Suburb profile · Rest of NSW
Corowa has an estimated 5,628 residents, up 0.6% since the 2021 Census, with 68 projects tracked in the area around Corowa.
Updated 14 Oct 2026.
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The suburb of Corowa, located 237 kilometres north-northeast of Melbourne CBD, is estimated by AreaSearch to have around 5,628 residents as of Aug 2026. That estimate draws on aggregated SA2-level ERP counts, released yearly, along with national address file data updated each quarter. Compared with the 2021 Census, which recorded 5,595 people, the change has been minimal. The area features strong outright home ownership, above-average numbers of children per family, a small average household size, a notable manufacturing employment base, an elevated presence of residents aged 75 to 84, and affordable housing options. Its residents skew toward mature and retirement age, largely living in lone person households or as couples without children. The area generally has lower education levels and lower-quartile income, while significant infrastructure and major project spending is planned that should support performance and demand. Population growth has been limited, and sales activity is exceptionally high relative to the size of the population.
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01Profile
The analysis, national rankings and who lives there.
The suburb of Corowa, located 237 kilometres north-northeast of Melbourne CBD, is estimated by AreaSearch to have around 5,628 residents as of Aug 2026. That estimate draws on aggregated SA2-level ERP counts, released yearly, along with national address file data updated each quarter. Compared with the 2021 Census, which recorded 5,595 people, the change has been minimal. The area features strong outright home ownership, above-average numbers of children per family, a small average household size, a notable manufacturing employment base, an elevated presence of residents aged 75 to 84, and affordable housing options. Its residents skew toward mature and retirement age, largely living in lone person households or as couples without children. The area generally has lower education levels and lower-quartile income, while significant infrastructure and major project spending is planned that should support performance and demand. Population growth has been limited, and sales activity is exceptionally high relative to the size of the population.
Estimated resident population by year (ABS, not Census counts): 5,939 in 2006 and 5,618 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 5,628 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 65 to 74, 15.5%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 27.8%.
Corowa ranks in the 92nd percentile nationally for sales activity and the 78th for infrastructure drivers.
Each bar and spoke is a national percentile; the dashed ring is the typical area. 99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better. Orange marks the top three measures where a higher percentile is better; not Age, Housing or Housing Cost.
02Market and pipeline
Rents, sale prices and what is being built.
The median rent in Corowa is $460 a week, up 10.0% over 12 months to Jun 2026 and 21% below Regional NSW. The gross rental yield across all dwellings is 5.0%.
21% below Regional NSW on median weekly rent
Median weekly rent by year, lodged bonds. Houses: $258 in 2017, $486 in 2026. The latest is to Jun 2026.
Some rents are estimated from nearby areas.
Yield is indicative: rents and sales come from different property pools.
| Address | Sale price | Settled | Address type |
|---|---|---|---|
| 5 Norman Street, Corowa NSW 2646 | $465,000 | 16 Oct 2026 | Street address |
| 21 Alfred Street, Corowa NSW 2646 | $405,000 | 16 Oct 2026 | Street address |
| 32 Gitchell Street, Corowa NSW 2646 | $345,000 | 16 Oct 2026 | Street address |
| 14 Gray Street, Corowa NSW 2646 | $540,000 | 13 Oct 2026 | Street address |
| 19 Nixon Street, Corowa NSW 2646 | $541,000 | 12 Oct 2026 | Street address |
| 62 Edward Street, Corowa NSW 2646 | $495,000 | 7 Oct 2026 | Street address |
| 30 Vera Street, Corowa NSW 2646 | $460,000 | 6 Oct 2026 | Street address |
| 354 Honour Avenue, Corowa NSW 2646 | $465,000 | 25 Sep 2026 | Street address |
| 3/196 Hume Street, Corowa NSW 2646 | $305,000 | 24 Sep 2026 | Unit |
| 62 Lawrence Street, Corowa NSW 2646 | $340,000 | 18 Sep 2026 | Street address |
The 10 most recent of the 45 residential sales recorded since 22 Jun 2026 (the latest settled 16 Oct 2026), newest first. The median of these 45, houses and units together, was $465,500 (a different set from the medians above). Source: NSW Valuer General / AreaSearch, to October 2026. Commercial, vacant land and nominal sales are left out. Unit means the address has a unit number; a street address has none.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median rent | $460 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent over 12 months | +10.0% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, all dwellings | 5.0% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median house price | $477k | Contract-date median, 2026 to date | |
| Median unit price | $370k | Contract-date median, 2026 to date |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median price, latest residential sales | $465,500 | Median of the 45 most recent residential sales, settled 22 Jun 2026 to 16 Oct 2026, NSW Valuer General / AreaSearch | |
| Median rent, houses | $486 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for houses over 12 months | +4.0% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, units | $345 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for units over 12 months | +9.9% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, houses | 5.3% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Gross rental yield, units | 4.8% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median rent, Upper Murray exc. Albury | $465 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Upper Murray exc. Albury, over 12 months | +8.9% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Murray | $492 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Murray, over 12 months | +7.1% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Regional NSW | $580 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Regional NSW, over 12 months | +6.6% | Rental bond lodgements, median for the 12 months to Jun 2026 |
See the development applications we track, then draw your own catchment and map retailers, health, schools and more.
