Cobram
Two numbers frame this Murray River town: a median house price of $454,300 and household income in the 13.8th percentile nationally. Affordability holds the suburb together, because incomes this low could not support metropolitan pricing. The median age of 48 sits 8 years above national, the workforce participation rate is just 45.1%, and 2,259 residents are not in the labour force, reflecting an aging resident base. SEIFA scores reinforce the picture: decile 1 on both IRSAD and IEO, the most disadvantaged tier. Dwellings are 91.2% separate houses with apartments at 0.1%, and the 11.5% vacancy rate is high for a town of 6,148 people.
Population
6,148
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,026/wk
DAs (12 months)iDevelopment Applications lodged in the past year
13
Median House
$454K
Apr-Jun 2024
At $454,300 the median house is reachable on local incomes, and the price has actually fallen 7.8% from the 2023 peak of $492,500, giving buyers a softer entry than a year earlier. The stock is overwhelmingly detached at 91.2% separate houses versus 0.1% apartments, so almost every purchase is a standalone home rather than a unit. Three-bedroom homes dominate at 52.1% and four-plus bedroom at 25.8%, suiting families more than downsizers. Average monthly mortgage repayments of $1,235 produce a mortgage-to-income ratio of 27.8%, below the 30% stress threshold, so buyers here carry less repayment pressure than in higher-priced markets despite incomes in the 13.8th percentile.
For Buyers
At $454,300 the median house is reachable on local incomes, and the price has actually fallen 7.8% from the 2023 peak of $492,500, giving buyers a softer entry than a year earlier. The stock is overwhelmingly detached at 91.2% separate houses versus 0.1% apartments, so almost every purchase is a standalone home rather than a unit. Three-bedroom homes dominate at 52.1% and four-plus bedroom at 25.8%, suiting families more than downsizers. Average monthly mortgage repayments of $1,235 produce a mortgage-to-income ratio of 27.8%, below the 30% stress threshold, so buyers here carry less repayment pressure than in higher-priced markets despite incomes in the 13.8th percentile.
For Investors
Renters make up 29.6% of households and weekly rent averages $250, which against the $454,300 median implies a gross yield near 2.9%, higher than most metropolitan markets where prices outrun rents. Rent has grown 42.9% over the decade, a strong signal for income returns. The caution is supply: the vacancy rate is 11.5%, well above a balanced market, meaning landlords compete for a limited tenant pool. Demand support is modest and balanced, with net overseas migration adding 42 residents a year and net internal migration 40, against just 10 development applications in 12 months. The investment case rests on yield and rent growth rather than capital appreciation, since annual population growth is only 0.42%.
Development Activity
Total DAs
30
Last 12 Months
13
YoY ChangeiYear-over-year change in DA lodgements
+116.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Cobram iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Cobram Anglican Grammar School
Prep-12 · 387 students
St Joseph's School
Prep-6 · 308 students
Cobram Secondary College
7-12 · 457 students
Cobram Primary School
Prep-6 · 268 students
Demographics
The median age of 48 is 8.0 years above the national figure, and the trajectory is aging: the senior share rose 7.5 points while the young share fell 3.7 points over the decade. Overseas-born residents are 18.3%, which is 3.3 points below national, so the town is more Australian-born than most. Ancestry leans Anglo, led by English (2,401), with Italian (702) the largest non-Anglo group, and Italian (100) is also the most spoken non-English language ahead of Mandarin (86) and Punjabi (58). University qualifications reach only 15.4%, which is 14.7 points below national, consistent with a labouring workforce. Average household size is 2.2, which is 0.3 below national, and couples without children make up 37.1% of the 4,266 families, more than couples with children at a lower count.
