Boolaroo
With 89.6% of dwellings being separate houses and a median house price of $630,000, Boolaroo sits firmly in detached-house territory, well below the Sydney market but consistent with the Lake Macquarie fringe. The population of 1,636 is aging, with the senior share rising 3.4 points over the decade while the working-age share fell 1.3 points. SEIFA scores place the suburb in decile 6 on IRSD and IRSAD nationally, meaning moderate advantage, and household income lands in the 47th percentile, fractionally below the national median. Gentrification scoring at 41 classifies it as actively gentrifying, driven by population growth of 18% since 2011 and net internal migration of 163 residents a year.
Population
1,636
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,504/wk
DAs (12 months)iDevelopment Applications lodged in the past year
61
Median House
$630K
2024-2025 (PSI derived)
The median house price of $630,000 gives buyers access to predominantly detached housing, with 89.6% of dwellings in that category and 32% having four or more bedrooms. Three-bedroom homes make up 38.8% of stock. Monthly mortgage repayments average $1,907, producing a mortgage-to-income ratio of 29.3%, just below the 30% stress threshold, which means purchasing is achievable at current income levels compared to many NSW coastal markets. Outright owners account for 32.2% of households against 37.1% on a mortgage, suggesting a settled owner base rather than speculative churn. The price history shows strong appreciation from $465,000 in 2024 to a PSI-derived $630,000 median, making early entry worthwhile before gentrification signals translate into further price pressure.
For Buyers
The median house price of $630,000 gives buyers access to predominantly detached housing, with 89.6% of dwellings in that category and 32% having four or more bedrooms. Three-bedroom homes make up 38.8% of stock. Monthly mortgage repayments average $1,907, producing a mortgage-to-income ratio of 29.3%, just below the 30% stress threshold, which means purchasing is achievable at current income levels compared to many NSW coastal markets. Outright owners account for 32.2% of households against 37.1% on a mortgage, suggesting a settled owner base rather than speculative churn. The price history shows strong appreciation from $465,000 in 2024 to a PSI-derived $630,000 median, making early entry worthwhile before gentrification signals translate into further price pressure.
For Investors
The rental market is active with 30.7% of dwellings rented and weekly rent at $400. Against the $630,000 median, that implies a gross yield around 3.3%, reasonable for a NSW suburban market. The 5.4% vacancy rate is worth monitoring, sitting higher than tight-market norms, but active gentrification signals offset this concern. Development activity is running at 57 applications in the past 12 months, including new dwelling applications and childcare facility approvals, indicating supply is growing without flooding the market. Net internal migration averages 163 residents a year, supporting tenant demand. Rent grew 36.7% over the decade, above typical wage growth, and the medium forecast projects the broader area reaching 16,290 by 2031, creating a structural floor under rental demand.
Development Activity
Total DAs
395
Last 12 Months
61
YoY ChangeiYear-over-year change in DA lodgements
-21.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Boolaroo iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Boolaroo Public School
K-6 · 99 students
Demographics
The median age of 39 is 1.0 year below the national figure, but the trajectory is aging with the senior share up 3.4 points over the decade. The overseas-born share of 9.9% is 11.7 points below the national average, making this one of the more Anglo-Celtic communities in NSW. Ancestry data confirms this pattern: English (715 residents) is dominant, followed by Scottish (201) and Irish (165). Average household size is 2.4, marginally below the national figure. University qualifications reach 21.6%, which is 8.5 points below the national rate, consistent with the working- and trades-oriented occupation mix. The community has a low volunteering rate of 11.3% and 8.2% of residents need some form of daily assistance, suggesting a modest core of older long-term residents.
Age Distribution
Bedrooms
Dwelling Structure
89.6%
Houses
6.4%
Townhouse
4.0%
Apartment
Tenure
Tenure divides into three broad groups: 32.2% own outright, 37.1% carry a mortgage, and 30.7% rent. The dominant form is the separate house at 89.6%, with semi-detached at 6.4% and apartments at just 4.0%, so the market is almost entirely detached. Three-bedroom homes account for 38.8% and four-plus bedrooms 32.0%, meaning a large share of stock suits families rather than downsizers. Rent-to-income sits at 26.6%, below the 30% stress threshold, making the suburb more accessible to renters than many NSW coastal alternatives. Housing stress flags are clear on both sides: neither mortgage-to-income (29.3%) nor rent-to-income (26.6%) exceed stress thresholds, which is notable compared to higher-cost NSW markets where both routinely breach 30%.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,907
Rent / wk
$400
HH Size
2.4
Personal Income / wk
$768
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.4%
Unoccupied
37
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.3%
Community Profile
Ancestry
Household Composition
30.0%
Couples, no children
1,240
Total families
Economy & Employment
Healthcare dominates employment at 24.9% of workers (128 people), followed by Education at 11.3% (58) and Construction at 8.8% (45), with Retail and Manufacturing each accounting for roughly 7-8%. This mix reflects the suburb's position within the broader Lake Macquarie health and services corridor rather than a specialist industrial or professional cluster. By occupation, Professionals (141) are the largest group, followed by Community and Personal Service workers (128) and Clerical/Admin (106). The unemployment rate of 4.2% is modest, with full-time employment at 63.1% of employed residents. SEIFA places the suburb in decile 6 on both IRSD and IEO nationally, indicating average-to-moderate socioeconomic position, with the IER decile of 7 showing slightly stronger economic resources than the education and occupation score implies.
