Holbrook

An assessment of population growth drivers in Holbrook reveals an overall ranking slightly below national averages considering recent, and medium term trends

Based on analysis of ABS population updates for the broader area and new addresses validated by AreaSearch, as of Feb 2026, Holbrook's estimated population is around 1,774. This reflects an increase of 124 people (7.5%) since the 2021 Census, which reported a population of 1,650 people. The change was inferred from AreaSearch's resident population estimate of 1,635 following examination of the latest ERP data release by the ABS in June 2024 and an additional two validated new addresses since the Census date. This level of population equates to a density ratio of 3.9 persons per square kilometer. Holbrook's growth of 7.5% since the 2021 census exceeded the Rest of NSW's growth rate of 5.9%, marking it as a growth leader in the region. Population growth was primarily driven by interstate migration, contributing approximately 73.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. According to demographic trends, a significant population increase is forecast for Holbrook, with an expected expansion of 414 persons to 2041 based on aggregated SA2-level projections, reflecting an overall increase of 15.5% over the 17 years.

AreaSearch analysis of residential development drivers sees Holbrook recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers shows Holbrook has had around 4 dwelling approvals annually over the past 5 financial years, totalling approximately 23 homes. So far in FY-26, 2 approvals have been recorded. This results in an average of about 6.9 new residents per year arriving for each dwelling constructed between FY-21 and FY-25. The demand for housing significantly outpaces supply, which can put upward pressure on prices and increase competition among buyers.

Developers are targeting the premium market segment with higher-end properties, as new dwellings are developed at an average expected construction cost value of $596,000. This financial year has seen $1.2 million in commercial approvals registered, indicating a predominantly residential focus.

All new constructions have been detached dwellings, maintaining Holbrook's traditional low density character with a focus on family homes appealing to those seeking space. The estimated population per dwelling approval is 345 people, reflecting the area's quiet, low activity development environment. According to AreaSearch's latest quarterly estimate, Holbrook is expected to grow by 275 residents through to 2041. If current development rates continue, housing supply may not keep pace with population growth, potentially increasing competition among buyers and supporting stronger price growth.

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

No changes can significantly affect a region's performance like alterations to local infrastructure, major projects, and planning initiatives. Zero projects have been identified by AreaSearch as potentially impacting this area. Notable projects include Riverina Redevelopment Program, Inland Rail from Albury to Illabo, HumeLink, and Olympic Highway Safety Improvements. The following list details those most likely to be relevant.

Professional plan users can use the search below to filter and access additional projects.

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Holbrook ranks among the top 25% of areas assessed nationally for overall employment performance

Holbrook's workforce is balanced across white and blue collar jobs with diverse sector representation. Its unemployment rate was 1.2% in AreaSearch's statistical area data aggregation. As of December 2025890 residents were employed while the unemployment rate was 2.7% below Regional NSW's rate of 3.9%.

Workforce participation was 63.6%, slightly higher than Regional NSW's 61.3%. A moderate 16.3% of residents worked from home according to Census responses, considering Covid-19 lockdown impacts. Dominant employment sectors were agriculture, forestry & fishing, health care & social assistance, and public administration & safety. Agriculture, forestry & fishing had a strong presence with an employment share 3.8 times the regional level.

Health care & social assistance had limited presence at 12.0% compared to Regional NSW's 16.9%. The area offered limited local employment opportunities based on Census working population vs resident population comparison. Over the 12 months to December 2025, labour force levels decreased by 1.4% and employment declined by 1.8%, increasing unemployment rate by 0.3 percentage points. This contrasted with Regional NSW where employment contracted by 1.2%, labour force fell by 0.8%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 projected national employment growth of 6.6% over five years and 13.7% over ten years, with varying rates across industry sectors. Applying these projections to Holbrook's employment mix suggested local employment should increase by 5.3% over five years and 11.7% over ten years, assuming constant population projections for illustrative purposes.

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

AreaSearch's latest postcode level ATO data for financial year 2023 shows Holbrook's median income among taxpayers is $41,191. The average income is $51,238. This is below the national average. In comparison, Regional NSW has a median income of $52,390 and an average of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates for Holbrook's median income are approximately $44,841 as of September 2025, with the average estimated at $55,778. Census data indicates that household, family and personal incomes in Holbrook fall between the 7th and 15th percentiles nationally. Income analysis reveals that the largest segment comprises 30.5% earning $400 - $799 weekly (541 residents). This differs from trends in the surrounding region where 29.9% fall within the $1,500 - $2,999 range. Housing costs are modest, with 88.9% of income retained. However, total disposable income ranks at just the 12th percentile nationally.