Status of the 96 tracked applications: 35 approved, 10 under assessment, 51 other (refused, withdrawn or no status).
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AreaSearch tracks 68 projects in and around Corowa, 11 of them under construction.
A proposed 100 MW / 200 MWh Battery Energy Storage System (BESS) on a 2-3 hectare site adjacent to the existing Essential Energy Corowa Substation on Wiradjuri country.
JBS Pork Australia (formerly Rivalea) is investing over $400 million to modernise pork farming operations across the Federation Council area in NSW. The Corowa Grower Farm (Redlands Road) is the existing site being upgraded, while new purpose-built breeding facilities are proposed at Rosewood Park near Mulwala, One Tree Lane near Lowesdale, and Huddans.
The redevelopment includes a 23,662 square metre roof over livestock pens, a new office building, an expanded truck wash for biosecurity, and other operational improvements to protect stock and enhance welfare, positioning it as a premier sheep selling centre with training opportunities.
A 39 MW ground-mounted solar PV project over 92 hectares, expected to power 13,000 households and offset 59,000 tons of CO2 emissions annually. The project features a single axis tracking system and connects to the grid via Essential Energy's substation.
Proposed Stage 2 expansion of The Sebel Yarrawonga, a 4.5-star luxury hotel and serviced apartment resort on the shores of Lake Mulwala within the Silverwoods Golf and Lifestyle Resort. The original Stage 1 (63 rooms and apartments) opened in November 2020 and has since won multiple awards including the World Luxury Hotel Awards and UDIA accolades.
Multi-purpose cultural facility featuring performance spaces, art galleries, workshop areas, and community meeting rooms. Designed to showcase local artists and provide cultural programming for the Murray River region.
State-of-the-art STEM learning facility featuring modern science laboratories, technology workshops, robotics lab, and collaborative learning spaces. Building includes renewable energy systems and will serve as a regional centre of excellence for STEM education.
A $25 million retail development located in Kaiela Business Park, anchored by a 3,692sqm Coles Supermarket and a 200sqm Liquorland. The project includes 260 car spaces with electric vehicle charging and specialty retail tenancies ranging from 103sqm to 178sqm. The project is set to open in July 2026.
A 196ha masterplanned residential and commercial estate on the east side of Yarrawonga, Victoria, near Lake Mulwala. Glanmire Park is being delivered in more than 12 stages with over 750 lots planned, a central park with wetlands and walking trails, and a separately planned retirement living precinct.
The Yarrawonga Multisport Stadium is an inclusive, modern facility being built at the Victoria Park precinct, featuring a two-court indoor stadium, multipurpose rooms, a cafe, meeting spaces, and accessible amenities.
A $10.9 million state-of-the-art operating theatre suite at Yarrawonga Hospital, delivered via the Regional Health Infrastructure Fund. The facility includes a modern operating theatre, two pre-operative treatment spaces, six recovery bays, and dedicated areas for sterilising equipment.
