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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 North Boambee Valley is $889k, with units at $490k. House values have moved 3.0% 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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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
Based on evaluation of ABS demographic updates for the wider region, alongside recent addresses verified by AreaSearch since the Census, the suburb of North Boambee Valley has an estimated population of approximately 2,391 in May 2026. This represents a growth of 73 people (3.1%) relative to the 2021 Census, which counted 2,318 people. This adjustment is calculated from a resident population of 2,389, projected by AreaSearch using the most recent ERP statistics from the ABS (June 2025) plus an extra 74 verified new addresses since the Census. Such a population size results in a density of 179 persons per square kilometer, leaving substantial room per resident and capacity for prospective development.
Throughout the previous decade, the suburb of North Boambee Valley has shown steady expansion with a 2.2% compound annual growth rate, ahead of the SA3 region. Population gains in the area were chiefly driven by arrivals from overseas, accounting for roughly 73.0% of the total population increase in recent times. AreaSearch implements ABS/Geoscience Australia forecasts for individual SA2 localities, published in 2024 using 2022 as the base year. For any SA2 regions lacking this coverage, AreaSearch uses the NSW State Government's SA2 forecasts, published in 2022 using 2021 as the base year. Anticipated growth rates for different age cohorts derived from these sources are likewise applied to all locations for the years 2032 to 2041. Looking at future demographic trends, population growth exceeding the median for national non-metropolitan areas is anticipated, with the suburb of North Boambee Valley projected to grow by 309 persons by 2041 according to aggregated SA2-level forecasts, showing an overall rise of 12.8% over the 16 years.
Frequently Asked Questions - Population
81 new dwellings have been approved in North Boambee Valley over the past five years, an average of 16 a year. That is 7.0 approvals per 1,000 residents. Approvals are currently running at an annualised 14, broadly in line with 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
According to AreaSearch analysis of ABS residential building approvals distributed from regional data, North Boambee Valley averages about 16 residential building approvals annually, summing to an estimated 81 dwellings over the last 5 financial years. In the current FY-26 period, 13 approvals have been logged. With an average of 1.1 additional residents migrating to the area for every home constructed over the last 5 financial years (from FY-21 to FY-25), local supply and demand appear well-balanced, supporting a stable property market, while new dwellings show an average building cost of $431,000—slightly above regional averages—indicating a focus on higher-quality builds.
Furthermore, $33.1 million in commercial building approvals have been registered during this financial year, pointing to robust local business development activity. Relative to the Rest of NSW, North Boambee Valley displays 67.0% higher construction volume (per capita), offering purchasers plenty of options, even though building volumes have experienced a decline in recent times. New residential construction consists of 26.0% standalone houses and 74.0% multi-dwelling options such as townhouses or apartments. This emphasis on higher-density housing options provides more budget-friendly entry points, catering to downsizers, property investors, and first-time buyers. This marks a clear departure from the current housing stock (which is 95.0% standalone houses), indicating a dwindling supply of vacant development sites and reflecting shifting lifestyle preferences and demand for more varied, affordable housing. With about 250 people per residential approval, North Boambee Valley displays characteristics typical of a low-density environment. Demographic projections indicate the suburb of North Boambee Valley will add 307 inhabitants by 2041 (measured from the most recent AreaSearch quarterly release). Given ongoing building rates, residential supply appears positioned to satisfy demand, offering favorable opportunities for purchasers while potentially paving the way for growth to outpace current projections.
Frequently Asked Questions - Development
Development applications around North Boambee Valley
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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 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 $4.82 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
Few elements impact local performance as significantly as updates to regional infrastructure, key projects, and planning changes. In total, AreaSearch has tracked 3 developments that are expected to influence the local area. Principal projects include Elements at Coffs, North Boambee Valley (East) Release Area, Coffs Harbour Bypass, and The Shoreline Luxury Retirement Living, with details provided below on the most relevant schemes.
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.
