Chart Color Schemes
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 North Boambee Valley is $900k, with units at $490k. House values have moved 3.2% 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.
Find a Recent Sale
Sales Detail
North Boambee Valley has an estimated 2,391 residents, up from 2,318 at the 2021 Census — a change of 73 people, or 3.1%. Growth has averaged 0.8% a year over five years. That puts 180 residents on each square kilometre. 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 North Boambee Valley has an estimated population of around 2,391, based on AreaSearch research incorporating broader ABS population updates alongside new addresses validated by AreaSearch since the Census. This represents an expansion of 73 people (3.1%) relative to the 2,318 people counted in the 2021 Census. AreaSearch deduced this progression after reviewing 75 validated new addresses added since the Census date and the resident population of 2,389 indicated in the ABS ERP release from June 2025. Across the locality, density stands at 179 persons per square kilometer, leaving substantial space per person and scope for future expansion.
A compound annual growth rate of 2.2% over the last decade underscores the resilient growth patterns in the suburb of North Boambee Valley, ahead of the wider SA3 area. In recent periods, population gains have been underpinned primarily by overseas migration, which generated approximately 73.0% of overall additions. Projections generated by ABS/Geoscience Australia from 2024, utilizing 2022 as the base year, are applied by AreaSearch across SA2 areas, supplemented by NSW State Government SA2 projections released in 2022 using 2021 as the base year where necessary. For the years 2032 to 2041, age-specific growth trajectories derived from these aggregations are applied to all areas. Future demographic modeling points to an above median population growth compared to regional Australia, with aggregated SA2-level figures projecting the suburb of North Boambee Valley to expand by 470 persons to 2041, representing a total gain of 19.6% over the 16 years.
Frequently Asked Questions - Population
96 new dwellings have been approved in North Boambee Valley over the past five years, an average of 19 a year. That is 8.9 approvals per 1,000 residents. Of the 20 dwellings approved in the latest reporting year, 30% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 14, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
AreaSearch evaluations of building approvals allocated from ABS statistical area data indicate that North Boambee Valley has averaged around 19 new home approvals annually, accumulating an estimated 96 homes across the prior 5 financial years. During FY-25 to date, 14 approvals have been lodged. Residential construction is keeping pace with or exceeding local demand, considering that only an average of 0.9 new residents per year per dwelling constructed was recorded over the past 5 financial years (between FY-21 and FY-25), expanding choices for purchasers and facilitating expansion that may surpass current forecasts.
New properties show an average construction cost of $781,000, underscoring building activity directed toward high-end and premium offerings. Furthermore, commercial building approvals have reached $33.1 million this financial year, reflecting substantial commercial development momentum. Per capita building approvals for new homes in North Boambee Valley exceed Rest of NSW by 134.0%, providing greater variety for purchasers despite a moderation in construction activity over recent times. Current residential development is apportioned into 30.0% detached dwellings and 70.0% medium and high-density housing. This strategic emphasis on medium-to-high density structures creates accessible price points for first-home buyers, investors, and downsizers. It marks a pronounced shift from the established urban fabric of 95.0% houses, prompted by reduced availability of development sites while satisfying evolving lifestyle preferences and budget constraints. Approvals equate to around 153 people per approval, indicating a low density environment. According to the latest quarterly estimate from AreaSearch, North Boambee Valley is projected to add 468 residents by 2041. Sustaining current construction rates will enable new residential supply to comfortably absorb incoming demand, creating favorable buyer conditions and potentially driving local growth ahead of projected population levels.
Frequently Asked Questions - Development
Development applications around North Boambee Valley
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside North Boambee Valley, worth an estimated $180 million. A further 38 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $4.81 billion. 14 are already under construction and 13 are due for completion within three years. The pipeline spans residential development, sports & recreation and communities, precincts & urban renewal. 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
Local growth and performance are significantly steered by infrastructure projects, urban planning policies, and public works. AreaSearch has pinpointed 3 major development schemes with strong local relevance, including Elements at Coffs, North Boambee Valley (East) Release Area, Coffs Harbour Bypass, and The Shoreline Luxury Retirement Living.
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
North Boambee Valley (East) Release Area
A long-term residential release area featuring The Lakes Estate and surrounding developments, with infrastructure supporting up to 361 dwellings. The development includes neighbourhood parks, walking trails, stormwater detention systems, collector roads with cycleways, koala habitat management zones, and community facilities. Developer contributions fund essential infrastructure including roads, parks, environmental protection measures, and flood mitigation systems. The completed Lakes Estate offers established residential lots with lake frontages and district views.
