Barooga
At a median age of 46, Barooga's population runs 6 years older than the national average, which shapes nearly every aspect of the town. Set along the Murray River border with Victoria, the suburb holds 1,888 residents across 98 square kilometres at a density of just 19 people per km2. The median house price of $452,500 sits well below major NSW markets, and 42.8% of households own their home outright, a figure more than double the national rate for outright ownership. Household income lands at the 36th percentile nationally, reflecting the retiree and semi-rural workforce mix. With 88.7% detached housing and 31 development applications filed in the past 12 months, the suburb is quietly active despite its small size.
Population
1,888
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$1,375/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Median House
$452K
2024-2025 (PSI derived)
The median house price of $452,500 is accessible compared to most NSW regional centres, and the mortgage-to-income ratio of 23.3% sits below the 30% stress threshold, meaning repayments of roughly $1,387 per month are manageable against local incomes. Separate houses dominate at 88.7% of dwellings, far above the national mix, with 3-bedroom homes accounting for 50.4% of stock and 4-plus bedroom homes at 32.6%. Semi-detached dwellings represent 8.3% and apartments just 2.4%, so buyers seeking a detached family home have plenty of choice. Outright ownership at 42.8% signals a settled, long-term owner base, which tends to keep turnover low. Price moved from $450,000 in 2024 to $462,500 in 2025, a 2.8% gain in one year.
For Buyers
The median house price of $452,500 is accessible compared to most NSW regional centres, and the mortgage-to-income ratio of 23.3% sits below the 30% stress threshold, meaning repayments of roughly $1,387 per month are manageable against local incomes. Separate houses dominate at 88.7% of dwellings, far above the national mix, with 3-bedroom homes accounting for 50.4% of stock and 4-plus bedroom homes at 32.6%. Semi-detached dwellings represent 8.3% and apartments just 2.4%, so buyers seeking a detached family home have plenty of choice. Outright ownership at 42.8% signals a settled, long-term owner base, which tends to keep turnover low. Price moved from $450,000 in 2024 to $462,500 in 2025, a 2.8% gain in one year.
For Investors
Rental demand in Barooga is modest: 22.0% of residents rent, lower than the national average, and weekly rent sits at $260. Against a $452,500 median, that implies a gross yield around 3.0%, above most capital city markets but reflective of limited rental growth potential in a small regional town. The vacancy rate of 12.7% is elevated and signals excess rental supply relative to demand, meaning landlords may face longer vacancy periods between tenants. Development activity is a relative bright spot, with 31 applications lodged in the past 12 months including new dwelling houses, suggesting some underlying construction appetite. The 2.8% price growth from 2024 to 2025 is modest and a total return calculation should account for the high vacancy rate rather than relying on rental income alone.
Development Activity
Total DAs
216
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
-28.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Barooga iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Barooga Public School
K-6 · 109 students
Demographics
Barooga's median age of 46 is 6 years above the national figure, one of its most distinctive characteristics. Only 8.8% of residents were born overseas, compared to about 21.6% nationally, a gap of 12.8 percentage points that reflects the town's Anglo-Celtic heritage. The top ancestries are English (849 residents), Irish (264) and Scottish (209), a classic inland NSW rural profile. University qualifications reach just 17.6%, which is 12.5 percentage points below the national rate, consistent with an economy led by healthcare, manufacturing, construction and labourers rather than knowledge-sector professionals. Average household size is 2.3, slightly below the national 2.5, and the households data shows 37.4% are couples with no children, typical of an aging community where adult children have moved on.
