Boorowa
With a median age of 50, Boorowa sits 10 years above the national figure, making it one of NSW's most age-skewed rural towns. Population is 1,888 across 754 square kilometres, giving a density of just 2.5 people per km2. The household income percentile of 25.1 places most residents in the lower income quartile nationally, yet homeownership is unusually strong: 51% own their homes outright with no mortgage, well above the national average. Agriculture employs 21.1% of workers, the single largest sector, anchoring an economy shaped by farming and essential services rather than professional knowledge industries.
Population
1,888
Median Age
50.0
Household IncomeiMedian weekly household income (ABS Census)
$1,199/wk
DAs (12 months)iDevelopment Applications lodged in the past year
27
Median House
$505K
2024-2025 (PSI derived)
The median house price of $505,000 puts Boorowa well below NSW state medians, making it accessible for buyers priced out of coastal markets. Prices moved from $485,000 in 2024 to $540,000 in 2025, a gain of 11.3% in one year. Monthly mortgage repayments average $1,250, and mortgage-to-income at 24.1% sits below the 30% stress threshold, meaning servicing costs are manageable compared to higher-income metro areas. Separate houses dominate at 94.3% of stock, with 4-plus bedroom homes making up 35.9% and 3-bedroom at 42.2%, so buyers find predominantly larger detached dwellings. Outright owners at 51.0% significantly outnumber mortgage holders at 27.9%, a pattern common in established rural towns with long-settled, debt-free residents.
For Buyers
The median house price of $505,000 puts Boorowa well below NSW state medians, making it accessible for buyers priced out of coastal markets. Prices moved from $485,000 in 2024 to $540,000 in 2025, a gain of 11.3% in one year. Monthly mortgage repayments average $1,250, and mortgage-to-income at 24.1% sits below the 30% stress threshold, meaning servicing costs are manageable compared to higher-income metro areas. Separate houses dominate at 94.3% of stock, with 4-plus bedroom homes making up 35.9% and 3-bedroom at 42.2%, so buyers find predominantly larger detached dwellings. Outright owners at 51.0% significantly outnumber mortgage holders at 27.9%, a pattern common in established rural towns with long-settled, debt-free residents.
For Investors
The rental market in Boorowa requires careful assessment. The vacancy rate of 11.5% is elevated compared to NSW averages, indicating more rental supply than demand in this small market of 1,888 people. Weekly rent of $245 against a $505,000 median implies a gross yield of roughly 2.5%, low for a regional town. Only 21.1% of residents rent, meaning the tenant pool is thin. Development activity shows 27 applications lodged in the past 12 months, including new dwelling houses and secondary dwellings, signalling some local building activity despite the small population. The 11.3% price growth from 2024 to 2025 suggests capital growth potential, but the high vacancy rate and shallow renter base represent meaningful risk for yield-focused investors.
Development Activity
Total DAs
135
Last 12 Months
27
YoY ChangeiYear-over-year change in DA lodgements
+35.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Boorowa iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Primary School
K-6 · 95 students
Boorowa Central School
K-12 · 240 students
Demographics
The median age of 50 is 10 years above the national average, reflecting a resident base that has aged in place rather than attracted younger arrivals. Overseas-born residents make up just 7.0%, which is 14.6 percentage points below the national figure, pointing to a predominantly Australian-born population. Ancestry is heavily Anglo-Celtic: English (772 residents), Irish (351) and Scottish (185) are the top ancestries. University qualifications at 18.9% run 11.2 points below the national rate, consistent with an agricultural and trades-oriented workforce. Average household size is 2.2, slightly below the national figure of 2.5. Volunteering reaches 23.4% of residents, above national rates, a pattern common in smaller communities where civic participation fills gaps in formal services.