Elements at Coffs
Elements at Coffs is a quality residential land release estate located just off Stadium Drive on the eastern side of the Pacific Highway in Coffs Harbour. Positioned halfway between Coffs Harbour and Sawtell, it offers generous reserves and open spaces. The development is actively selling Stage 4 and provides convenient access to the airport, health campus, education facilities, and shopping centres.
TAFE NSW Coffs Harbour Campus Upgrade
A $29 million capital investment to modernise facilities and expand vocational training capacity at the Coffs Harbour Education Campus. The upgrade delivers state-of-the-art trade workshops, contemporary laboratories, and technology-enabled learning spaces to support regional skills demand.
Coffs Harbour Bypass
A $2.27 billion, 14-kilometre four-lane divided bypass of Coffs Harbour on the Pacific Highway, jointly funded by the Australian Government ($1.76 billion) and the NSW Government ($440 million) and delivered by Transport for NSW. The scope covers about 12 km of new highway, about 2 km of upgraded highway, three twin-tube tunnels at Roberts Hill, Shephards Lane and Gatelys Road (each carrying two traffic lanes plus a bicycle lane), the Englands Road interchange, the Korora bus interchange and the Luke Bowen pedestrian bridge servicing a local primary school, plus local access and service roads.Tunnel excavation is complete and as at mid-2026 the project is in its final construction stretch: mechanical, electrical, fire, safety and electronic signage systems are being fitted out in the tunnels, mock rock treatments are being applied to tunnel portals, the last cut site near West Korora Road is being crushed out, and work has started on the final bridge, the southbound Pacific Highway underpass north of Opal Boulevard at Korora. The bypass is scheduled to open to traffic in late 2026 with full project completion in late 2027. It will remove about 12,000 vehicles a day from the Coffs Harbour CBD, let motorists skip up to 12 sets of traffic lights, cut around 12 minutes from travel times and improve road safety and freight efficiency. As the final section of the Hexham to Queensland border upgrade, it completes a motorway-standard, traffic-light-free route between Sydney and Brisbane once the M1 to Raymond Terrace extension opens. The project has supported more than 600 direct jobs during construction.
Coffs Harbour Airport Enterprise Park
Coffs Harbour Airport Enterprise Park is a commercial and industrial employment precinct within Coffs Harbour Airport. The first phase was completed in early 2021, delivering 10 serviced lots and road, drainage and services works. The current program is focused on rezoning and future development of a 98-lot, 23-hectare leasable commercial, aviation, industrial and mixed-use employment hub intended to address industrial land shortages and support regional jobs and investment.
Coffs Harbour Affordable Housing
State Significant Development (SSD-83294209) by Homes NSW for a four to five-storey residential flat building containing 60 high-quality social and affordable housing units. The approved project includes a mix of one, two, and three-bedroom dwellings, a single basement level with 31 car parking spaces, 1,239 square metres of communal open space, and extensive landscaping across the 3,804 square metre site. It was approved by the NSW Government on 16 April 2026 to help address local housing needs.
CODA Apartments
A 13-storey mixed-use development featuring 95 apartments and ground-floor retail spaces. Located in Coffs Harbour CBD with contemporary design reflecting the coastal environment. Includes three floors of car parking and 735 square metres of retail opportunities. Officially opened June 2025.
The Shoreline Luxury Retirement Living
Luxury retirement living and residential aged care village at Park Beach, Coffs Harbour. The project includes 185 architecturally designed independent living apartments and townhouses and 120 residential aged care beds, with resort-style facilities including a community hub, swimming pool, cafe, Bombora Bar, gardens, recreation facilities and a secure gated community. The aged care home and earlier stages are open, while final stages of the retirement village are underway and marketed as more than 65 percent sold.
1,028 residents of North Boambee Valley are employed, from a labour force of 1,079. Unemployment sits at 4.7%, with participation at 54.4%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.1% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,834, about 160% of the resident population, so the area draws in more workers than it sends out. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
North Boambee Valley boasts a capable labor pool where key service industries hold strong representation, an unemployment rate of 4.7%, and an estimated employment growth of 1.9% over the previous year, according to AreaSearch aggregated statistical area information. By March 2026, the local workforce numbered 1,028 employed individuals, with an unemployment rate standing at 0.6% higher than the Regional NSW figure of 4.1%, while workforce participation falls considerably behind the regional benchmark of 60.6% at only 54.4%. Census survey results indicate that a mere 12.4% of residents worked from home, although the lingering effects of Covid-19 lockdowns should be taken into account when interpreting this data.
