Corowa

Corowa has shown very soft population growth performance across periods assessed by AreaSearch

As of November 2025, the estimated population for the Corowa statistical area is around 5,629 people. This figure reflects an increase from the 2021 Census count of 5,595 people, marking a rise of approximately 34 individuals (0.6%). The latest resident population estimate by AreaSearch, based on examination of the June 2024 ABS ERP data release and validation of new addresses since the Census date, stands at 5,545 people. This results in a population density ratio of about 73 persons per square kilometer for the Corowa (SA2). The primary driver of this growth has been interstate migration, contributing roughly 59% to overall population gains in recent periods.

AreaSearch employs ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, NSW State Government's SA2 level projections from 2022 with a base year of 2021 are utilized. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. According to these projections, the Corowa (SA2) population is expected to decrease by approximately 628 persons by 2041. However, growth within specific age cohorts is anticipated, notably in the 85 and over age group, projected to increase by about 178 people during this period.

The level of residential development activity in Corowa is very low in comparison to the average area assessed nationally by AreaSearch

AreaSearch analysis of ABS building approval numbers from statistical area data shows Corowa has had around 10 dwelling approvals per year over the past five financial years to June 2021, totalling approximately 54 homes. In the current financial year ending June 2026, six approvals have been recorded so far. Despite population decline, development activity has been adequate relative to other areas. The average expected construction cost of new dwellings is $684,000, indicating a focus on premium properties.

This financial year, there have been $116,000 in commercial approvals, reflecting the area's residential nature. Compared to Rest of NSW, Corowa has 66.0% fewer construction approvals per person. This constrained new construction typically supports demand and pricing for existing dwellings. The area also falls below the national average, suggesting established characteristics and potential planning limitations. Recent building activity consists solely of detached dwellings, maintaining the area's low-density nature and appealing to space-seeking buyers.

Developers are constructing more detached housing than previously indicated (84.0% at Census), likely due to strong demand for family homes despite densification trends. The estimated population per dwelling approval is 693 people, reflecting Corowa's quiet development environment. With stable or declining population expected, pressure on housing should remain reduced, potentially presenting buying opportunities.

Corowa has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified four projects likely impacting the region: JBS Rivalea Corowa Grower Farm, Corowa Battery, Corowa Regional Saleyards Redevelopment Project, and Corowa Solar Farm.

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Corowa shows employment indicators that trail behind approximately 70% of regions assessed across Australia

Corowa has a diverse workforce with both white and blue collar jobs, prominent manufacturing and industrial sectors, an unemployment rate of 3.9% as of September 2025, and an estimated employment growth of 0.5% in the past year. The town's unemployment rate aligns with Rest of NSW at 3.8%, but workforce participation is lower at 51.3%.

Key industries include manufacturing, health care & social assistance, and retail trade. Manufacturing stands out with a share of 3.3 times the regional average. Conversely, health care & social assistance has a lower representation at 13.3% compared to the regional average of 16.9%. Some residents commute for work based on Census data.

Between September 2024 and September 2025, employment levels increased by 0.5%, labour force grew by 1.1%, causing unemployment to rise by 0.6 percentage points. This contrasts with Rest of NSW where employment contracted by 0.5% and unemployment rose by 0.4 percentage points. State-level data as of 25-Nov-25 shows NSW employment contracted by 0.03% with an unemployment rate of 3.9%, favourably comparing to the national rate of 4.3%. National employment forecasts from May-25 project a 6.6% growth over five years and 13.7% over ten years, but growth varies by industry sector. Applying these projections to Corowa's employment mix suggests local employment should increase by 5.1% over five years and 11.7% over ten years.

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

Corowa's suburb income level is lower than average nationally, per latest ATO data aggregated by AreaSearch for financial year 2023. Corowa's median taxpayer income is $47,077, with an average of $55,888. This compares to Rest of NSW's $52,390 and $65,215 respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes as of September 2025 are approximately $51,248 (median) and $60,840 (average). Census data shows Corowa's household, family, and personal incomes fall between the 9th and 16th percentiles nationally. Income distribution reveals 27.8% of individuals earn between $1,500 - $2,999, consistent with surrounding regions' 29.9%. Despite modest housing costs allowing for 88.0% income retention, total disposable income ranks at the 13th percentile nationally.

