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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 Holbrook is $450k. House values have moved 10.9% 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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Holbrook has an estimated 1,672 residents. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
As of Aug 2026, the suburb of Holbrook has a population estimated at approximately 1,672, established through AreaSearch's evaluation of broader ABS population revisions and post-Census validated addresses. Compared to the 1,650 residents recorded in the 2021 Census, this indicates an expansion of 22 people (1.3%). That trajectory draws on an estimated resident population of 1,622 determined from the ABS June 2025 ERP release, combined with 6 validated new addresses verified since Census night. Population density stands at 3.7 persons per square kilometer, providing residents with generous physical space. Inflow from interstate migration accounted for roughly 73.0% of recent population additions, serving as the leading expansion source, while overseas migration and natural growth also registered positive contributions.
Projections for the suburb of Holbrook utilise ABS/Geoscience Australia SA2 modeling published in 2024 (using 2022 as baseline), supplemented where necessary by NSW State Government SA2 forecasts released in 2022 (anchored to 2021), with age-group expansion rates from these datasets extended across 2032 to 2041. Over the 16 years leading to 2041, aggregated SA2 projections indicate an overall increase of 17.7% (adding 346 persons), outpacing the median growth rate observed across regional non-metropolitan locations nationally.
Frequently Asked Questions - Population
Detail
Residential building activity across Holbrook remains minimal, averaging 1 dwelling approvals annually and totalling 8 dwellings across the five-year period. Rather than tracking broad market trends, construction in this rural setting is generally prompted by localized dwelling requirements. Because of this limited volume, specific standalone projects can create significant variations in yearly statistics and comparative metrics. All recent additions have consisted exclusively of detached houses, reinforcing low-density spatial characteristics and upholding the rural atmosphere of the locality. Projections from the most recent AreaSearch quarterly update indicate Holbrook will add 296 residents leading up to 2041.
If building volumes remain at existing levels, residential supply may struggle to keep pace with population growth, creating upward pressure on prices and intensifying buyer competition.
Frequently Asked Questions - Development
Development applications around Holbrook
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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 71 current infrastructure and development projects close to Holbrook, worth an estimated $5.18 billion. 19 are already under construction and 31 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and sports & recreation. 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
Infrastructure upgrades, regional initiatives, and strategic planning exert substantial influence over an area's trajectory. Currently, no new projects have been identified by AreaSearch as likely to impact the community directly. Major initiatives with broader regional relevance include the Riverina Redevelopment Program, Inland Rail - Albury to Illabo, HumeLink, and Olympic Highway Safety Improvements.
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
Kinvara Residential Estate
A residential subdivision by Greater Hume Council offering 24 allotments in Stage 1. Lots range in size from 1,000my to 2,237my. Civil works commenced in February 2024, and lots are expected to be ready for sale in late 2025.
Culcairn Heights Stage 1 Residential Subdivision
A residential subdivision project by Greater Hume Council, approved for 28 residential lots within the township of Culcairn. Works notifications were issued in 2023, indicating progression towards construction.
Culcairn Solar Farm
A 440 MWp (350 MW AC) renewable electricity project developed by Neoen Australia, featuring solar arrays and a Battery Energy Storage System (BESS) with a capacity of 904 MWh. It is expected to generate more than 800,000 MWh of clean electricity annually, sufficient to power 160,000 homes. Construction began in 2023, with commissioning starting in 2025, and full operation expected by 2026. The project will provide AUD 10 million in community benefits over its lifetime, including up to $150,000 per annum for local initiatives.It is located on rural land, approximately 4km southeast of Culcairn, creating up to 400 construction jobs.
Walla Walla Solar Farm
The Walla Walla Solar Farm is a 353 MW dc Solar PV project. It is FRV's fourth solar development project in NSW and has received Development Approval from the NSW Independent Planning Commission (IPC) in 2020. The project supplies clean energy to up to 90,000 NSW homes and businesses and is considered a State Significant Development. It began generating power in November 2024 and has a 15-year PPA with Microsoft.
