Cootamundra
Cootamundra stands out for its settled, low-density character: 6,885 residents are spread across 888.4 square kilometres, and the median age of 51 is 11 years above the national figure. Almost half of homes are owned outright at 48.4%, while vacancy is 10.5%. Compared with nearby Gundagai, Cootamundra reads as an established service centre with a strongly detached housing base, slow 0.04% annual growth and 3.4% population change across ten years. That mix suits buyers seeking space and stability more than rapid capital growth.
Population
6,885
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,037/wk
DAs (12 months)iDevelopment Applications lodged in the past year
69
For homebuyers, Cootamundra favours practical detached housing, with 91.6% of dwellings separate houses, 47.0% containing 3 bedrooms and 32.5% containing 4 or more. The monthly mortgage indicator is $1,149, while weekly rent is $220, supporting a relatively accessible entry point compared with higher-cost markets. Mortgage costs equal 25.6% of household income and are not flagged as stressed. Affordability was 37.3% in 2011 and 37.0% in 2021, so the trend is described as Stable rather than improving. Buyers should compare condition, land size and renovation needs carefully because averages can hide wide variation.
For Buyers
For homebuyers, Cootamundra favours practical detached housing, with 91.6% of dwellings separate houses, 47.0% containing 3 bedrooms and 32.5% containing 4 or more. The monthly mortgage indicator is $1,149, while weekly rent is $220, supporting a relatively accessible entry point compared with higher-cost markets. Mortgage costs equal 25.6% of household income and are not flagged as stressed. Affordability was 37.3% in 2011 and 37.0% in 2021, so the trend is described as Stable rather than improving. Buyers should compare condition, land size and renovation needs carefully because averages can hide wide variation.
For Investors
Investor conditions are mixed. Weekly rent is $220 and 23.9% of households rent, compared with 48.4% owning outright, while the 10.5% vacancy rate may reduce rental competition and weaken income certainty. Rent growth of 37.7% provides a positive long-term signal, but the wider growth trend is only 0.04% annually, limiting the case for a fast-growth strategy. There were 68 development applications in 12 months, including retail and neighbourhood supermarket activity, although the examples do not establish a large new-dwelling pipeline. The strongest rationale is likely dependable local demand, subject to property-specific yields and maintenance costs.
Development Activity
Total DAs
506
Last 12 Months
69
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 Cootamundra
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Cootamundra has an older and more settled population than Australia overall. Its median age is 51, or 11 years above the national figure, while university participation at 17.0% is 13.1 percentage points below the national level and overseas-born residents account for 7.5%, 14.1 points below nationally. Average household size is 2.2, or 0.3 below the national comparison. English ancestry is recorded for 3,062 people, followed by Irish at 966 and Scottish at 673. Compared with nearby Gundagai, the town's character is shaped more by long-term settlement and established service needs than by rapid demographic turnover, with 82.1% staying and volunteering at 22.2%.
Age Distribution
Bedrooms
Dwelling Structure
91.6%
Houses
7.1%
Townhouse
0.6%
Apartment
Tenure
Housing is overwhelmingly detached and owner-oriented. Separate houses account for 91.6% of dwellings, compared with 0.6% apartments and 7.1% semi-detached homes. Ownership outright at 48.4% is higher than renting at 23.9%, while 25.0% have a mortgage. The typical stock is family-sized, with 47.0% of homes having 3 bedrooms and 32.5% having 4 or more, although the average household size is only 2.2. Vacancy is 10.5%, and housing costs remain moderate at 21.2% of income for rent and 25.6% for mortgages. Compared with apartment-heavy markets, Cootamundra's value is tied more closely to land, condition and house usability.
Mortgage / mo
$1,149
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $220.
$495
Bond data Jun 2026 · houses $520
HH Size
2.2
Personal Income / wk
$587
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.5%
Unoccupied
335
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.6%
Community Profile
Ancestry
Household Composition
30.4%
Couples with children
52.7%
Couples, no children
15.8%
Single parent
1,870
Total families
Economy & Employment
Healthcare is the largest industry at 19.8% and 312 workers, followed by education at 11.7% and 184, agriculture at 9.0% and 141, construction at 8.5% and 134, and retail at 8.0% and 126. This mix reflects a regional service economy because health, education and trade support both residents and surrounding rural areas. Professionals number 383, community and personal service workers 369, trades 357 and managers 322. Unemployment is 4.6% across a labour force of 2,634, with a 45.9% participation rate and 59.1% full-time employment. Household income is $1,037 weekly at the 14.3 percentile, below the national midpoint, while SEIFA deciles of 2 for IRSAD and 3 for IRSD indicate greater disadvantage than higher-ranked areas.