Resident employment is concentrated primarily in health care & social assistance, retail trade, and construction. Specialization in health care & social assistance is pronounced, with local employment share reaching 1.4 times regional levels. Conversely, manufacturing accounts for a minor 2.6% of local jobs compared to 5.8% across the broader region. Recording 1.7 workers for every resident as at the Census, the locality serves as a major employment center, containing more positions than resident workers and drawing labor from neighboring communities. AreaSearch analysis of ABS and SALM statistical data shows that during the 12 months to March 2026, North Boambee Valley recorded a 1.9% rise in employment and a 0.9% expansion in the labour force, resulting in a 0.9 percentage point reduction in the unemployment rate. In contrast, Regional NSW experienced a 0.9% decline in employment, a 0.4% contraction in the labour force, and a 0.5 percentage point increase in unemployment. Additional insight into prospective local labor demand is provided by Jobs and Skills Australia national projections from Mar-26 across five and ten-year horizons. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, with performance varying widely across industries. When weighted against the local occupational profile, these sector forecasts suggest North Boambee Valley employment could expand by 7.1% over five years and 14.6% over ten years (noting this illustrative weighting extrapolation does not incorporate localized population forecasts).
Frequently Asked Questions - Employment
Median household income in North Boambee Valley is $1,414 a week (about $74,000 a year), with median personal income at $655 a week. ATO records put median taxable income at $45,838 a year against an average of $58,359. 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
Based on the latest postcode ATO statistics for financial year 2023 published by AreaSearch, taxpayers in the suburb of North Boambee Valley recorded a median income of $45,838 and an average income of $58,359. These figures sit below national benchmarks and compare against Regional NSW figures of $52,390 for median and $65,215 for average. Factoring in 10.32% Wage Price Index growth since financial year 2023, updated figures as of March 2026 are estimated at approximately $50,568 (median) and $64,382 (average). Census returns place personal, family, and household earnings modestly between the 20th and 30th percentiles.
The primary income bracket comprises 29.9% of residents (714 people) earning $1,500 - 2,999, mirroring the regional proportion where 29.9% fall into this band. Affordability pressures are high, with only 84.1% of income remaining uncommitted (ranking at the 30th percentile), while the SEIFA income score positions the area in the 6th decile.
Frequently Asked Questions - Income
North Boambee Valley had 785 occupied dwellings at the 2021 Census, 95% detached houses and 3% apartments. 33% are owned with a mortgage, 19% rented and 48% owned outright. At that Census the median rent was $465 a week and the median mortgage repayment $1,804 a month. Rent absorbs 32.9% of household income here and mortgage repayments 29.4%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census records indicate that residential structures in North Boambee Valley consist of 95.1% houses and 4.8% other dwellings (incorporating apartments, semi-detached properties, and 'other' dwellings), contrasted with 82.6% houses and 17.4% other dwellings throughout Regional NSW. Fully owned properties reach 48.3%, well above Regional NSW benchmarks, while mortgaged homes represent 32.5% and rental properties make up 19.3%. Median monthly mortgage costs stand at $1,804, higher than the Regional NSW figure of $1,733, and median weekly rent is $465, exceeding the regional level of $330. From a national perspective, local monthly mortgage repayments are below the Australian benchmark of $1,863, whereas weekly rents remain substantially higher than the national figure of $375.
Frequently Asked Questions - Housing
North Boambee Valley counted 785 households at the 2021 Census, averaging 2.4 people each. 27% are couples with children, against 34% couples without children. 28% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the majority of dwellings at 70.3%, comprising couples without children at 34.0%, couples with children at 26.5%, and single parent families at 9.0%. Non-family households represent the remaining 29.7%, consisting of 28.4% lone person households and 1.7% group households. The median household size is 2.4 people, identical to the Regional NSW average.
