Boggabilla
A 19.3% vacancy rate in a town of 1,022 people tells the story of Boggabilla before anything else does. Median house prices sit at $124,499, well below the state average, and 52.3% of households rent rather than own. The economy runs almost entirely on agriculture, which accounts for 40% of local employment, followed by healthcare at 17%. Weekly household income averages $1,105, placing Boggabilla in the 17.8th percentile nationally, meaning roughly 82% of Australian households earn more. These numbers together describe a small, remote, affordability-driven community where the cost of entry is low but the growth fundamentals differ significantly from metropolitan and coastal markets.
Population
1,022
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,105/wk
DAs (12 months)iDevelopment Applications lodged in the past year
7
Median House
$178K
2024-2025 (PSI derived)
The median house price of $124,499 is far below the NSW median, making Boggabilla one of the most affordable entry points in the state. Monthly mortgage repayments average $867, producing a mortgage-to-income ratio of 18.1%, which is below the 30% stress threshold. The housing stock is overwhelmingly separate houses at 94.3%, and 45% of dwellings have four or more bedrooms, which is higher than typical metropolitan areas. Price history shows a decline from $179,147 in 2024 to $124,499 in 2025, a 30.5% fall in one year. Buyers should weigh the affordability advantage against that price correction and the high vacancy rate of 19.3%, which reflects genuine demand constraints rather than temporary factors.
For Buyers
The median house price of $124,499 is far below the NSW median, making Boggabilla one of the most affordable entry points in the state. Monthly mortgage repayments average $867, producing a mortgage-to-income ratio of 18.1%, which is below the 30% stress threshold. The housing stock is overwhelmingly separate houses at 94.3%, and 45% of dwellings have four or more bedrooms, which is higher than typical metropolitan areas. Price history shows a decline from $179,147 in 2024 to $124,499 in 2025, a 30.5% fall in one year. Buyers should weigh the affordability advantage against that price correction and the high vacancy rate of 19.3%, which reflects genuine demand constraints rather than temporary factors.
For Investors
A 52.3% renter share means more than half of Boggabilla households are tenants, which is well above the national average. Weekly rent averages $155, low in absolute terms. Against a $124,499 median purchase price, that rent implies a gross yield near 6.5%, considerably higher than in capital city markets. However, the 19.3% vacancy rate is a serious counterweight, indicating that finding and retaining tenants is harder than in tighter markets. Development activity was modest at 6 applications in 12 months, including a dual occupancy and a new dwelling, suggesting limited speculative new supply. Investors should treat the yield positively while accounting for the substantial vacancy risk and the 30.5% price correction recorded between 2024 and 2025.
Development Activity
Total DAs
24
Last 12 Months
7
YoY ChangeiYear-over-year change in DA lodgements
+133.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Boggabilla iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Boggabilla Central School
P-12 · 79 students
Toomelah Public School
K-6 · 41 students
Demographics
Boggabilla has a median age of 36, which is 4 years below the national figure, giving the community a younger profile than the Australian average. Overseas-born residents make up just 3.9%, compared to the national average of around 21.6%, a gap of roughly 17.7 percentage points. University qualifications are held by 9.5% of residents, which is 20.6 points below the national figure, reflecting both the rural location and the agriculture-dominated economy. Ancestry is predominantly Anglo-Celtic, led by English (190) and Irish (55). Average household size is 2.9, slightly above the national average. Couples with children (189 families) outnumber couples without children (103 families), consistent with the younger age profile.