Corowa is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Corowa's housing structure, as per the latest Census, consisted of 83.7% houses and 16.2% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro NSW had 89.8% houses and 10.2% other dwellings. Home ownership in Corowa was 47.4%, similar to Non-Metro NSW's figure. The remaining dwellings were either mortgaged (28.0%) or rented (24.7%). The median monthly mortgage repayment in Corowa was $1,213, lower than Non-Metro NSW's average of $1,285. The median weekly rent was $230, compared to Non-Metro NSW's $235. Nationally, Corowa's mortgage repayments were significantly lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

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

Family households account for 62.0% of all households, including 18.7% that are couples with children, 32.3% that are couples without children, and 10.3% that are single parent families. Non-family households make up the remaining 38.0%, with lone person households at 35.8% and group households comprising 2.1% of the total. The median household size is 2.1 people, which is smaller than the Rest of NSW average of 2.3.

Corowa faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area has university qualification rates of 12.0%, significantly lower than the NSW average of 32.2%. Bachelor degrees are the most common at 8.6%, followed by graduate diplomas (1.8%) and postgraduate qualifications (1.6%). Vocational credentials are prevalent, with 40.9% of residents aged 15 and above holding them, including advanced diplomas (9.1%) and certificates (31.8%). A total of 22.9% of the population is actively engaged in formal education, comprising 8.3% in primary, 7.4% in secondary, and 1.6% in tertiary education.

A substantial 22.9% of the population actively pursues formal education. This includes 8.3% in primary education, 7.4% in secondary education, and 1.6% pursuing tertiary education.

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

Corowa has 89 active public transport stops, all of which are bus stops. These stops are served by 20 different routes that together offer 261 weekly passenger trips. The accessibility of the transport system is rated as excellent, with residents on average located just 177 meters from their nearest stop.

On average, there are 37 trips per day across all routes, which equates to approximately two weekly trips per individual stop.

Health performance in Corowa is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Corowa faces significant health challenges with various conditions affecting both younger and older age groups. Approximately 49% (~2762 people) have private health cover, lower than the national average of 55.7%.

The most prevalent medical conditions are arthritis (12.1%) and mental health issues (9.3%). Conversely, 57.2% report no medical ailments, compared to 60.6% in Rest of NSW. The area has a higher proportion of residents aged 65 and over at 32.5% (1829 people), compared to 30.5% in Rest of NSW.

The latest Census data sees Corowa placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Corowa showed cultural diversity below average, with 92.0% citizens, 91.6% born in Australia, and 97.2% speaking English only at home. Christianity was the predominant religion, comprising 59.3%, compared to 58.1% across Rest of NSW. In ancestry, top groups were English (33.5%), Australian (33.2%), and Irish (9.9%).

Notably, Scottish (9.0%) and Welsh (0.5%) were overrepresented compared to regional figures of 9.2% and 0.3%, respectively. German representation was also slightly higher at 3.3%.

Corowa ranks among the oldest 10% of areas nationwide

The median age in Corowa is 52 years, which is significantly higher than the average for Rest of NSW at 43 years, and also notably above the national norm of 38 years. Compared to the Rest of NSW average, the cohort aged 75-84 is over-represented in Corowa at 12.4%, while those aged 35-44 are under-represented at 8.5%. The concentration of the 75-84 age group in Corowa is well above the national average of 6.0%. Between 2021 and present, the percentage of the population aged 75 to 84 has grown from 10.8% to 12.4%, while the cohort aged 5 to 14 has declined from 10.3% to 9.4%. Population forecasts for Corowa in 2041 indicate substantial demographic changes, with the strongest projected growth occurring in the 85+ age group at 67%, adding 166 residents to reach a total of 414. Senior residents aged 65 and above will drive all population growth, underscoring trends towards an aging demographic. Conversely, both the cohorts aged 35-44 and 0-4 are projected to see reduced numbers.