Frequently Asked Questions - Households
21.9% of adults in North Boambee Valley hold a university qualification, including 15.2% with a bachelor degree and 3.5% with postgraduate qualifications, higher than 88% of areas nationally. A further 29.5% hold a vocational qualification. 1 school serves the area, with 1,295 enrolment places and an average ICSEA of 1,101 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
The local educational profile shows tertiary attainment rates of 21.9% for university qualifications, which sits considerably below the NSW benchmark of 32.2% and presents avenues for educational investment. Bachelor degrees account for the largest proportion at 15.2%, followed by postgraduate qualifications at 3.5% and graduate diplomas at 3.2%. Technical and trade credentials are widespread, with 41.2% of individuals aged 15+ holding vocational qualifications, specifically certificates (29.5%) and advanced diplomas (11.7%). A significant 32.3% of the resident population is actively participating in formal study. This student cohort comprises 11.8% in primary education, 9.3% in secondary schooling, and 3.2% enrolled in tertiary courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in North Boambee Valley reaches 20 stops on 46 routes, timetabled for about 700 services a week. The typical home sits about 330 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.3 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 transportation in North Boambee Valley is supported by 20 active transport stops operating bus services across 46 individual routes, delivering 697 weekly passenger trips. Network accessibility is favorable, with residents situated an average of 329 meters from the nearest stop. The suburb functions primarily as a residential area where most individuals travel outward for work, with private motor vehicles being the dominant commuting choice at 96%. Household vehicle ownership stands below regional norms at 1.3 per dwelling, while 12.4% of residents were recorded as working from home in the 2021 Census, a figure potentially influenced by COVID-19 conditions.
Transit services maintain an average frequency of 99 trips per day across the network, translating to roughly 34 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
59.1% of residents in North Boambee Valley report no long-term health condition, a less healthy profile than 83% of areas nationally. 10.1% need daily assistance with core activities, and 50.1% hold private health cover. The standardised death rate runs at 7.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
AreaSearch evaluations of chronic condition incidence and mortality metrics highlight notable health considerations in North Boambee Valley, with widespread medical conditions showing considerably elevated prevalence, particularly among older age cohorts. Furthermore, private health insurance coverage is comparatively subdued, held by approximately 50% of the population (~1,196 people), against the national rate of 55.7%. The most prevalent health issues recorded locally are arthritis, affecting 11.6% of residents, and mental health issues, impacting 8.8%, while 59.1% of residents reported having no chronic medical conditions compared to 63.3% across Regional NSW. Working-age residents demonstrate broadly typical health metrics.
Seniors aged 65 and over comprise 33.6% of the community (803 people), exceeding the Regional NSW proportion of 23.3%. While health outcomes among older residents present localized challenges, they rank lower on a national scale than those of the wider population.
Frequently Asked Questions - Health
North Boambee Valley is largely Australian-born, at 82.2% of residents, with 9.2% speaking a language other than English at home. The largest reported ancestries are Australian (30.3%) and English (29.8%). 3.6% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity measures in North Boambee Valley track below broader averages, with 86.9% holding Australian citizenship, 82.2% born in Australia, and 90.8% speaking only English at home. Christianity forms the primary religious affiliation at 56.9%. The most significant divergence from regional norms occurs in the Other category, which accounts for 2.7% of residents compared with 0.8% in Regional NSW. The three most prevalent parental ancestry groups in North Boambee Valley are Australian (30.3%), English (29.8%), and Scottish (8.5%). Notable deviations appear across other backgrounds, including French heritage at 0.7% (compared to 0.4% regionally), Australian Aboriginal ancestry at 3.6% (against 4.6% regionally), and Samoan background at 0.2% (versus 0.1% regionally).
Frequently Asked Questions - Diversity
The median resident of North Boambee Valley is 51, older than 94% of areas nationally. That is 1 year younger than at the 2021 Census. 17.6% 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 North Boambee Valley is heavily weighted toward senior residents. As of August 2026, AreaSearch estimates indicate that retiree and elderly cohorts (65+) represent 33.6% of the population, compared to 23.3% across Regional NSW, whereas young to middle aged adults (25 - 44) make up only 19.5% relative to 23.5% across the region. The median age is estimated at 51 as at August 2026, down from 52 at the 2021 Census, yet 8 years higher than the Regional NSW median of 43 at that Census and well above the national median of 38 at the same Census.
Since the Census, retiree and elderly cohorts experienced the most visible shift, declining from 37.8% to an estimated 33.6%. Looking ahead to 2041, retiree and elderly cohorts are projected to generate the bulk of numerical expansion by adding 154 residents (19%) to total 957, while young to middle aged adults are forecast to achieve the fastest proportional expansion, rising 32% to 615 residents.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for North Boambee Valley
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, State agencies, Local governments Daily | Oct 2025 about a year ago all 1 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 Oct 2025. | ||
| 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 — 75 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (2,318 at the 2021 Census → 2,391 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 (SAL12993). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.