Boambee
An older, detached-home community of 1,770 people, Boambee covers 12.93 square kilometres at a low density of 136.9 people per square kilometre. The median age is 47, or 7.0 years above the national comparison, while 94.0% of dwellings are separate houses and 61.3% have four or more bedrooms. Compared with nearby Toormina and Sawtell, Boambee has a particularly clear family-home and semi-rural residential profile. Household income sits at the 76.7th percentile, but annual population growth is only 0.37%, so its appeal is more about space, tenure stability and established routines than rapid expansion.
Local council: Coffs Harbour
Population
1,770
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$2,048/wk
DAs (12 months)iDevelopment Applications lodged in the past year
26
Boambee suits buyers seeking conventional family housing, with 94.0% of homes separate houses and 61.3% containing four or more bedrooms. Ownership is relatively settled: 48.1% of households own outright and 40.0% are paying a mortgage, compared with only 10.3% renting. The typical monthly mortgage payment is $1,950, equal to 22.0% of household income, which indicates less mortgage pressure than a highly leveraged market. Household size averages 2.9 people, 0.4 above the national comparison, supporting demand for larger floorplans. Compared with apartment-oriented locations, buyers should focus on land, renovation quality, flood or drainage considerations and commuting convenience because detached-home values can vary substantially between streets.
For Buyers
Boambee suits buyers seeking conventional family housing, with 94.0% of homes separate houses and 61.3% containing four or more bedrooms. Ownership is relatively settled: 48.1% of households own outright and 40.0% are paying a mortgage, compared with only 10.3% renting. The typical monthly mortgage payment is $1,950, equal to 22.0% of household income, which indicates less mortgage pressure than a highly leveraged market. Household size averages 2.9 people, 0.4 above the national comparison, supporting demand for larger floorplans. Compared with apartment-oriented locations, buyers should focus on land, renovation quality, flood or drainage considerations and commuting convenience because detached-home values can vary substantially between streets.
For Investors
Boambee presents a small, owner-occupier-led rental market rather than a high-turnover investment base. Only 10.3% of households rent, below the 40.0% mortgage share, while weekly rent is $315 and vacancy is 3.3%. That combination may support tenant retention, but the limited rental pool can also make leasing evidence less consistent than in larger centres. Rent growth of 48.0% is much stronger than the suburb's 0.37% annual population trend, so recent rental momentum should not be treated as proof of continuing capital growth. There were 24 development applications in 12 months, including dwelling alterations and signage. Overseas migration is the primary forecast driver, but the aging trajectory means investors should assess accessibility, maintenance and tenant demand carefully.
Development Activity
Total DAs
153
Last 12 Months
26
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Boambee
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Boambee has a distinctly older age profile, with a median age of 47, sitting 7.0 years above the national comparison. The aging trajectory is reinforced by a 6.0 percentage-point increase in the senior share and a 1.8-point decline in the young share. University attainment is 30.2%, only 0.1 percentage points above the national comparison, while the overseas-born share is 14.1%, or 7.5 points below national levels. English, Scottish and Irish ancestry are the largest recorded backgrounds, at 769, 223 and 220 people respectively. Christianity accounts for 892 people and no religion for 706. Compared with nearby Toormina and Sawtell, Boambee reads as more settled and Anglo-leaning, with 83.9% of residents staying at the same address over the reference period.
Age Distribution
Bedrooms
Dwelling Structure
94.0%
Houses
0.0%
Townhouse
1.0%
Apartment
Tenure
Housing in Boambee is dominated by established detached dwellings: 94.0% are separate houses, 1.0% are apartments, and 61.3% contain four or more bedrooms. Tenure is weighted toward ownership, with 48.1% owned outright, 40.0% mortgaged and 10.3% rented. Weekly rent is $315, while the stated mortgage payment is $1,950 per month and mortgage costs equal 22.0% of household income. These figures point to a lower-rental, family-oriented market where housing demand is tied to owner-occupiers rather than investors. Compared with smaller-unit markets, Boambee's larger-home mix can mean higher maintenance and insurance costs, but it also provides more space for the average 2.9-person household, which is 0.4 above the national comparison.
Mortgage / mo
$1,950
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $315.