1,026 residents of North Boambee Valley are employed, from a labour force of 1,076. Unemployment sits at 4.6%, with participation at 53.6%. 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 3,836, 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 has a highly qualified labor force with strong representation in critical services, an unemployment rate of 4.6%, and an estimated job growth rate of 1.9% over the preceding year, according to AreaSearch regional data aggregations. In March 2026, 1,026 locals were employed, with the local unemployment rate sitting 0.5% higher than the Regional NSW benchmark of 4.1%, and labor force participation remaining notably low at 53.6% compared to 60.6% for Regional NSW. Census records indicate that a modest 12.4% of employed residents worked from home, though this may have been influenced by COVID-19 restriction measures.
The primary employment sectors for local residents are health care & social assistance, retail trade, and construction. The community displays an especially high concentration in health care & social assistance, with its employment share reaching 1.4 times the regional proportion. Conversely, manufacturing is underrepresented, employing only 2.6% of the workforce in North Boambee Valley compared to 5.8% across Regional NSW. With 1.7 employed persons for every resident at the time of the Census, the locality serves as a major employment center, supporting more local jobs than working residents and drawing commuting workers from nearby districts. According to AreaSearch analysis of SALM and ABS statistics aggregated from wider geographic areas, the recent 12-month period saw employment expand by 1.9% while the labor force grew by 0.8%, resulting in a 1.0 percentage point reduction in the unemployment rate. By comparison, Regional NSW saw employment contract by 0.9% and the labor force shrink by 0.4%, leading to a 0.5 percentage point increase in unemployment. National employment forecasts from Jobs and Skills Australia dated May-25 offer additional perspective on potential future demand in North Boambee Valley. These forecasts, spanning five and ten-year horizons, have been aligned with the local industry profile to estimate future trends. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, growth rates vary widely by sector. Applying these sector-specific projections to the local workforce mix suggests employment in North Boambee Valley could grow by 7.1% over five years and 14.6% over ten years (note that this is a basic weighted projection for illustration and does not incorporate localized demographic 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
According to the most recent postcode-level ATO data released by AreaSearch for the financial year 2023, taxpayers in the suburb of North Boambee Valley earn a median income of $45,838, with an average of $58,359. These figures sit below the national average and compare to a median of $52,390 and an average of $65,215 across Regional NSW. Adjusting for a Wage Price Index increase of 10.32% since the financial year 2023, current estimates indicate levels of approximately $50,568 (median) and $64,382 (average) as of March 2026. Census findings show that household, family, and individual incomes in North Boambee Valley are modest, placing between the 20th and 30th percentiles nationally.
Income distribution figures show that the $1,500 - 2,999 weekly earnings bracket includes 29.9% of the local population (714 individuals), matching the wider region where this same cohort constitutes 29.9%. Affordability pressures on housing are high, with only 84.1% of income remaining after housing costs, ranking in the 30th percentile, while the SEIFA index for income places 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
Residential structures in North Boambee Valley at the time of the most recent Census consisted of 95.1% standalone houses and 4.8% alternative dwellings (townhouses, apartments, or other residential units), compared to 82.6% houses and 17.4% alternative dwellings in Regional NSW. Outright home ownership in North Boambee Valley was considerably higher than the Regional NSW average, standing at 48.3%, with the remaining properties being purchased with a mortgage (32.5%) or rented (19.3%). The median monthly mortgage payment locally was higher than the Regional NSW average of $1,733, coming in at $1,804, while the median weekly rental cost was $465, compared to $330 regionally.
On a national scale, mortgage payments in North Boambee Valley are lower than the Australian average of $1,863, while weekly rents are significantly 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 represent the majority of households at 70.3%, consisting of 26.5% couples with children, 34.0% couples without children, and 9.0% single-parent households. Non-family living arrangements account for the remaining 29.7%, with single-person households at 28.4% and shared group households making up 1.7%. The median household size of 2.4 residents is 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 locality displays lower levels of formal tertiary education, with university graduation rates (21.9%) falling well short of the NSW average of 32.2%. This presents a challenge as well as a target for focused educational programs. Bachelor degrees represent the most common higher qualification at 15.2%, followed by postgraduate degrees (3.5%) and graduate diplomas (3.2%). Vocational and technical training is highly prevalent, with 41.2% of residents aged 15+ holding practical trade qualifications, consisting of advanced diplomas (11.7%) and certificates (29.5%). Participation in study is high, with 32.3% of local residents enrolled in an educational program.