Ettamogah Rise Estate
Ettamogah Rise Estate is a staged residential land subdivision off Wagga Road in Ettamogah, on the northern outskirts of Albury near Thurgoona. The masterplanned community offers a range of semi-rural lot sizes with outlooks over the surrounding hills, close to Charles Sturt University, TAFE, schools and Thurgoona Plaza. Stages one, two, three, four and six are sold out and largely built out with owner-occupied homes, while Stage 7 is the current release, comprising 57 larger elevated allotments.The land is owned by the Diocese of Wagga Wagga, with further stages (8-10) approved for future release.
Jindera Battery Energy Storage System (BESS)
Development of a 250 MW / 500 MWh grid-scale battery energy storage system at 204 Ortlipp Road, Glenellen NSW, connecting to Transgrid's Jindera 330/132 kV substation. The project is proposed by Gransolar Development Australia (GDA) and progressed through EIS preparation and public exhibition under SSD-68815961. As of early 2026, the Response to Submissions has been lodged and the project is entering formal assessment by the NSW Department of Planning, Housing and Infrastructure. Project determination is anticipated in mid-2026.Construction is expected to take approximately 18 months once approved, with the facility designed to operate for 15 to 25 years supporting grid reliability and renewable energy integration in the Greater Hume region.
NEXUS Regional Jobs Precinct
A 450-hectare industrial precinct at Ettamogah, 10 km north of Albury, designed for 24/7 heavy industry, advanced manufacturing, circular economy and recycling, agribusiness, and freight and logistics. The precinct combines the existing NEXUS Industrial Precinct with adjacent land brought into the NSW Government's Regional Job Precincts program, with the final Master Plan adopted in December 2023 supporting around 13,900 new jobs to 2036 and beyond. Stage 1 lots are fully serviced with electricity, natural gas, NBN fibre, water, sewer, and direct access to the Hume Highway via the Davey Road interchange and to the Inland Rail corridor via the Ettamogah Rail Hub.Existing tenants include Norske Skog, Overall Forge, AP Delaney and Co, and the Circular Plastics PET recycling joint venture between Cleanaway, Pact Group, Asahi Beverages, and Coca-Cola Europacific Partners. AlburyCity adopted a new Infrastructure Contributions Plan in July 2025 to fund precinct works, and in March 2025 finalised the purchase of a 777-hectare parcel east of the Hume Highway at Ettamogah for a future wastewater treatment plant targeted for completion by 2040 to support the precinct's long-term growth.
The Oaks Residential Subdivision
A major residential subdivision providing 198 housing lots in the rapidly growing Thurgoona area. The project was approved by Albury Council in June 2022 and is strategically positioned to benefit from the new Thurgoona Link Road infrastructure. Development was previously delayed pending completion of critical road infrastructure, but with environmental approvals for the link road granted in November 2024, the project is positioned to proceed. The development will contribute to the planned 16,000 additional dwellings in the Thurgoona-Wirlinga growth corridor over the coming decades.
776 residents of Holbrook are employed, from a labour force of 790. Unemployment sits at 1.8%, with participation at 55.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 1,450, about 87% of the resident population, so more people leave the area for work than travel in. 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 participation in Holbrook spans a diverse mix of blue-collar and white-collar roles across multiple sectors, with the local jobless rate sitting at just 1.8% according to statistical area aggregations by AreaSearch. As of March 2026776 residents are employed, the local unemployment rate sits 2.3% lower than the Regional NSW mark of 4.1%, and labor participation reaches 55.7% (under the 60.6% recorded across Regional NSW). Census records showed 16.3% of workers operating from home, an outcome potentially shaped by Covid-19 restrictions. Primary employment sectors for local residents include agriculture, forestry & fishing, health care & social assistance, alongside public administration & safety.