$600
Bond data Jun 2026 · houses $680 · units $500
HH Size
2.9
Personal Income / wk
$809
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.3%
Unoccupied
20
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
15.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
45.2%
Couples with children
43.6%
Couples, no children
11.2%
Single parent
511
Total families
Economy & Employment
Boambee's employment base is led by healthcare, at 23.3% and 143 workers, followed by education at 17.1% and 105, construction at 12.4% and 76, professional and technical services at 7.5% and 46, and public administration at 5.5% and 34. The occupation mix includes 218 professionals, 125 managers, 117 community and personal service workers, 111 trades workers and 106 clerical or administrative workers. Unemployment is 3.6%, participation is 62.6% and 451 people work full time compared with 383 part time. Household income ranks at the 76.7th percentile, above the midpoint, yet SEIFA deciles are 4 for education and occupation, 4 for economic resources and 3 for IRSAD. That lower area-wide ranking suggests income strength does not translate evenly across all households, partly because 471 people are outside the labour force.
Unemployment
3.6%
Labour Force
917
Unemployed
33
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.0%
Part-time
43.3%
Participation
62.6%
Employed
884
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
30.2%
Postgraduate
6.5%
Born Overseas
14.1%
Dwellings
582
Transport to Work
Boambee is practical for households that rely on cars: 74.0% drive to work, compared with 4.0% who walk or cycle, while 16.2% work from home. One local government primary school, Boambee Public School, provides a nearby school option; families should check enrolment zones and year availability against the exact address. Volunteering is relatively strong at 21.0%, which can support local connection, while 5.1% of residents need assistance. The IRSAD score sits in decile 3, below the middle deciles, so household experience may vary despite the 76.7th household-income percentile. A suburb-level crime rate is not available for a precise safety comparison, so buyers should check current NSW Police information and compare the exact street with nearby Toormina and Sawtell. Compared with denser centres, Boambee offers more space but fewer transport alternatives.
Drive
74.0%
Public Transport
N/A
Walk / Cycle
4.0%
Work from Home
16.2%
Growth Outlook
Boambee is on a slow-growth path, with the forecast trend at 0.37% annually and population change across the wider area of 5.9% over ten years. Overseas migration is the primary forecast driver, although the suburb's shift trajectory is labelled Aging, with the senior share up 6.0 percentage points and the working share down 2.2 points. This means demand is more likely to evolve through household turnover and changing needs than through rapid new construction. The 0.37% annual pace is modest compared with 48.0% rent growth. Gentrification signals are mixed: the shift assessment records a score of 45 and stage Active, while the current gentrification assessment records score 0 and Not gentrifying. Compared with faster-expanding coastal corridors, Boambee's immediate outlook is gradual and demographic rather than development-led.
Population trend: Coffs Harbour council area
Boambee sits in the Coffs Harbour council area. These are the council area's residents, not Boambee's.
Residents 2025
82,109
Growth, 5 yr average
+0.9%/yr
2020 to 2025
Growth, last year
+0.7%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Boambee compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Boambee a good suburb to live in?
Boambee can suit households wanting space, detached housing and a quieter setting. The median age is 47, 94.0% of homes are separate houses and 74.0% of workers drive, so it is more car-dependent and older than many urban areas. Compared with denser nearby centres, it provides larger homes but fewer transport options.
What is the median house price in Boambee?
Recent comparable sales are needed to confirm Boambee's median house price. The housing mix is 94.0% separate houses, 61.3% four-plus-bedroom homes and 40.0% mortgaged households. Compared with apartment-heavy markets, this detached profile can create a wide spread between renovated, larger and more basic properties.
What schools are in Boambee?
Boambee Public School is the local government primary option identified for the suburb. Families should check enrolment zones, year availability and travel arrangements for the exact address. Compared with larger nearby centres, school access is more concentrated, and Boambee has a population of 1,770.
Is Boambee safe?
A precise safety judgement requires current street-level NSW Police or council information because a local crime rate is not available here. Boambee has 1,770 residents, 21.0% volunteering and 5.1% needing assistance, but those are social measures rather than crime results. Compare the exact address with nearby Toormina and Sawtell.
Is Boambee good for property investment?
Boambee may suit investors seeking a low-rental, owner-occupier-led market, but the purchase price must be tested against rent. Weekly rent is $315, vacancy is 3.3% and only 10.3% of households rent. Compared with high-turnover markets, tenant demand may be steadier but less liquid, while 24 development applications warrant checking for local competition.
How is Boambee's population changing?
Growth is gradual rather than rapid. The annual forecast trend is 0.37%, while population change across the wider area is 5.9% over ten years and overseas migration is the primary driver. The trajectory is Aging, with the senior share up 6.0 points and the young share down 1.8 points. Compared with growth corridors, household needs are changing more than resident numbers.
What development is happening in Boambee?
There were 24 development applications over 12 months. Examples include dwelling houses, alterations or additions, advertising structures and signage. The available examples point to incremental property and commercial changes rather than a clearly defined large estate. Compared with a major release area, buyers should focus on site-specific impacts such as traffic, privacy and construction activity.
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).
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