Boorowa
A low-density rural centre with 1,888 residents across 754.78 sq km, Boorowa has an older profile: its median age of 50 is 10 years above the national figure. Housing is overwhelmingly detached at 94.3%, while 48.5% of homes are owned outright. The 11.5% vacancy rate is higher than many tightly held markets and helps explain the $245 weekly rent. Compared with nearby Young, Boorowa feels smaller and more settled, with 84.2% of residents staying at the same address.
Local council: Hilltops
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
25
For homebuyers, Boorowa is shaped by detached housing, moderate household costs and a sizeable stock of established homes. Separate houses account for 94.3% of dwellings, compared with 3.7% semi-detached homes and 0.7% apartments. Three-bedroom homes make up 42.2% of the stock, while 35.9% have four or more bedrooms, giving buyers more family-sized options than the compact housing mix found in larger centres. The typical monthly mortgage outlay is $1,250, and mortgage costs equal 24.1% of household income, below the 30% stress threshold. With 48.5% owned outright and 26.5% under mortgage, the market has a substantial owner base.
For Buyers
For homebuyers, Boorowa is shaped by detached housing, moderate household costs and a sizeable stock of established homes. Separate houses account for 94.3% of dwellings, compared with 3.7% semi-detached homes and 0.7% apartments. Three-bedroom homes make up 42.2% of the stock, while 35.9% have four or more bedrooms, giving buyers more family-sized options than the compact housing mix found in larger centres. The typical monthly mortgage outlay is $1,250, and mortgage costs equal 24.1% of household income, below the 30% stress threshold. With 48.5% owned outright and 26.5% under mortgage, the market has a substantial owner base.
For Investors
Boorowa suits investors seeking lower entry costs and a rural rental market, but the 11.5% vacancy rate signals that tenant demand can be uneven. Weekly rent is $245, while 20.1% of occupied dwellings are rented, a smaller share than the 48.5% owned outright. That ownership pattern reflects a settled market and can limit rental depth compared with larger regional centres. Detached housing represents 94.3% of dwellings, which supports demand from households wanting space, while the 26 development applications recorded over 12 months indicate ongoing local activity. Investors should assess street-level vacancy, property condition and tenant demand carefully because a high vacancy rate can lengthen letting periods.
Development Activity
Total DAs
139
Last 12 Months
25
YoY ChangeiYear-over-year change in DA lodgements
+19.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Boorowa
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Boorowa has an older and more locally rooted population than Australia overall. The median age is 50, or 10 years above the national figure, while the average household size is 2.2 people, 0.3 below the national comparison. University participation is 18.9%, which is 11.2 percentage points below the national level, and only 7.0% of residents were born overseas, 14.6 points lower than nationally. English ancestry is recorded for 772 residents and Irish ancestry for 351, reinforcing the area's Anglo-leaning profile. Christianity is reported by 1,137 people, compared with 423 identifying with no religion. A high 84.2% stayed at the same address supports the picture of a stable population.
Age Distribution
Bedrooms
Dwelling Structure
94.3%
Houses
3.7%
Townhouse
0.7%
Apartment
Tenure
Boorowa's housing stock is strongly detached and owner-oriented. Separate houses account for 94.3% of dwellings, while 0.7% are apartments and 3.7% are semi-detached. The largest bedroom groups are three-bedroom homes at 42.2% and four or more bedrooms at 35.9%, so the mix is more spacious than in apartment-heavy regional markets. Outright ownership is 48.5%, mortgage ownership is 26.5% and renting is 20.1%. Housing costs appear manageable for many households: rent absorbs 20.4% of household income and mortgage payments 24.1%, both below common stress benchmarks. Compared with a more leveraged market, Boorowa's high outright ownership share provides greater tenure stability, although the 11.5% vacancy rate points to softer occupancy conditions.
Mortgage / mo
$1,250
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $245.
$470
Bond data Jun 2026
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
33.8%
Couples with children
53.8%
Couples, no children
12.2%
Single parent
450
Total families
Economy & Employment
Boorowa's economy is anchored by agriculture, which accounts for 21.1% of industry employment and 97 workers, followed by healthcare at 15.5% and 71 workers, education at 13.3% and 61, public administration at 9.6% and 44, and construction at 8.9% and 41. This mix links local jobs to farms, essential services and government functions rather than a broad corporate employment base. Managers number 169, trades workers 115, professionals 93, labourers 87 and community or personal service workers 80. The unemployment rate is 3.0%, below the participation rate of 47.8%, while 58.5% of employed residents work full time. Household income sits at the 25.1 percentile, below the national midpoint, partly reflecting the area's older age structure and industry profile.