Planning for a new bridge across Lake Mulwala to replace the aging 1924 crossing connecting Yarrawonga and Mulwala[cite: 1]. The Green route alignment alongside the existing railway corridor has been confirmed as the preferred route[cite: 1].
Images marked AI impression are illustrative only and not photographs of the project; follow the project links for actual imagery. Original imagery? Contact us.
Estimated completion year of the 38 projects in and around the area that are not yet completed and have one: 2026 13, 2027 13, 2028 6, 2029 1, 2030 2, 2031 0, 2032 0, 2033 0, 2034 0, 2035 3. 11 have no completion year.
AreaSearch has tracked 96 substantial development applications lodged in and around Corowa over the past 5 years, 67 in the last 12 months; 10 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2021 (part year) 2, 2022 7, 2023 10, 2024 6, 2025 6, 2026 (to Nov) 65.
Key application 143 Whitehead Street, Corowa Mixed Use | $16m Under Assessment
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 96 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Tracked, last 12 months | 67 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 1.8 per 1,000 people | ABS building approvals | 22nd percentile nationally |
| Average approvals a year | 10 | ABS building approvals | 20th percentile nationally |
| Applications approved | 35 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Applications under assessment | 10 | Tracked by AreaSearch, in and around the area, last 5 years |
Key infrastructure and planning changes likely to influence the suburb of Corowa include: JBS Rivalea Corowa Grower Farm (Under Assessment); Corowa Battery Energy Storage System (Under Assessment); and Corowa Regional Saleyards Redevelopment Project (Completed). These projects represent significant developments that will shape the area's future infrastructure landscape.
Key infrastructure sectors impacting the suburb of Corowa include Agriculture & Rural Development and Energy.
With an infrastructure score in the top 30%, the suburb of Corowa demonstrates above-average development activity compared to national benchmarks.
AreaSearch's development drivers ranking sees a low level of activity in Corowa, placing the area among the bottom 17% of areas assessed nationally.
Dwelling approval activity in the suburb of Corowa area has seen 21 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The suburb of Corowa's current population of 5,628 has been supported by 10 approvals on average over recent years.
The suburb of Corowa has seen 1.8 approvals per 1,000 people in recent years, compared to 5.7 approvals in Regional NSW. This means that one dwelling has been approved for every 534 people in the suburb of Corowa, compared to one for every 183 in Regional NSW.
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Looking at development activity over the past five years, the suburb of Corowa's approval levels have been significantly above the yearly average of 10, indicating strong recent growth in development activity.
Over the past five years, the population in the suburb of Corowa has grown by approximately 41 people, while 49 residential approvals were recorded. This equates to a ratio of 0.8 people added for each new dwelling approval. This low ratio indicates housing supply is outpacing population growth, potentially creating market oversupply.
03People
Population, age, income, work, education and more.
99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better.
Corowa has shown very soft population growth performance across periods assessed by AreaSearch.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 5,628 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +0.6% | AreaSearch estimate, Aug 2026, against the 2021 Census | 10th percentile nationally |
| Population density | 73 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 26th percentile nationally |
| Average yearly growth, 2020 to 2025 | +0.1% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | 0.0% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 5,595 | 2021 Census | |
| Residents added since the 2021 Census | 33 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +0.1% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +0.3% | ABS estimated resident population series to June 2025 | |
| Land area | 77.13 km² | AreaSearch boundary analysis |
Total population for the suburb of Corowa was estimated to be approximately 5,628 as at Aug 2026. This is based upon an estimated resident population of 5,618 from the ABS up to June 2025.
The suburb of Corowa has added approximately 33 people and shown a 0.59% increase from the 5,595 people recorded at the 2021 Census period.
The population density in the suburb of Corowa is estimated at 73 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the suburb of Corowa has shown a compound annual growth rate of 0.0% per annum.
Population growth in the suburb of Corowa is driven by: Interstate migration (59.0%), Overseas migration (41.0%), Natural increase (0.0%). The primary driver is Interstate migration, contributing 59.0% of overall population gains.