Agricultural, forestry, and fishing activities demonstrate pronounced local concentration, capturing a workforce share 3.8 times the regional benchmark. Conversely, health care & social assistance engages 12.0% of local workers, tracking below the 16.9% recorded across Regional NSW. Comparing Census resident numbers with the working population suggests local job opportunities remain limited within the area itself. According to AreaSearch analysis of ABS and SALM statistical series, the twelve months to March 2026 saw the local labor pool contract by 6.1% and total employment decline by 6.7%, driving a 0.7 percentage points rise in unemployment. Across Regional NSW over the same timeframe, employment diminished by 0.9%, the labor force contracted by 0.4%, and the jobless rate edged up 0.5 percentage points. Future workplace trajectories can also be considered through Jobs and Skills Australia's Mar-26 national forecasts. Nationwide employment is projected to expand 6.6% across five years and 13.7% over ten years, though sector outcomes vary widely. Applying these sector-specific national trajectories directly to Holbrook's local industry composition suggests potential job growth of 5.3% over five years and 11.7% over ten years (representing an illustrative weighting model that excludes localized population projections).
Frequently Asked Questions - Employment
Median household income in Holbrook is $1,101 a week (about $57,000 a year), with median personal income at $628 a week. ATO records put median taxable income at $41,191 a year against an average of $51,238. 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
According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year 2023, the suburb of Holbrook had a median income among taxpayers of $41,191 with the average level standing at $51,238. This is lower than average on a national basis and compares to levels of $52,390 and $65,215 across Regional NSW respectively. Based on Wage Price Index growth of 10.32% since financial year 2023, current estimates would be approximately $45,442 (median) and $56,526 (average) as of March 2026. According to 2021 Census figures, household, family and personal incomes in Holbrook all fall between the 7th and 15th percentiles nationally.
Looking at income distribution, the $400 - 799 bracket dominates with 30.5% of residents (509 people), unlike trends the broader area where 29.9% fall within the $1,500 - 2,999 range. While housing costs are modest with 88.9% of income retained, the total disposable income ranks at just the 12th percentile nationally.
Frequently Asked Questions - Income
Holbrook had 669 occupied dwellings at the 2021 Census, 96% detached houses and 0% apartments. 30% are owned with a mortgage, 23% rented and 48% owned outright. At that Census the median rent was $185 a week and the median mortgage repayment $1,170 a month. Rent absorbs 16.8% of household income here and mortgage repayments 24.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential dwellings in Holbrook at the most recent Census consisted of 95.8% separate houses and 4.2% other dwellings (apartments, semi-detached properties, and 'other' dwellings), contrasting with 82.6% separate houses and 17.4% other dwellings throughout Regional NSW. Fully owned properties accounted for 47.5% of homes, substantially exceeding the Regional NSW proportion, while 29.6% carried a mortgage and 22.9% were occupied by tenants. Median rental payments were $185 per week against $330 in Regional NSW, and monthly mortgage repayments averaged a median of $1,170 compared to $1,733 regionally. Relative to national figures, local mortgage servicing costs sit well beneath the Australian median of $1,863, and rents are substantially below the national figure of $375.
Frequently Asked Questions - Housing
Holbrook counted 669 households at the 2021 Census, averaging 2.2 people each. 19% are couples with children, fewer than in 90% of areas nationally, against 33% couples without children. 35% of households are people living alone, and families average 2.1 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 62.2% of local residences, comprising couples without children (32.8%), couples with children (18.5%), and single parent families (10.1%). Non-family living arrangements account for the remaining 37.8%, consisting of lone person households (35.2%) and group households (2.4%). The typical household comprises a median of 2.2 people, slightly under the Regional NSW benchmark of 2.4.