Age Distribution
Bedrooms
Dwelling Structure
94.3%
Houses
N/A
Townhouse
4.4%
Apartment
Tenure
Tenure in Boggabilla diverges sharply from national norms: 52.3% rent, compared to the national renter share of around 31%, while only 33.5% own outright and 14.2% carry a mortgage. That low mortgage penetration reflects both the affordable price point and the limited lending activity in remote markets. The stock is almost entirely separate houses at 94.3%, with apartments at just 4.4%. The bedroom profile skews large, with 45% of dwellings having four or more bedrooms. The median price fell 30.5% from $179,147 in 2024 to $124,499 in 2025. Rent-to-income at 14% is comfortable, meaning the typical renting household is not in rental stress despite the low income base.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$867
Rent / wk
$155
HH Size
2.9
Personal Income / wk
$486
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
19.3%
Unoccupied
57
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
14.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
18.1%
Community Profile
Ancestry
Household Composition
17.3%
Couples, no children
595
Total families
Economy & Employment
Agriculture dominates Boggabilla's employment base at 40% of workers, far above state and national norms, which reflects the surrounding farming region near the Queensland border. Healthcare follows at 17% and education at 13%, the two sectors that provide the most stable public-sector employment in remote communities. By occupation, Managers (55 workers) form the largest group, followed by Labourers (39) and Community/Personal service workers (35). The unemployment rate is 14.8%, well above the national average, and the participation rate of 31.4% is low, with 272 residents not in the labour force. Weekly household income of $1,105 places the suburb in the 17.8th percentile nationally, underscoring the income gap relative to urban centres.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
68.5%
Part-time
16.7%
Participation
31.4%
Employed
213
Occupations
Top Industries
University
9.5%
Postgraduate
1.2%
Born Overseas
3.9%
Dwellings
229
Transport to Work
Car dependence is high, with 78.5% of workers driving to work, which is typical for remote NSW towns where public transport is limited at 3.1%. Walking and cycling account for 10.4%, relatively high for a rural area, reflecting the compact town layout within a large statistical boundary. No schools are recorded within the suburb boundary in this dataset. The need-for-assistance rate is 5.3%, covering 38 residents, which is above the national average and consistent with a lower-income community. Volunteering reaches 17.9%, which is above average nationally and suggests strong community participation. Rent-to-income at 14% means tenants are not financially stressed, which is a practical livability positive compared to higher-cost regional centres.
Drive
78.5%
Public Transport
3.1%
Walk / Cycle
10.4%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Boggabilla compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Boggabilla a good suburb to live in?
Boggabilla suits people who value affordability and open space over urban amenity. The median house price is $124,499, one of the lowest in NSW. Household income sits in the 17.8th percentile nationally, so most residents have limited discretionary spending. The main trade-offs are the 14.8% unemployment rate and limited services compared to larger towns.
What is the median house price in Boggabilla?
The median house price is $124,499 based on 2025 data, down 30.5% from $179,147 in 2024. Weekly rent averages $155 and monthly mortgage repayments average $867, giving a mortgage-to-income ratio of 18.1%, below the 30% stress threshold.
What schools are in Boggabilla?
No schools are recorded inside the Boggabilla boundary in this dataset. Families typically access schools in nearby Goondiwindi (Queensland, approximately 10 kilometres away) or other surrounding towns. University qualifications are held by only 9.5% of local residents, which is 20.6 points below the national average.
Is Boggabilla safe?
Detailed crime statistics are not available for Boggabilla in this dataset. As context, the suburb has a 14.8% unemployment rate and household income in the 17.8th percentile nationally, both of which are factors associated with higher vulnerability in remote communities. Volunteering at 17.9% indicates active community engagement.
Is Boggabilla good for property investment?
At a $124,499 median price and $155 weekly rent, the gross yield is approximately 6.5%, which is higher than most capital city suburbs. However, the 19.3% vacancy rate signals real demand risk, and prices dropped 30.5% in a single year from 2024 to 2025. Investors should weigh the yield advantage against occupancy and liquidity challenges.
How is Boggabilla's population changing?
Boggabilla has a population of 1,022 spread across 1,340 square kilometres. Resident stability is relatively high, with 85.8% having stayed at the same address. The median age of 36 is 4 years below the national figure, suggesting the community retains a younger working-age base rather than experiencing the aging drift common to many small rural towns.
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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