This comprises 11.8% attending primary school, 9.3% in secondary school, and 3.2% enrolled in higher education courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in North Boambee Valley reaches 20 stops on 47 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 transit records show 20 operational transit stops in the suburb of North Boambee Valley, consisting of various bus options. These stops accommodate 47 separate routes, providing a total of 702 passenger services per week. Transit accessibility is good, with residents living an average of 329 meters from their closest stop. As a predominantly residential neighborhood, the majority of commuters travel outside the area, and private vehicles remain the primary transit mode at 96%. Vehicle ownership stands at an average of 1.3 cars per household, which is below the regional average.
A relatively small share of 12.4% of residents worked from home, based on 2021 Census figures which may reflect COVID-19 pandemic conditions. Service frequency averages 100 runs per day across all transit lines, translating to roughly 35 weekly services at each 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
Health indicators point to notable difficulties in North Boambee Valley, according to AreaSearch's evaluation of mortality data and the prevalence of long-term illnesses. There is a higher than average occurrence of widespread health issues, which is particularly pronounced among older residents, while private health insurance uptake is low, covering about 50% of the total population (~1,196 people) compared to the national average of 55.7%. The most frequent medical diagnoses among residents were arthritis and mental health conditions, affecting 11.6 and 8.8% of the population, respectively, while 59.1% of residents reported having no long-term health conditions, compared to 63.3% across Regional NSW.
Health conditions for the working-age cohort are generally average. Inhabitants aged 65 and older make up 33.5% of the population (800 people), which exceeds the Regional NSW level of 23.4%. Health outcomes for seniors show some difficulties, though they rank more favorably on a national scale than the overall local 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
North Boambee Valley exhibits lower cultural diversity than average, with citizens making up 86.9% of the population, Australian-born residents accounting for 82.2%, and English being the sole language spoken at home for 90.8%. Christianity stands as the dominant religious affiliation, representing 56.9% of residents. However, the most distinct variation is in the Other category, which represents 2.7% of the population compared to 0.8% across Regional NSW. Regarding family heritage (parents' countries of birth), the three most common ancestries in North Boambee Valley are Australian at 30.3% of the population, English at 29.8%, and Scottish at 8.5%.
Furthermore, there are clear variations in the proportions of other groups: French heritage is overrepresented at 0.7% of the local population (compared to 0.4% regionally), Australian Aboriginal heritage stands at 3.6% (compared to 4.6% regionally), and Samoan heritage is recorded at 0.2% (compared to 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. 18.4% 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
With a median age of 51 years, the suburb of North Boambee Valley is significantly older than the Regional NSW average of 43 and the national median of 38. Compared to Regional NSW, the 75 - 84 cohort has a notably high representation (14.8% locally), whereas residents aged 55 - 64 are underrepresented (9.2%). This local concentration of residents aged 75 - 84 is much higher than the national figure of 6.1%. Demographic data compiled since the 2021 Census reveals the 25 to 34 age group increased from 7.9% to 9.4% of the population, while the 35 to 44 cohort grew from 10.2% to 11.3%.
On the other hand, the 85+ cohort decreased from 10.3% to 8.2%, and the 65 to 74 bracket declined from 11.8% to 10.5%. By 2041, the age structure of the suburb of North Boambee Valley is projected to undergo notable shifts. The 85+ bracket is expected to lead this change, growing by 35% (67 people) to reach 264 residents, up from 196, while the number of residents aged 55 to 64 is projected to decrease by 30.
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 Aug 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) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Oct 2025 10 months 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 5 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) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 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 — 74 validated new addresses here. The headline figure is therefore a current estimate for May 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 May 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.