Holbrook is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Holbrook's dwelling structure, as per the latest Census, was 95.8% houses and 4.2% other dwellings. In comparison, Regional NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Holbrook stood at 47.5%, with mortgaged dwellings at 29.6% and rented ones at 22.9%. The median monthly mortgage repayment was $1,170, below Regional NSW's average of $1,733. The median weekly rent in Holbrook was $185, compared to Regional NSW's $330. Nationally, Holbrook's mortgage repayments were lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

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

Family households comprise 62.2% of all households, including 18.5% couples with children, 32.8% couples without children, and 10.1% single parent families. Non-family households account for 37.8%, with lone person households at 35.2% and group households making up 2.4%. The median household size is 2.2 people, which is smaller than the Regional NSW average of 2.4.

Educational outcomes in Holbrook fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area has university qualification rates of 13.8%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most common at 10.7%, followed by postgraduate qualifications (2.4%) and graduate diplomas (0.7%). Vocational credentials are prevalent, with 38.7% of residents aged 15+ holding them - advanced diplomas at 9.9% and certificates at 28.8%. Educational participation is high, with 25.5% currently enrolled in formal education.

This includes 10.7% in primary education, 8.0% in secondary education, and 2.4% pursuing tertiary education.

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

Holbrook has 86 active public transport stops, all of which are bus stops. These stops are served by 12 different routes that together offer 161 weekly passenger trips. The accessibility of these stops is rated as excellent, with residents typically living within 150 meters of the nearest stop. As a mainly residential area, most residents commute outwards. Cars are the primary mode of transport for 86% of residents, while 8% walk and 3% cycle to their destinations. On average, there are 1.4 vehicles per dwelling in Holbrook.

According to the 2021 Census, 16.3% of residents work from home, which may be due to COVID-19 conditions. The service frequency across all routes averages 23 trips per day, equating to approximately one weekly trip per individual stop.

Health performance in Holbrook is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Holbrook faces significant health challenges based on AreaSearch's assessment. Mortality rates and chronic condition prevalence are high, with common health conditions prevalent across both younger and older age cohorts. Private health cover is very low at approximately 47% of the total population (~838 people), compared to 51.9% across Regional NSW and the national average of 55.7%.

The most common medical conditions are arthritis, impacting 10.8% of residents, and asthma, impacting 8.4%. 60.6% of residents declare themselves completely clear of medical ailments, compared to 63.3% across Regional NSW. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 31.7% of residents aged 65 and over (562 people), higher than the 23.4% in Regional NSW. Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

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

Holbrook's cultural diversity was found to be below average, with 89.0% of its population being citizens, 93.6% born in Australia, and 97.4% speaking English only at home. The predominant religion in Holbrook is Christianity, comprising 62.9% of the population, compared to 55.9% across Regional NSW. In terms of ancestry, the top three represented groups are Australian (34.3%), English (31.7%), and Scottish (10.2%).

Notably, Serbian ethnicity is overrepresented in Holbrook at 0.4%, compared to 0.2% regionally, German at 4.2% versus 3.1%, and Irish at 9.0% versus 8.8%.

Holbrook ranks among the oldest 10% of areas nationwide

Holbrook's median age is 51 years, which is significantly higher than Regional NSW's average of 43 and considerably older than Australia's median of 38. Compared to Regional NSW, Holbrook has a notably over-represented cohort aged 65-74 (17.2%), while those aged 35-44 are under-represented (9.2%). This concentration of the 65-74 age group is well above the national average of 9.5%. According to post-2021 Census data, the 25 to 34 age group has grown from 8.9% to 10.4%, while the 75 to 84 cohort increased from 9.7% to 11.0%. Conversely, the 5 to 14 age group has declined from 10.4% to 9.6%. By 2041, Holbrook's age composition is expected to see notable shifts. Leading this demographic shift, the 25 to 34 age group is projected to grow by 33%, adding 60 people and reaching 245 from its current total of 184. Meanwhile, numbers in the 15 to 24 age range are expected to fall by 8%.