Corowa ranks among the oldest 10% of areas nationwide.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 52 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 94th percentile nationally |
| Aged 65 and over | 32.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 14.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 19.4% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 43.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age at the 2021 Census | 52 years | 2021 Census | |
| Aged 0 to 4 | 4.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 9.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 10.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 8.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 8.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 10.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 14.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 15.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 12.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 4.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the suburb of Corowa at 52 years as at August 2026. That is in line with the 2021 Census figure of 52 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 52 years as at August 2026, Corowa is 9 years older than the Regional NSW 2021 Census average (43 years) and 14 years older than the national Census average (38 years).
On AreaSearch estimates updated to August 2026, the most over-represented age group in the suburb of Corowa compared to the Regional NSW region is the 75 - 84 group, making up 12.8% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the suburb of Corowa compared to the Regional NSW region is the 35 - 44 group, making up 8.5% of the population.
Yes, certain age groups in the suburb of Corowa show significant variance compared to Regional NSW. The most over-represented age groups are 75-84 year-olds (12.8% vs 8.2%) and 85+ year-olds (4.5% vs 2.9%).
AreaSearch estimates children aged 0-14 years at 14.2% of the population in the suburb of Corowa as at August 2026.
AreaSearch estimates people aged 65 and over at 32.8% of the population in the suburb of Corowa as at August 2026.
The area's income levels rank in the lower 12% nationally based on AreaSearch comparative data.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $50,894 a year | ATO FY-24, annual | 18th percentile nationally |
| Average taxable income | $58,813 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $1,130 | 2021 Census, weekly | 9th percentile nationally |
| Census personal income / week | $634 | 2021 Census, weekly | 16th percentile nationally |
| High-income households | 9.0% | 2021 Census | |
| Census family income / week | $1,551 | 2021 Census, weekly | |
| Low-income households | 36.7% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the suburb of Corowa is approximately $54,141. The official ATO data from FY-24 recorded a median of $50,894.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the suburb of Corowa is approximately $62,565. The official ATO data from FY-24 recorded an average of $58,813.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the suburb of Corowa is approximately $54,141 compared to $59,289 in Regional NSW. The official ATO data from FY-24 shows $50,894 and $55,733 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the suburb of Corowa is approximately $62,565 compared to $73,521 in Regional NSW. The official ATO data from FY-24 shows $58,813 and $69,112 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the suburb of Corowa's households (~27.8% / 669 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the suburb of Corowa is the $1,500 - 2,999 group, representing about 27.8% of households. In comparison, Regional NSW's largest household income cohort is the $1,500 - 2,999 group, representing 29.9% of its households, according to the 2021 Census.
The 2021 Census data indicates that the median household income in the suburb of Corowa is $1,130/wk.
According to the 2021 Census, the median family income in the suburb of Corowa is $1,551/wk.
The 2021 Census shows that the median personal income in the suburb of Corowa is $634/wk.
The suburb of Corowa's income level is below the national average according to the latest ATO data aggregated by AreaSearch for FY-24. The suburb of Corowa's median income among taxpayers is $50,894 and the average income stands at $58,813, which compares to figures for Regional NSW's of $55,733 and $69,112 respectively. Based on Wage Price Index growth of 6.38% since FY-24, current estimates would be approximately $54,141 (median) and $62,565 (average) as of June 2026.
The estimated disposable income in the suburb of Corowa is $4,311 per year according to AreaSearch analysis.
The suburb of Corowa's disposable income is $4,311 compared to $5,252 for Regional NSW, based on AreaSearch analysis.
Employment performance in Corowa has been below expectations when compared to most other areas nationally.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 4.2% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 57.8% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 2,686 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 5,502 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 2,805 | ABS and DEWR labour data, compiled by AreaSearch |
As of March 2026, the suburb of Corowa has approximately 2,686 employed residents with an unemployment rate of 4.2%. This healthy unemployment rate suggests a well-functioning labour market. The area faces employment challenges compared to other regions nationally.
As of March 2026, the unemployment rate in the suburb of Corowa stands at 4.2%, which is broadly in line with Regional NSW's rate of 4.1%. For comparison, the national unemployment rate is 4.2%.