Age Distribution
Bedrooms
Dwelling Structure
94.3%
Houses
3.7%
Townhouse
0.7%
Apartment
Tenure
Housing in Boorowa is dominated by detached dwellings: 94.3% of stock is separate houses, far above national averages, with apartments at just 0.7% and semi-detached at 3.7%. Three-bedroom homes account for 42.2% and 4-plus bedroom homes for 35.9%, making the market heavily weighted toward family-sized properties. The tenure split is distinctive: 51.0% own outright, 27.9% have a mortgage, and only 21.1% rent, compared to a national profile where renting is far more common. This outright ownership dominance reflects the older median age of 50 and long settlement history. Prices rose from $485,000 in 2024 to $540,000 in 2025, an 11.3% one-year gain. Rent at $245 per week is affordable relative to the median, with rent-to-income at 20.4%, below the 30% stress threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,250
Rent / wk
$245
HH Size
2.2
Personal Income / wk
$685
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.5%
Unoccupied
89
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.1%
Community Profile
Ancestry
Household Composition
39.0%
Couples, no children
1,237
Total families
Economy & Employment
Agriculture is the foundation of Boorowa's economy, employing 21.1% of workers (97 people), more than any other sector. Healthcare follows at 15.5% (71 workers) and Education at 13.3% (61 workers), together reflecting the essential services infrastructure of a small rural centre. Public Administration at 9.6% and Construction at 8.9% complete the top five industries. By occupation, Managers lead with 169 workers, followed by Professionals at 93 and Labourers at 87. The unemployment rate is low at 3.2%, though the participation rate of 44.2% is notably below national levels, because the aging population has a large share of residents not in the labour force (582 people). Household income sits at the 25.1st percentile nationally, reflecting the earnings profile of agricultural and care-sector employment.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.3%
Part-time
33.5%
Participation
44.2%
Employed
665
Occupations
Top Industries
University
18.9%
Postgraduate
3.8%
Born Overseas
7.0%
Dwellings
680
Transport to Work
Car dependency is the norm, with 85.0% of residents driving to work, and there is no recorded public transport usage in the brief. Walking and cycling account for 10.9% of commuters, higher than many comparable rural towns, likely because the compact town centre makes local trips manageable on foot. Rent-to-income at 20.4% and mortgage-to-income at 24.1% both sit below stress thresholds, meaning housing costs are not a significant burden relative to incomes, even though household income ranks at the 25.1st percentile nationally. The volunteering rate of 23.4% exceeds national averages, indicating a socially active community that self-organises services. No schools are recorded in the suburb dataset. At 9.6%, residents needing daily assistance are above national norms, consistent with the older median age of 50.
Drive
85.0%
Public Transport
N/A
Walk / Cycle
10.9%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Boorowa compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Boorowa a good suburb to live in?
Boorowa suits buyers seeking affordable rural living. The median house price of $505,000 is well below NSW coastal medians, and housing stress is low with mortgage-to-income at 24.1% and rent-to-income at 20.4%. The median age of 50 is 10 years above the national average, making it a better fit for older residents or those seeking a quiet rural setting than for young families.
What is the median house price in Boorowa?
The median house price is $505,000 as of 2024-2025. Prices rose 11.3% from $485,000 in 2024 to $540,000 in 2025. Monthly mortgage repayments average $1,250, and weekly rent is $245, giving a rent-to-income ratio of 20.4%, below the 30% stress threshold.
What schools are in Boorowa?
No schools are recorded inside the Boorowa suburb boundary in this dataset. Families with school-aged children typically rely on facilities serving the local council area. The proportion of residents with university qualifications is 18.9%, which is 11.2 points below the national figure, consistent with an agricultural and trades-focused workforce.
Is Boorowa safe?
Detailed crime rate statistics are not available for Boorowa in this dataset. As an indirect indicator, the housing stress measures are low, with rent-to-income at 20.4% and mortgage-to-income at 24.1%, both below stress thresholds. The volunteering rate of 23.4% also suggests a cohesive, engaged local community.
Is Boorowa good for property investment?
Investment conditions are mixed. Prices grew 11.3% from 2024 to 2025, from $485,000 to $540,000, which is strong. However, the vacancy rate of 11.5% is elevated and only 21.1% of residents rent, creating a shallow tenant pool. Gross rental yield on $245 per week against a $505,000 median is approximately 2.5%, low for a regional town.
How is Boorowa's population changing?
Boorowa has a population of 1,888 with a residential mobility rate of 15.8%, meaning 84.2% of residents stayed in place over the measured period. The median age of 50 is 10 years above the national average. The aging demographic profile suggests natural population decline is a structural pressure, as there are relatively few younger residents to replace the existing base.
How much development is happening in Boorowa?
There were 27 development applications lodged in the past 12 months, including new dwelling houses and secondary dwelling modifications. This level of activity is modest but meaningful for a town of 1,888 people, indicating incremental residential growth rather than large-scale subdivision. The 11.3% price increase from 2024 to 2025 suggests buyer interest is rising despite the small market size.
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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