Unemployment
4.6%
Labour Force
2,634
Unemployed
120
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.1%
Part-time
33.9%
Participation
45.9%
Employed
2,514
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
17.0%
Postgraduate
2.7%
Born Overseas
7.5%
Dwellings
2,847
Transport to Work
Daily life is strongly car-oriented because the town is spread across 888.4 square kilometres: 77.8% of commuters drive, compared with 1.2% using public transport, 6.2% walking or cycling and 8.8% working from home. Three government schools provide local access, comprising 2 primary schools and 1 secondary school, although enrolment zones should be checked against the exact address. Socio-economic measures are below the national midpoint, with IRSAD at decile 2, IRSD at decile 3, IEO at decile 2 and IER at decile 3. Volunteering is relatively strong at 22.2%, while 9.9% need assistance. Compared with denser towns, low traffic dependence on public transport is offset by space and local services, but current crime information should be checked before choosing a street.
Drive
77.8%
Public Transport
1.2%
Walk / Cycle
6.2%
Work from Home
8.8%
Population Forecast
+0.04%/yr
(+3 people/yr)
EstablishedGrowth is slow and aging rather than expansionary. The forecast annual trend is 0.04%, while population change across the wider area is 3.4% over ten years, so the annual pace is lower than the longer-period change. Migration is classified as Balanced, but the trajectory is Aging: the senior share has risen 8.0 percentage points, while the working share has fallen 4.9 points and the young share has fallen 2.2 points. Rent growth reached 37.7%, yet the gentrification score is 0 and the stage is Not gentrifying. Compared with faster-growing regional corridors, Cootamundra's demand is more likely to come from established services, ageing households and gradual turnover than from speculative redevelopment.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+35
Net Internal / yr
-5
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Cootamundra compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Cootamundra a good suburb to live in?
Cootamundra suits households seeking space, established services and a quieter regional setting. It has 6,885 residents, a median age of 51, 91.6% separate houses and 3 local government schools. Compared with denser towns, car dependence is higher at 77.8%, but volunteering reaches 22.2% and mortgage costs are 25.6% of household income.
What is the median house price in Cootamundra?
The latest median house price should be checked against recent settled sales for postcode 2590. Cootamundra has 91.6% separate houses, with 47.0% containing 3 bedrooms and 32.5% containing 4 or more. Compared with apartment-heavy suburbs, like-for-like comparisons should account for land size, dwelling condition and bedroom count.
What schools are in Cootamundra?
Cootamundra has 3 listed government schools: Cootamundra Public School and E A Southee Public School for primary students, plus Cootamundra High School for secondary students. Compared with larger regional centres, the local choice is more concentrated, so families should confirm enrolment zones and transport arrangements for the exact address.
Is Cootamundra safe?
A current safety decision should use recent NSW Police incident information and compare the last 12 months with similar regional towns. Cootamundra has a population of 6,885 and a median age of 51, so street conditions and local activity can vary across a large 888.4 square kilometre area. Inspecting the property and surrounding streets at different times is also sensible.
Is Cootamundra good for property investment?
Cootamundra may suit a selective, income-focused strategy rather than a high-growth approach. Weekly rent is $220, vacancy is 10.5%, and 23.9% of households rent. Rent growth of 37.7% is positive, but annual population growth is only 0.04%. Compared with fast-growth markets, investors should prioritise property condition, tenant demand and realistic maintenance costs.
How is Cootamundra's population changing?
Population change is gradual and ageing. The annual forecast trend is 0.04%, while change across the wider area is 3.4% over ten years. The trajectory is Aging, with the senior share up 8.0 percentage points and the working share down 4.9 points. Migration is Balanced and the gentrification stage is Not gentrifying, compared with a stronger expansion profile.
Is there development happening in Cootamundra?
There were 68 development applications in the last 12 months, including a new shed, retail signage and a neighbourhood supermarket. This is a broader activity signal than a dwelling pipeline because the examples do not specify new homes. Compared with a housing-led expansion, the visible mix points to incremental local services and commercial improvements.
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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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