The employment landscape in the suburb of Corowa is dominated by several key sectors. The largest employers are manufacturing (19.4% of employment), health care & social assistance (13.3%), and retail trade (10.8%). Other significant employers include accommodation & food and construction.
Over the past year to March 2026, the suburb of Corowa has experienced a decline in employment, with total jobs decreasing while the labour force decreased. As a result, the unemployment rate has risen. By comparison, Regional NSW saw employment decreased and its unemployment rate rose.
The workforce participation rate in the suburb of Corowa is 57.8%, which represents the proportion of working-age residents who are either employed or actively seeking work. This moderate participation rate suggests some residents may face barriers to workforce entry. The local rate trailing the Regional NSW average of 60.6%, showing similar workforce dynamics to Regional NSW.
The suburb of Corowa shows notable specialisation in manufacturing, which employs 19.4% of the local workforce compared to 5.8% across Regional NSW. With a local vs regional employment ratio of 3.3, this represents a significant industry cluster that likely serves markets beyond the local area.
The long-run outlook for employment is part of AreaSearch Operator and Pro. Log in to see the forecast detail in Full.
The suburb of Corowa's employment market shows weaker performance compared to most areas nationally. This suggests the need for targeted economic development initiatives. Recent job advertisement trends show the broader employment region experienced 2.0% growth, ranking 18th out of 37 regions nationally.
Corowa faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 8.6% | 2021 Census | 7th percentile nationally |
| Postgraduate qualifications | 1.6% | 2021 Census | 10th percentile nationally |
| University qualifications | 12.0% | 2021 Census | |
| Vocational qualifications | 31.8% | 2021 Census | 83rd percentile nationally |
| Graduate diploma or certificate | 1.8% | 2021 Census | 29th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 9.1% | 2021 Census | 20th percentile nationally |
| No post-school qualification | 47.2% | 2021 Census | |
| Residents attending an educational institution | 22.9% | 2021 Census | |
| Residents attending university or other higher education | 1.6% | 2021 Census | 6th percentile nationally |
| Residents attending primary school | 8.3% | 2021 Census | 18th percentile nationally |
| Residents attending secondary school | 7.4% | 2021 Census | 36th percentile nationally |
12.0% of people aged 15 and over in the suburb of Corowa have university qualifications, compared to 21.3% in Regional NSW.
47.2% of people aged 15 and over in the suburb of Corowa have no formal qualifications, compared to 39.1% in Regional NSW.
The suburb of Corowa ranks in the 19th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the suburb of Corowa are: Certificate (31.8%), Advanced Diploma (9.1%), Bachelor Degree (8.6%).
22.9% of the population in the suburb of Corowa is currently engaged in formal education, including 8.3% in primary school, 7.4% in secondary school, 1.6% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the suburb of Corowa is 973, indicating below-average socio-educational advantage compared to the national average of 1000.
There are 4 schools within the suburb of Corowa, with a combined enrollment of approximately 657 students.
The suburb of Corowa includes 3 primary schools, 1 secondary school.
Corowa features high concentrations of lone person households and couples without children but relatively few couples with children, with a smaller average household size than Regional NSW.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 2.1 people | 2021 Census | 11th percentile nationally |
| Lone-person households | 35.8% | 2021 Census | 90th percentile nationally |
| Couples with children | 18.7% | 2021 Census | 11th percentile nationally |
| Couples without children | 32.3% | 2021 Census | 81st percentile nationally |
| One-parent families | 10.3% | 2021 Census | 48th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 2.1% | 2021 Census | 29th percentile nationally |
| Households at the 2021 Census | 2,405 | 2021 Census | |
| Estimated households | 2,419 | AreaSearch estimate, Aug 2026 | |
| Family households | 62.0% | 2021 Census | 16th percentile nationally |
| Average children per family | 2.1 per family | 2021 Census | 97th percentile nationally |
As of the 2021 Census, the suburb of Corowa had 2,405 households. Based on population growth patterns, this has remained relatively stable to an estimated 2,419 households today.