Frequently Asked Questions - Households
13.8% of adults in Holbrook hold a university qualification, including 10.7% with a bachelor degree and 2.4% with postgraduate qualifications, lower than 75% of areas nationally. A further 28.8% hold a vocational qualification. 2 schools serve the area, with 150 enrolment places and an average ICSEA of 992 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 presents local hurdles, with university qualification levels at 13.8% compared against the wider NSW benchmark of 32.2%. Bachelor degrees constitute 10.7% of qualifications, postgraduate credentials represent 2.4%, and graduate diplomas account for 0.7%. Vocational education remains widely held, as 38.7% of residents aged 15+ hold technical qualifications, comprising certificates (28.8%) alongside advanced diplomas (9.9%). General educational engagement is strong, with 25.5% of the local population participating in formal study. This cohort includes 10.7% attending primary schools, 8.0% in secondary education, and 2.4% enrolled in tertiary courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Holbrook reaches 87 stops on 12 routes, timetabled for about 120 services a week. The typical home sits about 150 m from its nearest stop. Households keep an average of 1.4 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 transit infrastructure in Holbrook includes 87 active transport stops offering bus connections across 12 distinct routes, generating 117 weekly passenger trips. Access to transit is strong, with typical walking distances of 150 meters to reach a stop. Commuting patterns reflect an outward flow from this predominantly residential base, with private vehicles serving 86% of commuters, 8% walking, and 3% cycling. Vehicle ownership sits at an average of 1.4 per dwelling, while 16.3% of the workforce operated from home according to the 2021 Census under potential COVID-19 influences. Across the entire network, service frequencies average 16 trips per day, which translates to roughly 1 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
60.6% of residents in Holbrook report no long-term health condition. 8.8% need daily assistance with core activities, and 47.3% hold private health cover. The standardised death rate runs at 5.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Long-term health patterns and mortality figures assessed by AreaSearch indicate health difficulties across the community, with chronic conditions distributed across younger and older demographics. Private health insurance coverage is notably restricted, held by roughly 47% of residents (~790 people), below the Regional NSW proportion of 51.9% and the national mark of 55.7%. Arthritis (10.8%) and asthma (8.4%) represent the most prevalent diagnosed conditions, while 60.6% of residents reported no medical ailments, compared to 63.3% across Regional NSW. Chronic conditions are elevated among working-age locals. Residents aged 65 and over total 575 people (34.4% of the population), above the 23.3% recorded for Regional NSW, with senior health indicators showing challenges that align with broader national rankings.
Frequently Asked Questions - Health
Holbrook is largely Australian-born, at 93.6% of residents, with 2.6% speaking a language other than English at home. The largest reported ancestries are Australian (34.3%) and English (31.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Holbrook sits below wider benchmarks, with Australian citizens making up 89.0% of residents, 93.6% born in Australia, and 97.4% using only English at home. Christianity represents the primary religious affiliation, accounting for 62.9% of the community compared to 55.9% across Regional NSW. Regarding ancestral background based on parental country of birth, the primary groups reported are Australian (34.3%), English (31.7%), and Scottish (10.2%). Specific ancestral backgrounds show higher concentrations relative to regional figures, including German at 4.2% (against 3.1%), Irish at 9.0% (against 8.8%), and Serbian at 0.4% (against 0.2%).
Frequently Asked Questions - Diversity
The median resident of Holbrook is 51, older than 93% of areas nationally. 20.2% 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 demographic profile of the suburb of Holbrook leans noticeably toward older age brackets. As of August 2026, AreaSearch estimates place 34.4% of the local population within senior and retirement age groups (65+), compared with 23.3% throughout Regional NSW. In contrast, young to middle-aged adults (25 - 44) make up 18.1% locally against 23.5% across the broader region. The median age is estimated at 51 as at August 2026, matching the 2021 Census figure and sitting 8 years above the Regional NSW level of 43 at that Census, as well as exceeding the national median of 38 at that Census.
The sharpest shift since the Census has occurred among retiree and elderly cohorts, expanding from 30.3% to an estimated 34.4% of residents. Long-term projections suggest older cohorts will capture the majority of growth to 2041, increasing by 149 residents (26%) to reach 724.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Holbrook
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, Local governments Daily | May 2026 5 months ago all 2 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 May 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 — 6 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (1,650 at the 2021 Census → 1,672 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 (SAL11927). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.