Age Distribution
Bedrooms
Dwelling Structure
88.7%
Houses
8.3%
Townhouse
2.4%
Apartment
Tenure
Tenure splits clearly favour ownership: 42.8% own outright, 35.2% carry a mortgage and just 22.0% rent. Outright ownership at 42.8% is roughly twice the typical national rate, a direct result of the older resident base who have had decades to pay down mortgages. The stock is almost entirely detached, with separate houses at 88.7% and apartments at only 2.4%. Three-bedroom homes make up 50.4% and 4-plus bedroom homes 32.6%, meaning large family-sized houses dominate the market. Price history shows steady modest movement: $450,000 in 2024, $462,500 in 2025, for a 2.8% one-year gain and a CAGR of 2.8% across the available data period. Rent-to-income at 18.9% is below the 30% stress threshold, keeping tenants comfortable relative to local income levels.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,387
Rent / wk
$260
HH Size
2.3
Personal Income / wk
$719
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.7%
Unoccupied
109
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.3%
Community Profile
Ancestry
Household Composition
37.4%
Couples, no children
1,456
Total families
Economy & Employment
Healthcare leads local employment at 16.3% of workers (83 people), followed by Manufacturing at 13.0% (66), Construction at 12.6% (64) and Education at 11.4% (58). Hospitality rounds out the top five at 7.5% (38 workers), consistent with a Murray River tourism economy. By occupation, Labourers lead at 147 workers, ahead of Managers at 135 and Professionals at 115, which explains why university qualifications sit 12.5 percentage points below the national average. The unemployment rate is low at 2.6%, below national benchmarks, and the full-time employment rate among those working is 60.9%. Participation rate of 52.8% is constrained by the large share of residents past working age given the median age of 46. Household income at the 36th percentile nationally reflects this semi-rural, trade-and-care employment base rather than professional sector wages.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.9%
Part-time
36.5%
Participation
52.8%
Employed
816
Occupations
Top Industries
University
17.6%
Postgraduate
1.3%
Born Overseas
8.8%
Dwellings
749
Transport to Work
Car dependency is high, with 89.2% of residents driving to work and only 2.2% walking or cycling, reflecting the rural setting and sparse infrastructure typical of small NSW border towns. Public transport data is not available for the area. No schools are recorded in the dataset for Barooga's boundary. The volunteering rate of 19.0% is above average for regional NSW, a marker of social cohesion in small communities. Rent-to-income of 18.9% and mortgage-to-income of 23.3% both sit below the 30% stress threshold nationally, meaning housing costs are proportionate to local incomes even though incomes rank at the 36th percentile. The need-for-assistance rate of 5.3% (95 people) is moderate, reflecting the older age profile where some residents require daily support.
Drive
89.2%
Public Transport
N/A
Walk / Cycle
2.2%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Barooga compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Barooga a good suburb to live in?
Barooga suits buyers seeking affordable, low-density living in a rural Murray River setting. The median house price of $452,500 is accessible, mortgage-to-income sits at 23.3% below the 30% stress threshold, and 42.8% of households own their homes outright. The trade-off is limited services, high car dependency at 89.2%, and a vacancy rate of 12.7% that suggests a subdued rental market.
What is the median house price in Barooga?
The median house price is $452,500 as of 2025. Prices rose from $450,000 in 2024, a 2.8% gain in one year. Weekly rent averages $260 and monthly mortgage repayments are approximately $1,387, giving a mortgage-to-income ratio of 23.3%, below the standard stress threshold.
What schools are in Barooga?
No schools are recorded inside the Barooga suburb boundary in this dataset. Families typically access schools in nearby Cobram, Victoria, which is directly across the Murray River. University qualification rates in Barooga are 17.6%, which is 12.5 percentage points below the national average, reflecting the rural and trade-based local workforce.
Is Barooga safe?
Detailed crime statistics are not available for Barooga in this dataset. As an indirect indicator, the suburb's housing stress metrics are below national thresholds, rent-to-income at 18.9% and mortgage-to-income at 23.3%, and the unemployment rate of 2.6% is low. A volunteering rate of 19.0% reflects strong community participation, typical of rural towns with stable, long-term residents.
Is Barooga good for property investment?
The gross rental yield is around 3.0% based on a $452,500 median and $260 weekly rent, higher than most capital city markets. However, the 12.7% vacancy rate is elevated and signals more supply than demand in the rental segment. Price growth of 2.8% from 2024 to 2025 is modest. The town's small population of 1,888 and aging demographic base limit long-term demand growth compared to larger regional centres.
How is Barooga's population changing?
Barooga has a population of 1,888 with a median age of 46, which is 6 years above the national average. The low resident turnover rate of 21.7% means the existing population is stable, but the aging profile suggests long-term household contraction as older residents age out. Development activity of 31 applications in 12 months indicates some new construction demand despite the small base.
How much development is happening in Barooga?
There were 31 development applications lodged in Barooga in the past 12 months, active for a suburb of 1,888 people. Recent applications include new dwelling houses via Complying Development Certificates and a carport. This suggests underlying owner-occupier improvement and modest infill activity rather than large-scale development.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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