North Boambee Valley

North Boambee Valley lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Based on ABS population updates and AreaSearch validations, as of Nov 2025, North Boambee Valley's estimated population is around 2,510. This reflects an increase of 192 people since the 2021 Census, which reported a population of 2,318. The change was inferred from AreaSearch's estimation of 2,411 residents following examination of ABS's latest ERP data release (June 2024), and an additional 73 validated new addresses since the Census date. This results in a density ratio of 188 persons per square kilometer. North Boambee Valley's growth rate of 8.3% since the 2021 census exceeded its SA3 area (5.4%) and the non-metro area, making it a growth leader in the region. Overseas migration contributed approximately 73.0% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, NSW State Government's SA2 level projections released in 2022 with 2021 as the base year are used. Future population trends forecast a significant increase in the top quartile of national non-metropolitan areas. By 2041, North Boambee Valley is expected to expand by 570 persons, reflecting an overall increase of 13.4% over the 17 years.

Residential development activity is lower than average in North Boambee Valley according to AreaSearch's national comparison of local real estate markets

North Boambee Valley has seen approximately 18 dwelling approvals annually over the past five financial years up to FY26. This totals an estimated 90 homes. In FY26 so far, six approvals have been recorded. The average construction cost value for new dwellings is $431,000.

North Boambee Valley has experienced a population decline in recent years, with new supply likely keeping up with demand. Commercial development approvals totalled $33.1 million in FY26. Compared to the Rest of NSW, North Boambee Valley records 85.0% more construction activity per person. New building activity consists of 29.0% detached dwellings and 71.0% townhouses or apartments. This shift reflects reduced development site availability and changing lifestyle demands. With around 138 people per dwelling approval, North Boambee Valley is considered a growth area.

Population forecasts indicate an increase of 336 residents by 2041. Current development patterns suggest new housing supply should meet demand, potentially facilitating further population growth beyond current projections.

North Boambee Valley has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified three projects likely affecting this region. Major initiatives include Elements at Coffs, North Boambee Valley (East) Release Area, Coffs Harbour Bypass, and The Shoreline Luxury Retirement Living. The following details those most relevant:.

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

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.

Employment performance in North Boambee Valley has been below expectations when compared to most other areas nationally

North Boambee Valley has a skilled workforce with significant representation in essential services sectors. Its unemployment rate was 5.2% as of September 2024, with an estimated employment growth of 2.0% over the past year.

As of September 2025, there are 1,013 residents employed, but the unemployment rate is higher than Rest of NSW's at 1.4%. Workforce participation in North Boambee Valley is lower at 46.6%, compared to Rest of NSW's 56.4%. The leading employment industries among residents are health care & social assistance, retail trade, and construction. Notably, health care & social assistance has a high concentration with employment levels at 1.4 times the regional average.

However, manufacturing has limited presence with only 2.6% of employment compared to the regional average of 5.8%. There is an employment-to-resident ratio of 1.7:1, indicating that more jobs are available than residents and attracting workers from nearby areas. During the year to September 2025, employment levels in North Boambee Valley increased by 2.0%, while the labour force grew by 3.6%. This resulted in an unemployment rate rise of 1.5 percentage points. In contrast, Rest of NSW saw a contraction in employment (-0.5%), a slight decrease in labour force (-0.1%), and a smaller increase in unemployment (0.4 percentage points). State-level data from 25-Nov-25 shows that NSW experienced a slight job loss of 0.03% (2,260 jobs) with an unemployment rate of 3.9%, which is favourable compared to the national unemployment rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that overall employment is expected to grow by 6.6% over five years and 13.7% over ten years. However, growth rates vary significantly between industry sectors. Applying these projections to North Boambee Valley's current employment mix indicates a potential local employment increase of 7.1% over five years and 14.6% over ten years.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

The suburb of North Boambee Valley has an income level below the national average, according to the latest Australian Taxation Office data aggregated by AreaSearch for the financial year 2023. The median income among taxpayers in North Boambee Valley is $45,838, while the average income stands at $58,359. This compares to figures for the Rest of NSW, which are $52,390 and $65,215 respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates would be approximately $49,899 (median) and $63,530 (average) as of September 2025. According to the 2021 Census figures, household, family and personal incomes in North Boambee Valley all rank modestly, between the 20th and 30th percentiles. The data shows that the predominant cohort spans 29.9% of locals (750 people) with incomes in the $1,500 - 2,999 category, reflecting patterns seen in the surrounding region where 29.9% similarly occupy this range. Housing affordability pressures are severe in North Boambee Valley, with only 84.1% of income remaining after housing costs, ranking at the 30th percentile. The area's Socio-Economic Index for Areas (SEIFA) income ranking places it in the 6th decile.

