Boambee East
A 42-year median age and 86.6% separate-house share give Boambee East a settled, family-oriented profile, while 5,304 residents live across 3.66 sq km. Household income sits at the 40.8th percentile nationally, making the suburb more mortgage-belt than premium enclave. Compared with nearby Toormina and Boambee, its low-rise housing mix is a defining feature: 53.3% of homes have 3 bedrooms and 37.6% have 4 or more. Car dependence is pronounced, with 82.8% driving to work and only 0.2% using public transport.
Population
5,304
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,407/wk
DAs (12 months)iDevelopment Applications lodged in the past year
23
Detached-home buyers are likely to find a housing stock suited to families and long-term owners. About 86.6% of dwellings are separate houses, compared with only 3.8% apartments and 9.6% semi-detached homes. Because 53.3% of homes have 3 bedrooms and 37.6% have 4 or more, the suburb is better aligned with space-seeking households than compact-home buyers. Mortgage commitments average $1,619 per month, while 37.7% of households carry a mortgage and mortgage payments equal 26.6% of income. Compared with an apartment-led market, buyers should allow for higher maintenance and car-related costs, then verify recent comparable sales before setting a budget.
For Buyers
Detached-home buyers are likely to find a housing stock suited to families and long-term owners. About 86.6% of dwellings are separate houses, compared with only 3.8% apartments and 9.6% semi-detached homes. Because 53.3% of homes have 3 bedrooms and 37.6% have 4 or more, the suburb is better aligned with space-seeking households than compact-home buyers. Mortgage commitments average $1,619 per month, while 37.7% of households carry a mortgage and mortgage payments equal 26.6% of income. Compared with an apartment-led market, buyers should allow for higher maintenance and car-related costs, then verify recent comparable sales before setting a budget.
For Investors
Boambee East has a predominantly detached rental profile, with 25.3% of households renting and 86.6% of dwellings being separate houses. The median weekly rent is $410 and the vacancy rate is 4.3%, providing a useful starting point for assessing rental demand, although gross yield cannot be calculated without a purchase price. Development activity is visible through 25 applications in 12 months, but the examples are mainly alterations, pools, sheds and dwelling work rather than a clearly documented large supply release. Compared with a high-density rental strategy, the suburb may suit investors targeting family-sized homes, with returns influenced by maintenance, insurance and car dependence.
Development Activity
Total DAs
188
Last 12 Months
23
YoY ChangeiYear-over-year change in DA lodgements
-14.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Boambee East
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Boambee East is older than the national profile, with a median age of 42, or 2.0 years above the national figure. University attainment is 23.0%, which is 7.1 percentage points below the national comparison, while the overseas-born share is 11.1%, 10.5 points below nationally. English ancestry is prominent at 2,350 people, followed by Irish at 673 and Scottish at 631. Christianity accounts for 2,569 residents and no religion for 2,301. Household size is 2.5 people, equal to the national comparison. With 82.1% staying at the same address and 17.9% turnover, the population is more settled than transient, supporting established local networks.
Age Distribution
Bedrooms
Dwelling Structure
86.6%
Houses
9.6%
Townhouse
3.8%
Apartment
Tenure
Housing is strongly detached and owner-oriented. Outright owners account for 35.7% of households, mortgage holders 37.7% and renters 25.3%, with another 1.2% in other tenure types. The stock is led by 3-bedroom homes at 53.3%, followed by 4 or more bedrooms at 37.6%; only 8.5% have 2 bedrooms and 0.6% have 0 or 1 bedroom. Compared with a more rental-heavy suburb, this tenure mix points to longer holding periods and family demand. Weekly rent is $410, while rent absorbs 29.1% of income and mortgage payments 26.6%, both below the usual stress threshold indicated by the local measures. Separate houses account for 86.6%, versus 3.8% apartments and 9.6% semi-detached dwellings.
Mortgage / mo
$1,619
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $410.