Age Distribution
Bedrooms
Dwelling Structure
91.2%
Houses
7.0%
Townhouse
0.1%
Apartment
Tenure
Tenure tilts toward outright ownership: 44.7% own outright, 25.7% carry a mortgage and 29.6% rent. Outright owners far outnumbering mortgage holders points to an older, debt-free population rather than a churn of recent buyers. The stock is 91.2% separate houses with apartments at just 0.1% and semi-detached at 7.0%, so density is minimal across the 81.2 km2 footprint. Three-bedroom dwellings account for 52.1% and four-plus bedroom 25.8%, leaving smaller dwellings scarce. The median house price rose from $218,000 in 2013 to $454,300 in 2024, a 108.4% gain at a 5.4% compound annual rate, though it has since slipped 7.8% from the 2023 peak. Mortgage-to-income at 27.8% and rent-to-income at 24.4% both stay below stress thresholds, a relief that low prices buy for a low-income town.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,235
Rent / wk
$250
HH Size
2.2
Personal Income / wk
$598
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.5%
Unoccupied
327
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.1%
Couples, no children
4,266
Total families
Economy & Employment
The workforce concentrates in Healthcare at 16.4% (207 workers), Manufacturing at 13.3% (168) and Construction at 10.4% (132), with Education at 10.0% and Agriculture at 9.7%, a profile typical of a regional service and food-processing hub. By occupation, Labourers lead at 548 ahead of Managers (349), which aligns with the decile 1 IEO score for education and occupation. Unemployment is moderate at 4.6%, but the participation rate of 45.1% is very low because the aging profile leaves 2,259 residents out of the labour force. The town scores decile 1 on IRSAD and IEO and decile 2 on IRSD and IER, placing it in the most disadvantaged tier nationally, yet real incomes still grew 17.0% over the decade.
Unemployment
2.8%
Labour Force
2,946
Unemployed
83
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.7%
Part-time
34.7%
Participation
45.1%
Employed
2,224
Occupations
Top Industries
University
15.4%
Postgraduate
2.1%
Born Overseas
18.3%
Dwellings
2,513
Transport to Work
The town is heavily car-dependent: 83.2% drive to work while public transport carries just 0.3% and 7.1% walk or cycle, well below metropolitan transit use, a function of its regional setting across 81.2 km2. No schools are recorded inside the boundary in this dataset, so families rely on institutions nearby. Safety is a genuine concern: 897 offences give a crime rate of 145.9 per 1,000 residents, high for a town this size, with property and deception offences the largest category at 401. The suburb scores decile 2 on the IRSD index of relative disadvantage, near the bottom tier, and 9.9% of residents need daily assistance, both consistent with an older, lower-income population.
Drive
83.2%
Public Transport
0.3%
Walk / Cycle
7.1%
Work from Home
N/A
Population Forecast
+0.42%/yr
(+28 people/yr)
EstablishedCobram is an established, slow-growth town: annual population growth registers 0.42%, about 28 people a year, and the 10-year change is just 3.6%. The current population of 6,148 follows a flat run, with historical counts of 6,621 in 2023 and 6,626 in 2025, so the trend has been sideways rather than expanding. Medium forecasts lift the population only to 6,784 by 2031. Growth is balanced between net overseas migration of 42 a year and net internal migration of 40, neither dominant. The gentrification reading is early signs at a score of 24, supported by 42.9% rent growth, but with incomes in the 13.8th percentile and decile 1 SEIFA advantage, any uplift starts from a low base.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+42
Net Internal / yr
+40
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
897
Year ending June 2024
Rate per 1,000 People
145.9
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 Cobram compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cobram a good suburb to live in?
Cobram suits buyers who value affordability, with a median house price of $454,300 and a mortgage-to-income ratio of 27.8%, below the stress threshold. The trade-offs are real: it scores decile 1 on IRSAD, the most disadvantaged tier nationally, and carries a crime rate of 145.9 per 1,000 residents.
What is the median house price in Cobram?
The median house price is $454,300 as of Apr-Jun 2024, down 7.8% from the 2023 peak of $492,500. Over the longer run prices rose 108.4% from $218,000 in 2013, a 5.4% compound annual rate. Weekly rent averages $250.
What schools are in Cobram?
No schools are recorded inside the Cobram boundary in this dataset, so families rely on schools nearby. Local university qualification rates are low at 15.4%, which is 14.7 points below the national figure, reflecting a workforce weighted toward labouring and trade roles.
Is Cobram safe?
Crime is a concern: 897 offences were recorded, a rate of 145.9 per 1,000 residents, high for a town of 6,148. Property and deception offences lead at 401, followed by justice procedures offences at 278. The suburb also scores decile 2 on the IRSD disadvantage index.
Is Cobram good for property investment?
Rent of $250 a week against the $454,300 median gives a gross yield near 2.9%, higher than most metropolitan markets, and rent grew 42.9% over the decade. The caution is an 11.5% vacancy rate signalling oversupply, with population growth of just 0.42% a year limiting capital gains.
How is Cobram's population changing?
Population growth is 0.42% annually, about 28 people a year, with a 3.6% rise over 10 years. The current 6,148 residents follow a flat trend, and medium forecasts reach only 6,784 by 2031. The profile is aging, with the senior share up 7.5 points over the decade.
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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