Bombala
At a median house price of $350,000 and a median age of 47, Bombala is one of NSW's most affordable yet significantly older-than-average communities. The median age sits 7.0 years above the national figure, and household income falls in the 29.2nd percentile nationally, making affordability the suburb's defining characteristic rather than demographic momentum. Separate houses account for 95.3% of the stock, vacancy runs at 13.5%, and 47% of residents own their homes outright, a proportion far above typical mortgage-belt suburbs. Agriculture and education together employ nearly 30% of the local workforce, anchoring this high-country town's economy.
Population
1,372
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,277/wk
DAs (12 months)iDevelopment Applications lodged in the past year
15
Median House
$350K
2024-2025 (PSI derived)
The $350,000 median house price places Bombala well below NSW state averages, and recent price history shows movement: from $299,500 in 2024 to $400,000 in 2025, a 33.6% one-year rise, though data covers only two periods so the trend requires caution. Monthly mortgage repayments average $1,083, giving a mortgage-to-income ratio of 19.6%, comfortably below the 30% stress threshold. The stock is overwhelmingly detached houses at 95.3%, with 3-bedroom homes dominating at 50.8% and 4-plus bedroom properties at 25.6%. Two-bedroom homes account for 20.3%, giving buyers reasonable variety at the lower end. For buyers seeking genuine affordability without an apartment trade-off, the housing mix is favourable compared to metro markets.
For Buyers
The $350,000 median house price places Bombala well below NSW state averages, and recent price history shows movement: from $299,500 in 2024 to $400,000 in 2025, a 33.6% one-year rise, though data covers only two periods so the trend requires caution. Monthly mortgage repayments average $1,083, giving a mortgage-to-income ratio of 19.6%, comfortably below the 30% stress threshold. The stock is overwhelmingly detached houses at 95.3%, with 3-bedroom homes dominating at 50.8% and 4-plus bedroom properties at 25.6%. Two-bedroom homes account for 20.3%, giving buyers reasonable variety at the lower end. For buyers seeking genuine affordability without an apartment trade-off, the housing mix is favourable compared to metro markets.
For Investors
A 21.8% renter share and weekly rent of $215 produce a modest but functional rental yield against the $350,000 median, approximately 3.2% gross, which is competitive compared to low-yield capital city markets. The 13.5% vacancy rate is elevated, however, signalling that rental demand does not absorb the full stock at any given time, which creates risk for investors dependent on continuous tenancy. Development activity is low at 13 applications in 12 months, mostly sheds and outbuildings rather than new dwellings, so supply-side competition for investors is limited. Net internal and overseas migration each average 2 persons per year, and the annual population trend is essentially flat at -0.08%, meaning capital growth is driven by regional affordability demand rather than population pressure.
Development Activity
Total DAs
73
Last 12 Months
15
YoY ChangeiYear-over-year change in DA lodgements
+50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Bombala iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Primary School
K-6 · 71 students
Bombala High School
7-12 · 148 students
Bombala Public School
K-6 · 104 students
Demographics
The median age of 47 is 7.0 years above the national average, and the trajectory reinforces this gap: the senior share grew 6.8 points over the decade while the working-age share fell 4.4 points. Overseas-born residents make up only 8.5%, which is 13.1 percentage points below the national figure, reflecting Bombala's Anglo-Celtic heritage, led by English (553), Irish (152), and Scottish (144) ancestry. University qualifications reach 17.3%, which is 12.8 points below national, consistent with the trade and agricultural economy. The average household size of 2.1 is 0.4 below the national figure, a pattern typical of aging communities where couples-without-children (37.2% of families) outnumber couples-with-children. Volunteering is notably high at 22.4%, above average for rural NSW towns.
Age Distribution
Bedrooms
Dwelling Structure
95.3%
Houses
3.3%
Townhouse
0.9%
Apartment
Tenure
Tenure in Bombala is skewed toward outright ownership: 47.0% of residents own their home without a mortgage, compared to 31.2% carrying a mortgage and 21.8% renting. The high outright-ownership share reflects both the aging population and the low price point, which allowed earlier generations to pay off homes before retirement. Separate houses dominate at 95.3%, with apartments at just 0.9%, so the market offers very little for buyers seeking lower-maintenance dwelling types. The price moved from $299,500 in 2024 to $400,000 in 2025, though the dataset spans only two periods. Rent-to-income sits at 16.8%, well below the stress threshold, making Bombala one of the more affordable rental markets in NSW by this measure. The 13.5% vacancy rate does suggest some surplus stock relative to demand.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,083
Rent / wk
$215
HH Size
2.1
Personal Income / wk
$725
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.5%
Unoccupied
87
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
19.6%
Community Profile
Ancestry
Household Composition
37.2%
Couples, no children
943
Total families
Economy & Employment
Agriculture leads local employment at 15.5% of the workforce (54 workers), followed by education at 14.1% (49 workers), manufacturing at 11.2%, healthcare at 10.6%, and retail at 10.1%. By occupation, machinery operators and drivers (107) and labourers (98) are the largest groups, ahead of managers (88), consistent with a rural economy where hands-on trades dominate. The unemployment rate is 4.2% with a participation rate of 52.6%, the latter lower than national norms because 401 residents are not in the labour force, many of them retired given the median age of 47. Bombala scores IRSD decile 3 and IRSAD decile 3, placing it below the national median on both relative disadvantage and advantage-disadvantage, which reflects limited income and professional opportunities compared to state averages. Real income grew 23.6% over the decade, a positive signal.
