with residents living an average of 157 meters from their closest stop. As a primary residential hub, many workers commute out of the area; private vehicles remain the primary transit mode at 88%, while 8% of residents walk to work. The average rate of vehicle ownership is 1.3 per household, which is below the regional average.
A small proportion of 10.2% of residents worked from home, based on 2021 Census data, which may reflect pandemic-related conditions. Transit service frequency averages 44 runs daily across the network, which translates to approximately 1 weekly run per individual stop. The accompanying map displays the 100 closest stops relative to the center of the area.
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
Health indicators point to notable challenges in Cooma, based on AreaSearch's evaluation of mortality rates and chronic health conditions, which are prevalent among both younger and older cohorts, combined with a relatively low rate of private health insurance covering approximately 52% of the population (~3,394 individuals). Arthritis and mental health conditions are the most prevalent illnesses, affecting 11.4% and 9.7% of residents respectively, whereas 62.3% of the population reported no chronic conditions compared to 63.3% in Regional NSW. The working-age cohort exhibits elevated rates of chronic illnesses. Residents aged 65 and over represent 23.5% of the local population (1,537 people).
Senior health outcomes show some difficulties, with national performance metrics generally matching the broader population.
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 in Cooma is relatively low, with citizens making up 84.9% of the population, 82.5% of residents born in Australia, and 90.2% using only English at home. Christianity is the primary religion, followed by 55.0% of the population, which is comparable to the 55.9% recorded across Regional NSW. Looking at parent birthplaces, the largest ancestry groups in Cooma are Australian at 29.9%, English at 26.9%, and Irish at 9.1%. Certain ethnic ancestries show higher concentrations relative to regional averages, including Hungarian at 0.5% (compared to 0.2% regionally), Lebanese at 0.7% (compared to 0.2% regionally), and German at 4.4% (compared to 3.1% regionally).
Frequently Asked Questions - Diversity
The median resident of Cooma (NSW) is 43, older than 76% of areas nationally. That is 1 year younger than at the 2021 Census. 21.5% 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
Cooma's median age of 43 matches the Regional NSW median of 43 and sits above the national median of 38. The demographic profile features a prominent cohort of 35 - 44 year-olds (14.1%), while the 15 - 24 age bracket is relatively small (9.5%) compared to Regional NSW. Since the 2021 Census, the 35 to 44 age cohort grew from 12.1% to 14.1% of the population, and the 5 to 14 cohort rose from 10.6% to 11.8%. In contrast, the 45 to 54 cohort fell from 12.3% to 10.7%. Looking toward 2041, age projections indicate significant transformations.
The 85+ cohort is projected to expand by 44% (95 people), rising from 215 to 311. Crucially, the 65+ age cohorts are expected to drive 64% of total population growth, pointing to a rapidly aging profile. Conversely, the cohorts aged 0 to 4 and 25 to 34 are projected to experience population decreases.
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 Aug 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) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 this month 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 5 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) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 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 — 52 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (6,715 at the 2021 Census → 6,541 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 May 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.