The average household size in the suburb of Corowa is 2.1 people. This compares to 2.4 in Regional NSW and reflects the area's household composition mix.
Family households dominate at 62.0% of all households. Non-family households consist of lone person households (35.8%), group households (2.1%), and other household types (0.0%).
Of the 1,491 family households, couples with children account for 18.7% of all households, couples without children at home 32.3%, and single parent families 10.3%. This mix shapes local demand for schools, family services, and housing types.
Compared to Regional NSW, the suburb of Corowa shows distinct household patterns. Lone person households are notably over-represented at 35.8% (versus 27.9% in Regional NSW). Conversely, family households are under-represented at 62.0% compared to 68.8% in Regional NSW. This higher proportion of single-person households drives demand for smaller dwellings and different community services.
Families in the suburb of Corowa have an average of 2.1 children, slightly above the Regional NSW average of 1.8. This influences local demand for child-related services and larger family homes.
Marriage patterns reveal 46.0% of the adult population are currently married, while 28.5% have never married. This compares to 45.6% married and 34.3% never married across Regional NSW.
Single-person households represent 35.8% of all households in the suburb of Corowa, higher than the average for Regional NSW of 27.9%. This affects demand for smaller dwellings and single-person accommodation.
Group households (unrelated people sharing) account for 2.1% of households, below the Regional NSW average of 3.3%. This lower rate suggests less student or young professional shared accommodation.
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.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 8.4% | 2021 Census | 8th percentile nationally |
| Speak another language at home | 2.8% | 2021 Census | 8th percentile nationally |
| English only at home | 97.2% | 2021 Census | 91st percentile nationally |
| Australian citizens | 92.0% | 2021 Census | 90th percentile nationally |
| Born in Australia | 91.6% | 2021 Census | 92nd percentile nationally |
| Aboriginal and Torres Strait Islander residents | 1.8% | 2021 Census | 58th percentile nationally |
Corowa was found to be below average in terms of cultural diversity, with 92.0% of its population being citizens, 91.6% born in Australia, and 97.2% speaking English only at home.
The main religion in Corowa was found to be Christianity, which makes up 59.3% of people in Corowa. This compares to 55.9% across Regional NSW.
In terms of ancestry (country of birth of parents), the top three represented groups in Corowa are English, comprising 33.5% of the population, Australian, comprising 33.2% of the population, and Irish, comprising 9.9% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is notably overrepresented at 9.0% of Corowa (vs 8.0% across Regional NSW), Welsh at 0.5% (vs 0.5%) and German at 3.3% (vs 3.1%).
8.4% of the suburb of Corowa population was born overseas, compared to 13.0% across Regional NSW.
2.8% of the population in the suburb of Corowa speaks a language other than English at home, compared to 7.1% in Regional NSW.
1.8% of the suburb of Corowa population identifies as Australian Aboriginal, compared to 4.6% in Regional NSW.
92.0% of the suburb of Corowa population holds citizenship, compared to 89.2% in Regional NSW.
04Place
Housing, health, transport, local services and the reports on them.
Corowa is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 24.7% | 2021 Census | 40th percentile nationally |
| Owned outright | 47.4% | 2021 Census | 87th percentile nationally |
| Detached houses | 83.7% | 2021 Census | 45th percentile nationally |
| Median mortgage repayment | $1,213 a month | 2021 Census, monthly | 14th percentile nationally |
| Owned with a mortgage | 28.0% | 2021 Census | 23rd percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 14.9% | 2021 Census | 73rd percentile nationally |
| Median weekly rent paid, 2021 Census | $230 | 2021 Census, weekly | 10th percentile nationally |
| Median rent as a share of median household income | 20.4% | 2021 Census, ratio calculated by AreaSearch | 48th percentile nationally |
| Median mortgage repayment as a share of household income | 24.8% | 2021 Census, ratio calculated by AreaSearch | 57th percentile nationally |
| People per bedroom | 0.7 per bedroom | 2021 Census | 23rd percentile nationally |
In the suburb of Corowa, 47.4% of homes are owned outright, 28.0% are owned with a mortgage, and 24.7% are rented.