Unemployment
2.8%
Labour Force
8,280
Unemployed
233
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.1%
Part-time
32.7%
Participation
57.0%
Employed
737
Occupations
Top Industries
University
21.6%
Postgraduate
3.7%
Born Overseas
9.9%
Dwellings
645
Transport to Work
Car dependence is high: 90.4% of residents drive to work, compared to national averages of around 60-65%, and only 1.5% use public transport, reflecting the suburb's limited train or bus connectivity. The IRSAD decile of 6 places Boolaroo in the moderate-advantage band nationally, meaning it is neither disadvantaged nor affluent on a composite measure. No schools are recorded within the suburb boundary, so families rely on facilities in adjacent suburbs across Lake Macquarie LGA. Crime data is not available for this suburb in the dataset, but the IRSD decile 6 disadvantage score and the employment rate suggest an average-risk profile compared to lower-decile areas. The rent-to-income ratio of 26.6% means renters retain reasonable financial headroom, keeping this suburb accessible to a range of income levels.
Drive
90.4%
Public Transport
1.5%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+0.99%/yr
(+155 people/yr)
EstablishedPopulation grew 18% since 2011, and the gentrification score of 41 now classifies the suburb as actively gentrifying, up from early-signs stage. Annual growth tracks at 0.99% or roughly 155 additional residents per year, with internal migration the primary engine at a net 163 arrivals annually and overseas migration adding 53. The medium population forecast for the broader SA2 area reaches 16,290 by 2031 from 15,675 in 2025, a rise of roughly 4% in six years. Real income grew 18.8% over the decade and affordability improved from 54.6% to 51.1% between 2011 and 2021, suggesting housing costs grew slightly slower than incomes over that period. The 10-year population change of 15.1% outpaces many comparable Hunter-Newcastle fringe suburbs, driven by its relative affordability and lake-adjacent lifestyle.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+53
Net Internal / yr
+163
Gentrification Signal
Active
Population +18% since 2011, Net internal migration +163/yr, Accelerating: 3% → 15%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Boolaroo compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Boolaroo a good suburb to live in?
Boolaroo suits buyers and renters who want detached housing at sub-$650,000 prices with low financial stress. Mortgage-to-income sits at 29.3% and rent-to-income at 26.6%, both below NSW stress thresholds. The suburb ranks in SEIFA decile 6 nationally on IRSAD, placing it in the moderate-advantage band. Car ownership is essential as only 1.5% use public transport.
What is the median house price in Boolaroo?
The median house price is $630,000 based on 2024-2025 PSI data. Earlier 2024 data recorded a median of $465,000, indicating strong appreciation. Weekly rent averages $400 and monthly mortgage repayments run approximately $1,907, giving a mortgage-to-income ratio of 29.3%.
What schools are in Boolaroo?
No schools are recorded inside the Boolaroo suburb boundary in this dataset. Families rely on schools in adjacent Lake Macquarie suburbs. University qualifications among residents reach 21.6%, which is 8.5 points below the national average, consistent with the area's trades and services employment base.
Is Boolaroo safe?
Detailed crime statistics are not available for Boolaroo in this dataset. As an indirect measure, the suburb scores decile 6 on the IRSD index of relative disadvantage nationally, placing it in the average band rather than a high-disadvantage zone. The unemployment rate of 4.2% and stable tenure mix of owner-occupiers suggest a settled residential profile.
Is Boolaroo good for property investment?
Weekly rent of $400 against a $630,000 median implies a gross yield around 3.3%, moderate for NSW. The 5.4% vacancy rate is higher than tight markets but net internal migration of 163 residents per year supports ongoing demand. Rent grew 36.7% over the decade and the gentrification score of 41 signals active upward pressure on values.
How is Boolaroo's population changing?
Population grew 15.1% over the past decade and is forecast to grow at 0.99% annually. Internal migration is the main driver at a net 163 arrivals per year, with overseas migration adding 53. The senior share rose 3.4 points over the decade as the suburb ages, while total population sits at 1,636 in the most recent count.
How much development is happening in Boolaroo?
There were 57 development applications lodged in the past 12 months, including new dwelling construction, a childcare facility modification, and demolition-and-rebuild projects. This level of activity confirms the gentrification score of 41 and signals steady reinvestment in the housing stock rather than stagnation.
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.
Explore Boolaroo on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map