Cobar
Mining accounts for 36.2% of Cobar's workforce, more than three times the share typical of most NSW towns, making this one of the most industry-concentrated communities in the state. The median house price of $265,000 sits well below the NSW state average, yet household income falls in the 65.5th percentile nationally, reflecting strong mine wages offsetting the town's lower SEIFA advantage scores of decile 2 on IEO and decile 3 on IRSD. Population has been declining at 1.39% annually, with the current 4,115 residents representing a 12.5% drop over 10 years compared to peak levels.
Population
3,603
Median Age
36.0
Household IncomeiMedian weekly household income (ABS Census)
$1,816/wk
DAs (12 months)iDevelopment Applications lodged in the past year
31
Median House
$265K
2024-2025 (PSI derived)
At $265,000, Cobar's median house price is sharply lower than NSW coastal and metropolitan benchmarks, and monthly mortgage repayments average just $1,109, producing a mortgage-to-income ratio of 14.1%, well below the 30% stress threshold. Prices rose from $239,500 in 2024 to $300,000 in 2025, a 25.3% gain in one year, though this reflects a thin market rather than broad demand. Separate houses dominate at 90.0% of dwellings, with 3-bedroom homes at 46.5% and 4-plus bedroom homes at 36.8%. The 36.2% renter share and 26.7% vacancy rate indicate that buyers can negotiate, but the single-industry employment base means long-term purchase decisions carry commodity price risk.
For Buyers
At $265,000, Cobar's median house price is sharply lower than NSW coastal and metropolitan benchmarks, and monthly mortgage repayments average just $1,109, producing a mortgage-to-income ratio of 14.1%, well below the 30% stress threshold. Prices rose from $239,500 in 2024 to $300,000 in 2025, a 25.3% gain in one year, though this reflects a thin market rather than broad demand. Separate houses dominate at 90.0% of dwellings, with 3-bedroom homes at 46.5% and 4-plus bedroom homes at 36.8%. The 36.2% renter share and 26.7% vacancy rate indicate that buyers can negotiate, but the single-industry employment base means long-term purchase decisions carry commodity price risk.
For Investors
The 36.2% renter share provides a reasonable tenant pool for a town of 3,603 people, with weekly rent at $200 against a $265,000 median, implying a gross yield near 3.9%, higher than most Sydney markets. However, the 26.7% vacancy rate is elevated and signals weak rental demand compared to urban markets. Net internal migration runs at negative 59 persons per year, consistently drawing workers away, while overseas migration adds only 14 per year. Development activity stands at 29 applications in 12 months, mostly alterations and sheds rather than new dwellings. The investment case depends almost entirely on the mining sector's health, with the gentrification score at 0, classified as not gentrifying.
Development Activity
Total DAs
176
Last 12 Months
31
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Cobar iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St John's Parish School
K-6 · 114 students
Cobar High School
7-12 · 214 students
Cobar Public School
K-6 · 228 students
Demographics
The median age of 36 is 4.0 years below the national figure, reflecting the working-age mining workforce that defines the town's character. Overseas-born residents make up 9.3% of the population, which is 12.3 percentage points below the national average, consistent with the predominantly Anglo-Celtic ancestry profile led by English (1,188), Irish (319) and Scottish (261). University qualifications reach just 15.7%, which is 14.4 points below the national rate, because mining and related trade occupations dominate and a degree is rarely the credential required. Average household size of 2.3 is 0.2 below national. Volunteering runs at 16.5% and 5.3% of residents need daily assistance, in line with a working-age community rather than an aging one.
Age Distribution
Bedrooms
Dwelling Structure
90.0%
Houses
3.5%
Townhouse
5.4%
Apartment
Tenure
Tenure splits show 34.3% own outright, 29.5% carry a mortgage and 36.2% rent, a renter share elevated above national norms. Separate houses make up 90.0% of stock, apartments only 5.4%, so the housing profile is almost entirely detached and yard-oriented. Three-bedroom homes account for 46.5% and 4-plus bedroom 36.8%, making Cobar notably family-sized compared to urban markets. Prices moved from $239,500 in 2024 to $300,000 in 2025, a 25.3% nominal gain, though with only 2 quarters of data this reflects small transaction volumes. Rent-to-income sits at 11.0%, the lowest stress threshold, meaning tenants here face no financial strain on housing costs relative to income.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,109
Rent / wk
$200
HH Size
2.3
Personal Income / wk
$937
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
26.7%
Unoccupied
458
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
11.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
14.1%
Community Profile
Ancestry
Household Composition
28.4%
Couples, no children
2,336
Total families
Economy & Employment
Mining employs 36.2% of workers (348 people), a concentration that makes Cobar's economy more exposed to a single commodity cycle than almost any other NSW town. Education (10.4%) and Healthcare (8.5%) are the next largest sectors, providing some public-sector stability. The top occupation is Machinery/Drivers at 306 workers, followed by Professionals (195) and Labourers (180), consistent with a hands-on industrial workforce. The unemployment rate of 3.6% is low and the full-time employment rate of 73.8% is high, because mining rosters favour full-time schedules. SEIFA scores reflect limited economic diversity: decile 3 on IRSD and IRSAD nationally, decile 2 on IEO, signalling below-average education and occupation outcomes compared to state and national benchmarks.
