Cobden
At a median age of 51, Cobden sits 11 years above the national figure, making it one of the older communities in regional Victoria. The median house price of $365,000 is well below the state median, and household income falls in the 22.5th percentile nationally, reflecting an economy built on healthcare, manufacturing and agriculture rather than knowledge-sector jobs. Owner-occupier rates are strong, with 49.1% owning outright, more than double the national average. A vacancy rate of 11.4% signals some softness in rental demand compared to tighter metropolitan markets.
Population
1,804
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,162/wk
DAs (12 months)iDevelopment Applications lodged in the past year
5
Median House
$365K
Apr-Jun 2024
The median house price in Cobden is $365,000, substantially lower than state and national medians, giving buyers significant affordability headroom. Monthly mortgage repayments average $1,083, and the mortgage-to-income ratio of 21.5% is comfortably below the 30% stress threshold. Separate houses dominate at 92% of dwellings, with semi-detached homes at 7.6%, so buyers get genuine space rather than strata-style living. The most common bedroom count is three bedrooms at 57.3%, followed by four-plus at 25.6%. Prices peaked at $425,000 in mid-2023 before retreating to $365,000 by mid-2024, a 14.1% correction from peak, which may present an entry point for buyers prepared to hold through the cycle.
For Buyers
The median house price in Cobden is $365,000, substantially lower than state and national medians, giving buyers significant affordability headroom. Monthly mortgage repayments average $1,083, and the mortgage-to-income ratio of 21.5% is comfortably below the 30% stress threshold. Separate houses dominate at 92% of dwellings, with semi-detached homes at 7.6%, so buyers get genuine space rather than strata-style living. The most common bedroom count is three bedrooms at 57.3%, followed by four-plus at 25.6%. Prices peaked at $425,000 in mid-2023 before retreating to $365,000 by mid-2024, a 14.1% correction from peak, which may present an entry point for buyers prepared to hold through the cycle.
For Investors
Cobden's investment case balances yield potential against structural headwinds. Weekly rent of $220 against a $365,000 median implies a gross yield around 3.1%, higher than many metro markets but modest in absolute terms. The 11.4% vacancy rate is elevated compared to tighter regional centres, signalling that rental demand does not absorb all available stock. Only 21.1% of residents rent, a low share relative to the national average, which reflects the strong owner-occupier culture rather than a deep tenant pool. Development activity is minimal at 5 applications in the past 12 months, mostly subdivision work. The 14-year price CAGR of 6.0% from $162,500 in 2013 to $365,000 in 2024 shows the suburb can deliver capital growth over long hold periods despite the small population of 1,804.
Development Activity
Total DAs
12
Last 12 Months
5
YoY ChangeiYear-over-year change in DA lodgements
+25.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Cobden iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Cobden Primary School
Prep-6 · 123 students
Cobden Technical School
7-12 · 126 students
Demographics
The median age of 51 is 11 years above the national figure, driven by a settled population where 84.9% of residents did not move in the five years before the census, compared to higher turnover in capital cities. Overseas-born residents make up just 6.2% of the population, which is 15.4 percentage points below the national rate. Ancestry is strongly Anglo-Celtic: English (767), Irish (221) and Scottish (183) lead the counts. University qualification rates of 12.7% sit 17.4 percentage points below national, consistent with a blue-collar and trade-oriented workforce. Average household size is 2.3, marginally below the national figure, and the volunteering rate of 22.2% indicates a high degree of community participation for a town of this size.