$660
Bond data Jun 2026 · houses $720 · units $460
HH Size
2.5
Personal Income / wk
$706
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.3%
Unoccupied
92
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
29.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.9%
Couples with children
39.9%
Couples, no children
20.7%
Single parent
1,538
Total families
Economy & Employment
Employment is concentrated in essential services and practical industries. Healthcare represents 25.4% of jobs, or 402 workers, followed by Education at 13.7% and 217 workers, Construction at 10.0% and 158, Retail at 8.3% and 132, and Public Administration at 7.0% and 111. The leading occupations are Professionals with 402 people, Community and Personal Service workers with 377, Trades with 343, Clerical and Administrative workers with 308, and Sales workers with 268. Participation is 59.2%, unemployment is 4.9%, and employment includes 1,336 full-time and 924 part-time workers. Household income is $1,407 weekly, at the 40.8th percentile, below the national midpoint, which can constrain borrowing compared with higher-income markets.
Unemployment
4.9%
Labour Force
2,522
Unemployed
123
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.7%
Part-time
38.5%
Participation
59.2%
Employed
2,399
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.0%
Postgraduate
3.6%
Born Overseas
11.1%
Dwellings
2,035
Transport to Work
Daily travel is highly car-dependent: 82.8% drive to work, compared with 0.2% using public transport and 1.0% walking or cycling. A further 9.3% work from home, which may soften commuting pressure for some households but does not replace the need for a car for most trips. One school serving the area is Coffs Harbour Learning Centre, a Government Schools for Specific Purposes campus, so families should check the exact enrolment zone and nearby schooling options before buying. Compared with a transit-oriented suburb, Boambee East requires more planning around vehicles and travel time. Volunteering is reported by 15.5% of residents, while 7.5% need assistance with core activities. A current incident check is sensible because no suburb-specific crime rate is available.
Drive
82.8%
Public Transport
0.2%
Walk / Cycle
1.0%
Work from Home
9.3%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Boambee East compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Boambee East a good suburb to live in?
Boambee East can suit households seeking detached housing and a settled environment. The median age is 42, 86.6% of homes are separate houses and 82.1% of residents stayed at the same address. The trade-off is car dependence, with 82.8% driving to work and only 0.2% using public transport.
What is the median house price in Boambee East?
A current median house price should be verified through recent local sales before making a decision. The housing context is strongly detached, with 86.6% separate houses, while 37.7% of households have a mortgage. Weekly rent is $410, which can help buyers compare ownership costs with local rental alternatives.
What schools are in Boambee East?
One listed school serving the area is Coffs Harbour Learning Centre, a Government Schools for Specific Purposes campus. Families should check whether its specialised setting suits their needs and confirm enrolment arrangements. Boambee East has an average household size of 2.5 people, so exact schooling needs will vary by household.
Is Boambee East safe?
A current suburb-level crime check should be completed before deciding, because lifestyle figures do not establish a safety ranking. Boambee East records 15.5% volunteering and 7.5% of residents needing assistance. Transport is car-focused, with 82.8% driving to work, so street access and journey patterns are also practical considerations.
Is Boambee East good for property investment?
It may suit investors targeting detached, family-sized rental homes. The rental share is 25.3%, weekly rent is $410 and vacancy is 4.3%. There were 25 development applications in 12 months, although the examples mainly involve alterations, pools, sheds and dwelling work. Investors should verify purchase prices, insurance, maintenance and achievable rent before calculating yield.
How is Boambee East's population changing?
Boambee East currently has 5,304 residents, with 82.1% staying at the same address and 17.9% turnover. That indicates a relatively stable population base, while 25 development applications in 12 months show ongoing property change. A forward population trend should be checked against current regional forecasts rather than inferred from development activity alone.
What development is occurring in Boambee East?
There were 25 development applications in the latest 12-month period. The examples include dwelling alterations, swimming pools, sheds and other additions, suggesting ongoing upgrades to existing properties rather than a clearly documented major subdivision. Buyers should check council approvals, construction timing and potential traffic effects for the exact address.
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 education open registers (school locations), 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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