According to the latest data, 83.7% of dwellings in the suburb of Corowa are houses.
In the suburb of Corowa, 0.1% of dwellings are apartments or units, with an additional 14.9% being semi-detached dwellings.
Outright home ownership in the suburb of Corowa stands at 47.4%, compared to 39.6% in Regional NSW.
The median monthly mortgage repayment in the suburb of Corowa is $1,213, compared to $1,733 in Regional NSW.
The aggregate monthly housing cost in the suburb of Corowa is $585, which represents the average monthly cost across all housing types.
In the suburb of Corowa, households with mortgages typically spend 24.8% of their income on mortgage repayments, while renters spend 20.4% of their income on rent.
The average persons per bedroom ratio in the suburb of Corowa is 0.7, indicating the level of household density.
Housing affordability in the suburb of Corowa shows mortgage holders spending 24.8% of income on repayments (vs 27.9% in Regional NSW), while renters spend 20.4% of income on rent (vs 23.0% in Regional NSW).
The dwelling mix in the suburb of Corowa consists of 83.7% detached houses, 14.9% semi-detached dwellings, 0.1% apartments, and 1.2% other dwelling types.
Housing in Corowa consumes approximately 12.0% of median household income ($4,893 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
Recent development applications in Corowa show attached dwellings contributing 0% of approvals compared to 16% of existing stock, while detached houses represent 100% of applications versus 84% of current dwellings. This suggests development patterns consistent with existing housing mix. The area shows minimal growth in housing density compared to other Australian locations.
Health performance in Corowa is well below the national average with prevalence of common health conditions notable across both younger and older age cohorts.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Private health cover | 48.3% | ATO FY 2024, private health cover | 17th percentile nationally |
| No long-term health condition | 57.2% | 2021 Census | 3rd percentile nationally |
| Need help with daily activities | 7.7% | 2021 Census | 84th percentile nationally |
| No long-term health condition, under 65 | 68.3% | 2021 Census | 6th percentile nationally |
| Three or more long-term health conditions, under 65 | 3.1% | 2021 Census | 95th percentile nationally |
Around 48.3% of people in the suburb of Corowa are covered by private health insurance, which compares to 52.2% in Regional NSW.
In the suburb of Corowa, 7.7% of the population is identified as requiring ongoing medical assistance. By comparison, 6.8% of people in Regional NSW require similar assistance.
8.8% of people in the suburb of Corowa are diagnosed with asthma. In comparison, 8.4% of the population across Regional NSW is affected by asthma.
Diabetes affects 5.7% of the suburb of Corowa population, while in Regional NSW, 4.7% of people are diagnosed with diabetes.
6.0% of people in the suburb of Corowa have heart disease. Across Regional NSW,4.4% of the population is affected by heart disease.
In the suburb of Corowa, 48.3% of the population are estimated to have private health insurance. Comparatively, Regional NSW sees an estimated private health coverage rate of 52.2%.
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Transport access | 41 out of 100 | AreaSearch transport analysis of timetable data | 41st percentile nationally |
| Public transport stops | 93 | Public transport timetable (GTFS) data, compiled by AreaSearch | 70th percentile nationally |
| Weekly public transport trips | 250 | Public transport timetable (GTFS) data, compiled by AreaSearch | 17th percentile nationally |
| People per public transport stop | 60 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 20 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.2 per dwelling | 2021 Census | |
| Working residents who worked from home | 6.7% | 2021 Census, taken during COVID-19 restrictions |
There are 93 public transport stops within the suburb of Corowa.
The suburb of Corowa has 250 weekly trips across 20 routes, averaging 35 trips per day.
On average, residential properties are 176 metres from the nearest transport stop.
From the typical resident, the nearest school is 763 m away and the nearest child care centre 849 m.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 93 stops nearby, 250 weekly trips, access rating 41 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 41 out of 100 | AreaSearch proximity analysis | 41st percentile nationally |
| Nearest school | 763 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest child care | 849 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest pharmacy | 1.3 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest GP | 1.3 km | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest hospital | 1.4 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 1.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 1.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest supermarket | 1.6 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 31.9 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 39.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 45.8 km | AreaSearch proximity analysis, from the typical resident |
Sector reports that go deeper on these services: child care, medical, retail, aged care and specialist disability accommodation (SDA). There are 2 long day care centres with 158 places in Corowa, about 1.7 children aged 0-4 per place.