Unemployment
2.1%
Labour Force
2,035
Unemployed
43
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
73.8%
Part-time
22.6%
Participation
53.8%
Employed
1,476
Occupations
Top Industries
University
15.7%
Postgraduate
2.6%
Born Overseas
9.3%
Dwellings
1,246
Transport to Work
Car dependency is high at 85.0% driving to work, compared to national averages where alternatives are more common, a function of Cobar's geographic isolation across a 2,186 km2 local area. Walking and cycling accounts for 8.3% of commuters, above what the scale of the area might suggest, reflecting compact residential pockets. Public transport use is minimal at 1.2%. No schools are recorded in this dataset for Cobar. Crime data is not available in this dataset, but the IRSD decile of 3 nationally signals below-average socioeconomic resources relative to the state. Rent-to-income at 11.0% and mortgage-to-income at 14.1% both sit well below stress thresholds, so cost-of-living pressure on existing residents is low despite the town's lower SEIFA standing.
Drive
85.0%
Public Transport
1.2%
Walk / Cycle
8.3%
Work from Home
N/A
Population Forecast
-1.39%/yr
(-57 people/yr)
EstablishedPopulation has fallen 12.5% over 10 years and the current trajectory projects continued decline at roughly 57 persons per year, reaching an estimated 3,745 by 2031 under medium assumptions. The COVID dip of 7.0% has not recovered, with current population 1.3% below the COVID low, unlike recovering urban markets. Net internal migration is negative 59 per year as residents leave for larger centres, while overseas migration adds only 14. The gentrification score is 0, classified as not gentrifying, and the shift trajectory is aging, with the senior share up 4.7 points and young adult share down 2.2 points over the decade. Rent has grown 29.3% and real income 23.1%, signalling that those who stay are benefiting from the tight local wage market.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+14
Net Internal / yr
-59
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Cobar compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cobar a good suburb to live in?
Cobar suits people employed in mining or related services. Household income sits at the 65.5th percentile nationally despite an IRSD decile of 3, meaning wages are relatively strong but services and education outcomes lag. Housing costs are very affordable, with mortgage repayments averaging $1,109 per month and rent-to-income at 11.0%, well below stress levels.
What is the median house price in Cobar?
The median house price is $265,000, far below NSW state averages. Prices rose 25.3% from $239,500 in 2024 to $300,000 in 2025, though thin transaction volumes amplify percentage moves. Monthly mortgage repayments average $1,109, and weekly rent is $200, giving an estimated gross rental yield near 3.9%.
What schools are in Cobar?
No schools are recorded inside the Cobar boundary in this dataset. Cobar is a regional service town in central-western NSW and local families rely on schools that serve the broader Cobar area. The town's university qualification rate is 15.7%, which is 14.4 points below the national average, reflecting the trade and mining skills base.
Is Cobar safe?
Detailed crime statistics are not available for Cobar in this dataset. As a reference, the IRSD socioeconomic disadvantage decile is 3 nationally, below the national median, which can correlate with higher crime rates in some regional contexts. The town has a full-time employment rate of 73.8% and unemployment of 3.6%, which are positive community stability indicators.
Is Cobar good for property investment?
Cobar offers a gross rental yield near 3.9% on a $265,000 median, higher than most metropolitan markets, but the 26.7% vacancy rate and net internal migration of negative 59 per year reduce confidence. Population is forecast to decline to 3,745 by 2031 and the gentrification score is 0. Returns depend almost entirely on the mining sector remaining active.
How is Cobar's population changing?
Population has declined 12.5% over 10 years and currently sits at approximately 4,115, falling at about 57 persons per year. The medium forecast projects 3,745 residents by 2031. Net internal migration removes 59 people a year while overseas migration adds just 14. The demographic trajectory is aging, with the senior share up 4.7 points over the decade.
How much development is happening in Cobar?
There were 29 development applications lodged in the past 12 months, mostly alterations, shed constructions and changes of use rather than new dwellings. This modest activity is consistent with a slow-growth town where population is declining at 1.39% annually and no large residential projects are underway.
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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