Unemployment
3.0%
Labour Force
1,254
Unemployed
37
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.2%
Part-time
28.6%
Participation
52.6%
Employed
570
Occupations
Top Industries
University
17.3%
Postgraduate
3.3%
Born Overseas
8.5%
Dwellings
551
Transport to Work
Car dependence is high: 89.2% of residents drive to work, compared to the national average which is considerably lower in urban areas, and 7.3% walk or cycle. No schools are recorded within the suburb boundary in this dataset, so families rely on facilities in the broader Bombala local government area. No crime rate data is available in the brief, but as an indirect measure, Bombala's IRSD decile 3 ranks below the national median on relative disadvantage, suggesting fewer institutional resources than higher-decile suburbs. Rent-to-income of 16.8% and mortgage-to-income of 19.6% both fall below stress thresholds, meaning the cost of living sits comfortably relative to local incomes. Only 7.5% of residents (94 people) need daily assistance despite the older population, and the 22.4% volunteering rate points to active community participation.
Drive
89.2%
Public Transport
N/A
Walk / Cycle
7.3%
Work from Home
N/A
Population Forecast
-0.08%/yr
(-2 people/yr)
EstablishedAnnual population growth is effectively zero at -0.08%, losing roughly 2 persons per year, and the 10-year population change was just 1.6%. The medium forecast holds the area population near 2,438-2,449 through 2031, with no meaningful growth expected. Migration is balanced at an average of 2 net internal and 2 net overseas arrivals per year, too small to offset the aging-driven natural decline. The gentrification score is 0 and the stage is classified as not gentrifying, reflecting the IRSD decile 3 baseline and absence of price or demographic signals of uplift. The shift trajectory is explicitly labelled aging, and young-adult share fell 2.2 points over the decade. Rent growth of 50.4% over the period outpaced real income growth of 23.6%, tightening affordability for renters even in this low-cost market.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+2
Net Internal / yr
+2
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Bombala compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Bombala a good suburb to live in?
Bombala suits people seeking affordable regional living with low housing costs. Mortgage-to-income sits at 19.6% and rent-to-income at 16.8%, both well below stress thresholds. The median age is 47, seven years above the national average, so the community skews older. IRSD decile 3 indicates below-average resources compared to national benchmarks, which is a practical trade-off for the $350,000 median house price.
What is the median house price in Bombala?
The median house price is $350,000, well below NSW state averages. Prices rose from $299,500 in 2024 to $400,000 in 2025, a 33.6% move over the period, though only two data points are available. Monthly mortgage repayments average $1,083, and weekly rent is $215.
What schools are in Bombala?
No schools are recorded within the Bombala suburb boundary in this dataset. Families access education through the broader Bombala area. Education is among the top 2 local industries at 14.1% of the workforce, employing 49 residents, which suggests school and community facilities exist nearby.
Is Bombala safe?
Specific crime rate data is not available for Bombala in this dataset. As context, the suburb scores IRSD decile 3, below the national median on relative disadvantage. The vacancy rate of 13.5% and unemployment rate of 4.2% are worth noting, though 22.4% of residents volunteer, indicating community engagement above typical rural benchmarks.
Is Bombala good for property investment?
Gross rental yield is approximately 3.2% based on $215 weekly rent against a $350,000 median, which is competitive compared to major city markets. However, the 13.5% vacancy rate is elevated, and population growth is near zero at -0.08% per year. The 13 development applications in 12 months show minimal new supply competition, but demand-side growth is limited.
How is Bombala's population changing?
Population is essentially flat, declining at -0.08% annually and losing roughly 2 persons per year. The 10-year change was only 1.6%. Medium forecasts project the area population near 2,438 by 2031. The trajectory is aging, with the senior share up 6.8 points and working-age share down 4.4 points over the decade.
What industries employ people in Bombala?
Agriculture is the largest employer at 15.5% of the workforce (54 workers), followed by education at 14.1% (49 workers) and manufacturing at 11.2%. Healthcare and retail each account for roughly 10%. By occupation, machinery operators and drivers (107) and labourers (98) lead, ahead of managers (88) and professionals (60).
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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