Age Distribution
Bedrooms
Dwelling Structure
92.0%
Houses
7.6%
Townhouse
N/A
Apartment
Tenure
Owner-outright tenure at 49.1% is one of the more notable housing signals in Cobden, indicating long-established residents who have paid down debt rather than a churn of recent buyers. Another 29.8% hold a mortgage and 21.1% rent. The price history spans $145,000 at the 2014 trough to $425,000 at the mid-2023 peak, a 193% uplift, before correcting 14.1% to the current $365,000. From 2013 to 2024, prices compounded at 6.0% annually over 14 years, outperforming cash but lagging premium metropolitan markets. The dwelling stock is almost entirely separate houses at 92%, with semi-detached at 7.6%. Three-bedroom homes account for 57.3% of stock and four-plus-bedroom properties at 25.6% offer above-average space relative to inner-city comparisons.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,083
Rent / wk
$220
HH Size
2.3
Personal Income / wk
$631
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.4%
Unoccupied
94
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.5%
Community Profile
Ancestry
Household Composition
37.1%
Couples, no children
1,352
Total families
Economy & Employment
Healthcare is the largest employer at 19.8% of the local workforce, followed by manufacturing at 14.6% and agriculture at 13%, reflecting Cobden's role as a service centre for the surrounding dairy and pastoral region. Construction and education each contribute 10.4%. By occupation, labourers are the largest group at 168 workers, followed by managers (107), machinery and drivers (97) and community and personal service workers (93). The unemployment rate of 3.5% is low, though the labour participation rate of just 48.6% reflects the older age profile, with 623 residents not in the labour force. Household income sits in the 22.5th percentile nationally, below average but consistent with the trade and agriculture employment mix rather than professional sectors.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.7%
Part-time
34.8%
Participation
48.6%
Employed
713
Occupations
Top Industries
University
12.7%
Postgraduate
1.2%
Born Overseas
6.2%
Dwellings
733
Transport to Work
Car dependency is high in Cobden, with 87.1% of residents driving to work, reflecting the rural setting where public transport options are limited compared to metropolitan areas. However, 8.7% walk or cycle, a solid figure for a town of this scale. The crime rate of 51.0 incidents per 1,000 residents covers 92 recorded offences, led by property and deception offences (37) and crimes against the person (23). Rent stress is absent, with rent-to-income at 18.9%, well below the 30% stress threshold. Similarly, mortgage-to-income at 21.5% keeps homeowners in a comfortable position relative to national averages. About 9.5% of residents need daily assistance, higher than more advantaged suburbs, consistent with the older median age of 51.
Drive
87.1%
Public Transport
N/A
Walk / Cycle
8.7%
Work from Home
N/A
Safety & Crime
Total Offences
92
Year ending June 2024
Rate per 1,000 People
51.0
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Cobden compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cobden a good suburb to live in?
Cobden suits residents who value affordability and community stability. The median house price of $365,000 is well below state medians, mortgage-to-income sits at 21.5%, and 84.9% of residents have stayed put for five or more years. The town is rural with limited public transport, and the crime rate of 51.0 per 1,000 residents covers mainly property offences.
What is the median house price in Cobden?
The median house price is $365,000 as of the April to June 2024 quarter. Prices peaked at $425,000 in mid-2023 and have since corrected 14.1%. Over 14 years from 2013, prices have grown 124.6% from a starting point of $162,500, compounding at 6.0% annually.
What schools are in Cobden?
No schools are recorded inside the Cobden suburb boundary in this dataset. Education is one of the top five local industries at 10.4% of employment, suggesting schooling infrastructure exists in the broader area. Families should verify local school options directly with the Victorian education authority.
Is Cobden safe?
Cobden recorded 92 total offences in the most recent year, giving a crime rate of 51.0 per 1,000 residents. Property and deception offences account for 37 incidents, crimes against the person for 23, and drug offences for 12. For context, the town has a population of only 1,804 and a low-turnover, stable community profile.
Is Cobden good for property investment?
Cobden's 14-year price CAGR of 6.0% and a current median of $365,000 show long-run capital growth, but the 11.4% vacancy rate and low renter share of 21.1% indicate limited rental demand. Weekly rent of $220 implies a gross yield around 3.1%. Investors should account for the rural market's slower liquidity compared to metropolitan alternatives.
How is Cobden's population changing?
Cobden has a population of 1,804 across 76.94 square kilometres, with a low population density of 23.4 per square kilometre. Residential turnover is low at 15.1% annually, with 84.9% of residents having stayed in place, indicating a stable rather than growing population. The median age of 51 is 11 years above the national figure, suggesting an aging demographic trajectory.
What industries drive Cobden's economy?
Healthcare is the largest sector at 19.8% of employment, followed by manufacturing at 14.6% and agriculture at 13.0%. Construction and education each account for 10.4%. This mix reflects Cobden's role as a service hub for the surrounding dairy and pastoral region, with household income sitting in the 22.5th percentile nationally.
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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