Short silent previews of sample pages. Sector reports are ordered for a catchment you draw, not for the suburb as a whole.
05Reports and tools
Order a report and find more tools.
An area report on Corowa is built to order and emailed to you.
Ordered reports
The other sector reports are ordered on a custom catchment: draw your own area to add them. The order window shows the estimate before you place the order.
Order a reportShort silent previews of sample pages. Base and Child Care can be ordered for Corowa.
06About this profile
Where the figures come from, downloads and nearby areas.
AreaSearch's development drivers ranking sees a low level of activity in Corowa, placing the area among the bottom 17% of areas assessed nationally.
Corowa has strong levels of nearby infrastructure activity, ranking in the top 22% nationally.
No headline figures are reported for this area.
Corowa's affordable property market has recorded 171 sales in the 12 months to September 2026, comprising 85% residential, 6% commercial and 9% vacant land transactions.
Corowa has shown very soft population growth performance across periods assessed by AreaSearch.
Corowa ranks among the oldest 10% of areas nationwide.
The area's income levels rank in the lower 12% nationally based on AreaSearch comparative data.
Employment performance in Corowa has been below expectations when compared to most other areas nationally.
Corowa faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally.
Corowa features high concentrations of lone person households and couples without children but relatively few couples with children, with a smaller average household size than Regional 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 is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
Health performance in Corowa is well below the national average with prevalence of common health conditions notable across both younger and older age cohorts.
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
Amenity provision was found to be below the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Corowa has an estimated 5,628 residents, up 0.6% since the 2021 Census, with 68 projects tracked in the area around Corowa.
Latest estimate as at Aug 2026; other figures from the 2021 Census, ATO FY-24 and AreaSearch estimates where labelled. Updated 14 Oct 2026.
Sources: ABS Census 2021, ABS estimated resident population, ATO taxation statistics, state rental bonds and property sales records where published, and AreaSearch analysis for Corowa.
Data currency
Refreshed . Sales to Oct 2026, rents to Jun 2026, population and age estimated to Aug 2026, taxable income FY 2024 and projects to Jun 2026. Housing and cultural diversity are from the 2021 Census (next update with the 2026 Census results).
Infrastructure projects and development applications also include sites in the surrounding area, and are labelled as such. Other sections were compiled 15 Oct 2026 from sources that update on their own cycles; "See the evidence" lists each source and its cycle.
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 a complete picture, consider both boundary types where available.
Main sources: ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL11080). QuickStats reports 2021 only; the figures on this page are more current wherever the ledger shows a later date.
This page uses Suburbs and Localities (SAL) boundaries (suburb-style geography). SAL represents commonly-known suburb names used in addresses, while Statistical Areas (SA2) are designed for census and statistical reporting. Even when sharing the same name, SAL and SA2 boundaries often cover different geographic areas with different populations.
AreaSearch compiles this page from official and industry sources, including ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia, then calculates statistics for the boundary shown, and ranks, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments. Infrastructure projects and development applications also include sites in the surrounding area, labelled as such.
No. Most of this page is built beyond the Census. Dated for this area: population (Aug 2026), age profile (Aug 2026), infrastructure projects (Jun 2026) and income (FY 2024). Compiled with this profile from sources that publish on their own cycles: development and approvals, property sales and rents, employment, households, education, transport, health and services and amenities. Only housing and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Corowa from the 2021 Census, ATO taxpayer data and AreaSearch estimates and analysis. Each topic has its own table of key figures beside the section it belongs to, and each row names its source and date. The percentile compares Corowa with every neighbourhood-sized area across Australia (ABS SA2 areas): a higher percentile means more of that measure than most, not necessarily better.
Source: AreaSearch (areasearch.com.au) compiled from ABS Census 2021, ATO and other public sources.
