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

As of Nov 2025, North Boambee Valley's population is estimated at around 2,509. This reflects an increase of 191 people since the 2021 Census, which reported a population of 2,318. The change was inferred from AreaSearch's estimate of 2,418 residents following examination of ABS ERP data released in June 2024, and an additional 73 validated new addresses since the Census date. This level of population equates to a density ratio of 188 persons per square kilometer. North Boambee Valley's growth rate of 8.2% since the 2021 census exceeded both the SA3 area (4.2%) and the SA4 region, marking it as a growth leader in the region. Overseas migration contributed approximately 73.0% of overall population gains during recent periods.

AreaSearch is utilising ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year. For areas not covered, 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. The suburb is expected to expand by 577 persons to 2041, reflecting an increase of 13.7% 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 17 dwelling approvals annually over the past five financial years ending FY26. This totals an estimated 89 homes. In FY26, four approvals have been recorded so far. The average expected construction cost of new dwellings is $431,000.

North Boambee Valley has also seen $11.2 million in commercial development approvals this financial year. Compared to the rest of NSW, North Boambee Valley records 83.0% more construction activity per person. New building activity consists of approximately 29.0% detached dwellings and 71.0% townhouses or apartments. Population forecasts indicate North Boambee Valley will gain around 344 residents by 2041, with current construction levels expected to meet housing demand adequately.

Population forecasts indicate North Boambee Valley will gain 344 residents through to 2041 (from the latest AreaSearch quarterly estimate). With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified three projects likely impacting the area. Key projects are Elements at Coffs, North Boambee Valley (East) Release Area, Coffs Harbour Bypass, and The Shoreline Luxury Retirement Living. Below is a list detailing 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.

The labour market performance in North Boambee Valley lags significantly behind most other regions nationally

North Boambee Valley has a skilled workforce with essential services sectors well represented. The unemployment rate was 5.9% in the past year, with an estimated employment growth of 1.7%.

As of June 2025, 1,018 residents were employed, while the unemployment rate was 2.3% higher than Rest of NSW's rate of 3.7%. Workforce participation lagged at 46.6%, compared to Rest of NSW's 56.4%. Leading employment industries included health care & social assistance, retail trade, and construction. The area showed strong specialization in health care & social assistance, with an employment share 1.4 times the regional level.

Manufacturing was under-represented, at 2.6% compared to Rest of NSW's 5.8%. There were 1.7 workers for every resident as at the Census, indicating it functions as an employment hub. In the 12-month period ending Sep-22, employment increased by 1.7%, while labour force grew by 4.1%, causing the unemployment rate to rise by 2.3 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 project national employment growth of 6.6% over five years and 13.7% over ten years, with local employment growth estimated at 7.1% over five years and 14.6% over ten years based on the area's industry mix.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2022 shows North Boambee Valley had a median income among taxpayers of $45,838 and an average of $58,359. These figures are lower than the national averages. Rest of NSW had a median income of $49,459 and an average of $62,998 during the same period. Based on Wage Price Index growth of 12.61% since financial year 2022, estimated incomes for September 2025 would be approximately $51,618 (median) and $65,718 (average). Census data indicates that household, family and personal incomes in North Boambee Valley rank modestly, between the 20th and 30th percentiles. Income distribution shows that 29.9% of individuals earn between $1,500 - 2,999, aligning with the broader area's statistics. Housing affordability pressures are severe, with only 84.1% of income remaining after housing costs, ranking at the 30th percentile. The area's SEIFA income ranking places it in the 5th decile.

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

The dwelling structure in North Boambee Valley, as per the latest Census, consisted of 95.1% houses and 4.8% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro NSW's 78.4% houses and 21.6% other dwellings. Home ownership in North Boambee Valley was at 48.3%, with mortgaged dwellings at 32.5% and rented ones at 19.3%. The median monthly mortgage repayment in the area was $1,804, higher than Non-Metro NSW's average of $1,733. The median weekly rent figure 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 comprise 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 constitute the remaining 29.7%, with lone person households at 28.4% and group households comprising 1.7%. The median household size is 2.4 people, which matches the average for the Rest of NSW.

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

The area faces educational challenges with university qualification rates at 21.9%, substantially below the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most common at 15.2%, followed by postgraduate qualifications (3.5%) and graduate diplomas (3.2%). Trade and technical skills are prominent, with 41.2% of residents aged 15+ holding vocational credentials – advanced diplomas (11.7%) and certificates (29.5%).

Educational participation is high at 32.3%, including primary education (11.8%), secondary education (9.3%), and tertiary education (3.2%). North Boambee Valley is anchored by Bishop Druitt College, serving 1,295 students. The area has significant socio-educational advantages and academic achievement (ICSEA: 1101). All schools offer integrated K-12 education for continuity throughout students' academic journey. The area functions as an education hub with 51.6 school places per 100 residents, significantly above the regional average of 15.6, attracting students from surrounding communities.

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

The analysis of public transportation in North Boambee Valley shows that there are currently 16 operational transport stops. These stops offer a variety of bus services, with a total of 47 different routes operating weekly. The combined number of passenger trips facilitated by these routes is 702 per week.

Residents' access to public transport is considered good, with an average distance of 328 meters to the nearest stop. On average, there are 100 trips daily across all routes, which translates to approximately 43 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, affecting both younger and older age groups. Approximately 50% (~1,255 people) have private health cover, compared to 48.0% across Rest of NSW and a national average of 55.3%. The most prevalent conditions are arthritis (11.6%) and mental health issues (8.8%).

Conversely, 59.1% report no medical ailments, versus 63.9% in Rest of NSW. The area has a higher proportion of seniors aged 65 and over at 35.0% (878 people), compared to 23.9% in Rest of NSW. Health outcomes among seniors generally align with the broader 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 score 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, comprising 56.9% of North Boambee Valley's population. The most notable overrepresentation was seen in the 'Other' category, which constituted 2.7% compared to Rest of NSW's 3.3%.

In terms of ancestry, the top three groups were Australian (30.3%), English (29.8%), and Scottish (8.5%). Significant differences were observed in French (0.7% vs regional 0.5%), Australian Aboriginal (3.6% vs 4.0%), and Samoan (0.2% vs 0.0%) populations.

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

North Boambee Valley's median age is 51 years, significantly higher than Rest of NSW's average of 43 and Australia's median of 38. The 75-84 age group is notably over-represented locally at 15.5%, compared to the Rest of NSW average and the national figure of 6%. Conversely, the 55-64 age group is under-represented at 8.9%. Post-2021 Census data shows the 35-44 age group grew from 10.2% to 11.9%, while the 15-24 cohort increased from 7.9% to 9.3%. The 85+ cohort declined from 10.3% to 8.9%, and the 65-74 group dropped from 11.8% to 10.6%. By 2041, North Boambee Valley is expected to see notable shifts in its age composition. The 35-44 group will grow by 28%, reaching 383 people from the previous 298. Meanwhile, the 65-74 cohort will grow by a modest 1%.