Unemployment
3.0%
Labour Force
742
Unemployed
22
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.5%
Part-time
33.9%
Participation
47.8%
Employed
720
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
18.9%
Postgraduate
3.8%
Born Overseas
7.0%
Dwellings
680
Transport to Work
Daily life in Boorowa is car-oriented and low density. About 70.0% of residents drive to work, compared with 8.9% who walk or cycle, while 17.7% work from home. The density is 2.5 people per sq km across 754.78 sq km, so local services and destinations are more spread out than in larger regional towns. One local school is identified: Boorowa Central School, a government Central/Community School. Families should confirm enrolment zones against the exact address. A volunteering rate of 23.4% supports local participation, and the median age of 50 means access to healthcare and daily services is especially important. A current safety decision should be based on recent NSW Police information, as no crime rate is available here.
Drive
70.0%
Public Transport
N/A
Walk / Cycle
8.9%
Work from Home
17.7%
Growth Outlook
Boorowa's near-term growth signals point to measured local activity rather than rapid turnover. There were 26 development applications over 12 months, including a subdivision, school-related modification and new structure, creating scope for incremental change in a large 754.78 sq km locality. Residential stability remains strong: 84.2% of residents stayed at the same address, while the turnover rate was 15.8%, lower than the share who remained. The current population is 1,888, and the 11.5% vacancy rate suggests capacity exists within the housing stock before sustained demand pressure develops. Growth is likely to be shaped by agriculture, education, healthcare and public administration because those sectors form the area's main employment base.
Population trend: Hilltops council area
Boorowa sits in the Hilltops council area. These are the council area's residents, not Boorowa's.
Residents 2025
19,347
Growth, 5 yr average
+0.1%/yr
2020 to 2025
Growth, last year
-0.2%
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 Boorowa compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Boorowa a good suburb to live in?
Boorowa can suit residents seeking space, lower density and a settled rural lifestyle. It has 1,888 residents across 754.78 sq km, 94.3% separate houses and a median age of 50. About 70.0% of workers drive, while 17.7% work from home, so it is better suited to people comfortable with car travel or flexible work.
What is the median house price in Boorowa?
A current median house price should be checked against recent settled sales because Boorowa's market is dominated by 94.3% separate houses and has a weekly rent of $245. Property size, condition and location can create wide differences between individual sales, so a suburb-wide figure should be confirmed before making an offer or setting a budget.
What schools are in Boorowa?
Boorowa Central School is the local school identified for the suburb. It is a government Central/Community School, providing 1 local option in the available listings. Families should confirm the current enrolment zone, year levels, transport arrangements and intake requirements for the exact residential address before buying or renting.
Is Boorowa safe?
A precise safety assessment should use current NSW Police information and recent local reports rather than assumptions based on town size. Boorowa has 1,888 residents spread across 754.78 sq km, giving it a low density of 2.5 people per sq km. That setting may feel quieter than a large urban area, but street-level conditions and recent incidents should still be checked.
Is Boorowa good for property investment?
Boorowa may suit investors seeking a lower-rent rural market, but the 11.5% vacancy rate warrants caution. Weekly rent is $245, renting accounts for 20.1% of occupied dwellings and 94.3% of homes are separate houses. There were 26 development applications over 12 months, so investors should check local demand, property condition and likely letting periods.
How is Boorowa's population changing?
Boorowa appears relatively settled, with 84.2% of residents staying at the same address and a turnover rate of 15.8%. The current population is 1,888 and the median age is 50, indicating an older resident base. Development activity remains present, with 26 applications over 12 months, including subdivision and school-related work.
What development is occurring in Boorowa?
There were 26 development applications over the past 12 months. Examples include a subdivision, a modification to a school-related approval and construction of a new structure. These applications indicate continuing local activity, although they do not establish how many new dwellings will be completed. Buyers should check current approvals and servicing details for any specific site.
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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