Holbrook
With a median age of 51, Holbrook's residents skew 11 years older than the national figure, shaping almost every other characteristic of this small Riverina town. Population stands at 1,650 across a large 450 square kilometre footprint, giving a density of just 3.7 people per square kilometre, far below metropolitan benchmarks. Household income sits at the 17.6th percentile nationally, yet housing remains genuinely affordable at a $396,000 median, and mortgage stress is absent with mortgage-to-income at just 24.5%. The local economy runs on agriculture, healthcare and public administration, which together account for nearly half of all employment.
Population
1,650
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,101/wk
DAs (12 months)iDevelopment Applications lodged in the past year
29
Median House
$396K
2024-2025 (PSI derived)
At $396,000, Holbrook's median house price is well below NSW state and national medians, making it accessible for buyers priced out of regional centres. Price data from 2024 to 2025 shows a move from $315,000 to $435,000, a 38.1% rise in one year, though the short data window means this reflects limited transaction volume rather than a sustained trend. Separate houses dominate at 95.8% of dwellings, so buyers get genuine land and space. Monthly mortgage repayments average $1,170 and the mortgage-to-income ratio of 24.5% sits below the 30% stress threshold, meaning repayments are manageable relative to local incomes. Outright owners make up 47.3% of households, nearly double the typical rate in mortgage-belt suburbs, reflecting the older, settled demographic.
For Buyers
At $396,000, Holbrook's median house price is well below NSW state and national medians, making it accessible for buyers priced out of regional centres. Price data from 2024 to 2025 shows a move from $315,000 to $435,000, a 38.1% rise in one year, though the short data window means this reflects limited transaction volume rather than a sustained trend. Separate houses dominate at 95.8% of dwellings, so buyers get genuine land and space. Monthly mortgage repayments average $1,170 and the mortgage-to-income ratio of 24.5% sits below the 30% stress threshold, meaning repayments are manageable relative to local incomes. Outright owners make up 47.3% of households, nearly double the typical rate in mortgage-belt suburbs, reflecting the older, settled demographic.
For Investors
The rental market is thin but affordable: weekly rent of $185 against the $396,000 median implies a gross yield near 2.4%, modest but higher than most coastal markets. The 13.3% vacancy rate is elevated compared to the national average, signalling oversupply relative to local rental demand, which is a caution for landlords. The renter share is 22.6%, below the national average, because the dominant owner-occupier base keeps rental demand limited. Development activity ran at 28 applications in the past 12 months, weighted toward sheds, storage and dwelling modifications rather than new residential supply. The high vacancy rate makes this a slow-yield rather than capital-growth market in the near term.
Development Activity
Total DAs
195
Last 12 Months
29
YoY ChangeiYear-over-year change in DA lodgements
-23.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Holbrook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Holbrook Public School
K-6 · 121 students
St Patrick's Primary School
K-6 · 35 students
Demographics
The median age of 51 is 11 years above the national figure, driven by an aging resident base and limited inflow of young families. Overseas-born residents account for just 6.4%, which is 15.2 points below national, and ancestry is strongly Anglo-Celtic: English (659), Scottish (211) and Irish (187) are the top three reported ancestries. University qualifications reach 19.2%, which is 10.9 points below the national rate, consistent with the rural economy that prioritises trade, agricultural and vocational skills over degree paths. Average household size is 2.2, slightly below the national average of 2.5, reflecting the high proportion of older couples and smaller households. Volunteering is high at 23.2%, above typical metropolitan rates, reflecting the community character of small rural towns.