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

In North Boambee Valley, as per the latest Census evaluation, 95.1% of dwellings were houses, with the remaining 4.8% being semi-detached, apartments, or other types of dwellings. This compares to Non-Metro NSW's figures of 78.4% houses and 21.6% other dwellings. Home ownership in North Boambee Valley stood at 48.3%, with mortgaged properties making up 32.5% and rented dwellings comprising 19.3%. The median monthly mortgage repayment in the area was $1,804, surpassing Non-Metro NSW's average of $1,733. Meanwhile, the median weekly rent figure in North Boambee Valley was recorded at $465, compared to Non-Metro NSW's $370. Nationally, North Boambee Valley's mortgage repayments were lower than the Australian average of $1,863, while rents were substantially higher than the national figure of $375.

North Boambee Valley has a typical household mix, with a fairly typical median household size

Family households constitute 70.3% of all households, including 26.5% couples with children, 34.0% couples without children, and 9.0% single parent families. Non-family households comprise the remaining 29.7%, with lone person households at 28.4% and group households making up 1.7% of the total. The median household size is 2.4 people, which aligns with the Rest of NSW average.

North Boambee Valley shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

The area's university qualification rate of 21.9%, as of the latest data, is significantly lower than the NSW average of 32.2%. This disparity presents both a challenge and an opportunity for targeted educational initiatives in the region. Bachelor degrees are the most common type of university qualification held by residents, with 15.2% having completed one. Postgraduate qualifications follow at 3.5%, while graduate diplomas account for 3.2%.

Trade and technical skills are prominent among residents aged 15 and above, with 41.2% holding vocational credentials. This includes advanced diplomas held by 11.7% of residents and certificates held by 29.5%. Educational participation is notably high in the area, with 32.3% of residents currently enrolled in formal education. This includes primary education (11.8%), secondary education (9.3%), and tertiary education (3.2%).

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

North Boambee Valley has 20 operational public transport stops. These are served by a mix of bus routes totalling 47. The combined weekly passenger trips amount to 702.

Residents' average proximity to the nearest stop is 329 meters. Daily service frequency averages 100 trips across all routes, equating to around 35 weekly trips per individual stop.

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

North Boambee Valley faces significant health challenges, with various conditions affecting both younger and older residents. Approximately 50% (~1,256 people) have private health cover, lower than the national average of 55.7%.

The most prevalent medical conditions are arthritis (11.6%) and mental health issues (8.8%). Conversely, 59.1% reported no medical ailments compared to 63.9% in Rest of NSW. Residents aged 65 and over comprise 35.1% (881 people), higher than the 23.9% in Rest of NSW. Health outcomes among seniors are generally aligned with the overall population's health profile.

North Boambee Valley ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

North Boambee Valley had a cultural diversity index below average, with 86.9% of its population being citizens, 82.2% born in Australia, and 90.8% speaking English only at home. Christianity was the predominant religion, accounting for 56.9% of the population. The most significant overrepresentation was seen in the 'Other' category, comprising 2.7% compared to 3.3% across Rest of NSW.

In terms of ancestry, Australian (30.3%), English (29.8%), and Scottish (8.5%) were the top three groups represented. Notably, French representation was higher at 0.7% compared to the regional average of 0.5%, while Australian Aboriginal stood at 3.6% versus 4.0%. Samoan representation was also notable at 0.2%, differing from the regional figure of 0%.

North Boambee Valley ranks among the oldest 10% of areas nationwide

North Boambee Valley has a median age of 51 years, which is significantly higher than the Rest of NSW average of 43 and considerably older than the Australian median of 38. Compared to the Rest of NSW average, the 75-84 cohort is notably over-represented at 15.6% locally, while the 55-64 age group is under-represented at 8.9%. This concentration of the 75-84 cohort is well above the national average of 6.0%. Post-2021 Census data shows that the 35 to 44 age group grew from 10.2% to 12.0%, and the 15 to 24 cohort increased from 7.9% to 9.2%. Conversely, the 85+ cohort declined from 10.3% to 8.9%, and the 65 to 74 group dropped from 11.8% to 10.6%. By 2041, North Boambee Valley is expected to see notable shifts in its age composition. Leading this demographic shift, the 35 to 44 group is projected to grow by 27%, reaching 384 from 301. Meanwhile, the 65 to 74 cohort is expected to grow by a modest 1%.