Age Distribution
Bedrooms
Dwelling Structure
95.8%
Houses
4.2%
Townhouse
N/A
Apartment
Tenure
The housing stock is almost entirely separate houses, at 95.8%, with semi-detached dwellings making up the remaining 4.2% and no recorded apartments. Three-bedroom homes are the most common at 48.7%, followed by 4-plus bedroom at 30.5% and 2-bedroom at 17.1%. Tenure is heavily skewed toward ownership: 47.3% own outright and 30.1% carry a mortgage, leaving only 22.6% renting, well below the national renter share. Prices moved from $315,000 in 2024 to $435,000 in 2025, and the current PSI-derived median sits at $396,000. Rent-to-income at 16.8% is below the stress threshold, meaning the rental market is affordable relative to local wages. Vacancy at 13.3% is elevated, suggesting supply exceeds current demand.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,170
Rent / wk
$185
HH Size
2.2
Personal Income / wk
$628
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.3%
Unoccupied
103
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.5%
Community Profile
Ancestry
Household Composition
39.1%
Couples, no children
1,114
Total families
Economy & Employment
Agriculture leads employment at 19.1% of workers (74 people), followed by Healthcare at 16.0% (62 people) and Public Administration at 10.9% (42 people), together accounting for nearly half of local jobs. Construction (9.0%) and Education (7.0%) round out the top five industries. The occupation mix shows Managers (119) as the leading group, followed by Labourers (100) and Clerical/Admin workers (77), reflecting the mix of farm operations, government services and support roles. Unemployment is low at 3.1%, below national averages, and the full-time employment rate is 61.2%. Household income sits at the 17.6th percentile nationally, lower than state norms because the rural economy and aging workforce compress earning potential.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.2%
Part-time
35.7%
Participation
43.4%
Employed
588
Occupations
Top Industries
University
19.2%
Postgraduate
3.5%
Born Overseas
6.4%
Dwellings
660
Transport to Work
Car dependence is high at 82.5% using a vehicle to get to work, while 11.6% walk or cycle, a relatively active share for a rural town where distances are manageable on foot or bike for residents close to the town centre. No schools are recorded within the suburb boundary in this dataset, so families rely on institutions in surrounding areas. Crime statistics are not available for Holbrook, limiting direct safety comparison. Rent-to-income at 16.8% and mortgage-to-income at 24.5% both sit below stress thresholds, making housing costs affordable relative to local incomes. The volunteering rate of 23.2% is notably above metropolitan norms, which typically run 10 to 15 percentage points lower, and reflects the mutual-support culture common in small regional communities.
Drive
82.5%
Public Transport
N/A
Walk / Cycle
11.6%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Holbrook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Holbrook a good suburb to live in?
Holbrook suits buyers and retirees seeking affordability and stability. Housing costs are low, with a $396,000 median house price and mortgage-to-income at 24.5%, below the 30% stress threshold. The town has 1,650 residents, a 23.2% volunteering rate and 87.5% of residents who stayed put year-on-year, pointing to a settled, community-oriented character. The main trade-offs are limited services and a 13.3% vacancy rate that reflects slower economic dynamism.
What is the median house price in Holbrook?
The median house price is $396,000 based on PSI-derived data for 2024-2025. Price data shows a move from $315,000 in 2024 to $435,000 in 2025, a 38.1% one-year shift across limited transactions. Weekly rent averages $185 and monthly mortgage repayments average $1,170, keeping housing affordable relative to local incomes.
What schools are in Holbrook?
No schools are recorded inside the Holbrook suburb boundary in this dataset. Families typically access schools in the broader Greater Hume Council area or in nearby regional centres. The local population has a university qualification rate of 19.2%, which is 10.9 points below the national figure, consistent with a rural economy built around trades and agricultural skills.
Is Holbrook safe?
Detailed crime statistics are not available for Holbrook in this dataset. As an indirect indicator, mortgage stress is absent at 24.5% mortgage-to-income and rent-to-income at 16.8%, both below stress thresholds. The suburb has a 87.5% residential stability rate, and unemployment is low at 3.1%, both associated with lower crime risk in comparable rural communities.
Is Holbrook good for property investment?
Weekly rent of $185 against a $396,000 median implies a gross yield near 2.4%, modest by national benchmarks. The 13.3% vacancy rate is elevated, signalling that rental demand is thin relative to supply. The 28 development applications in the past 12 months are mostly non-residential or modifications, so new supply is not a pressing risk. The investment case depends on long-term capital growth rather than yield, in a market with limited population expansion.
How is Holbrook's population changing?
Holbrook has 1,650 residents with a median age of 51, which is 11 years above the national figure. Residential stability is high at 87.5% staying year-on-year, and overseas-born residents are just 6.4%, well below national norms. The aging profile and limited migration suggest flat-to-slow population growth, with the town's workforce gravitating toward healthcare and agriculture rather than attracting young families or professionals.
How much development is happening in Holbrook?
There were 28 development applications lodged in the past 12 months. Recent examples include storage premises, dwelling modifications and shed construction, weighted toward rural and agricultural infrastructure rather than new residential supply. At 95.8% separate houses and no apartments recorded, significant intensification is unlikely in the near term.
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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