Narooma
At a median age of 58, Narooma sits 18 years above the national figure, making it one of the most age-skewed towns on the NSW South Coast. That single fact shapes everything else: household income sits in the 9.5th percentile nationally, vacancy runs at 23.3%, and 55.1% of dwellings are owned outright, reflecting a largely retired, debt-free population with deep local roots. Population grew 14.6% over the decade, driven by internal migration of around 119 people per year, mostly sea-changers and retirees drawn from Sydney and Canberra. The local economy rests on Healthcare (17.2% of jobs) and service sectors, consistent with a community that both provides and consumes aged care.
Population
2,731
Median Age
58.0
Household IncomeiMedian weekly household income (ABS Census)
$926/wk
DAs (12 months)iDevelopment Applications lodged in the past year
47
Median House
$690K
2024-2025 (PSI derived)
The median house price is $690,000, derived from PSI data, and has pulled back from a 2024 peak of $697,055 to $650,000 in 2025, a decline of 6.8%. Separate houses make up 68.4% of stock, with semi-detached at 16.1% and apartments at 8.6%. Three-bedroom homes are the most common at 39.0% of dwellings, followed by two-bedroom at 29.7%. Monthly mortgage repayments average $1,517, but the mortgage-to-income ratio reaches 37.8%, above the standard 30% stress threshold because personal weekly income averages just $551, which is well below state averages. Buyers entering as retirees or sea-changers often purchase outright, which is why only 19.4% of households carry a mortgage compared to 55.1% who own their home free and clear.
For Buyers
The median house price is $690,000, derived from PSI data, and has pulled back from a 2024 peak of $697,055 to $650,000 in 2025, a decline of 6.8%. Separate houses make up 68.4% of stock, with semi-detached at 16.1% and apartments at 8.6%. Three-bedroom homes are the most common at 39.0% of dwellings, followed by two-bedroom at 29.7%. Monthly mortgage repayments average $1,517, but the mortgage-to-income ratio reaches 37.8%, above the standard 30% stress threshold because personal weekly income averages just $551, which is well below state averages. Buyers entering as retirees or sea-changers often purchase outright, which is why only 19.4% of households carry a mortgage compared to 55.1% who own their home free and clear.
For Investors
A 25.5% renter share and weekly rent of $260 produce a gross yield near 2.0% against the $650,000 median, modest but consistent with a coastal lifestyle market rather than a yield-driven one. The 23.3% vacancy rate is a clear caution signal: it is elevated well above national benchmarks, reflecting a large holiday-let and second-home stock within the 120 km2 area. Development activity is moderate with 40 applications in the past 12 months. Net internal migration of 119 per year underpins baseline demand, but the aging trajectory means the renter pool skews toward long-term residents rather than young households. Rent grew 45% over the measured period, outpacing income growth of 20.7%, which has compressed affordability for local renters.
Development Activity
Total DAs
239
Last 12 Months
47
YoY ChangeiYear-over-year change in DA lodgements
-16.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narooma iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Narooma Public School
K-6 · 384 students
Narooma High School
7-12 · 463 students
Demographics
The median age of 58 is 18 years above the national figure, the defining characteristic of the population. The senior share rose 8.3 points over the decade while the working-age share fell 5.9 points, confirming an accelerating aging trajectory. Overseas-born residents at 16.1% are 5.5 points below national, consistent with the Anglo-Celtic ancestry pattern: English (1,169), Irish (358) and Scottish (324) are the top three ancestries. Average household size is 2.0, which is 0.5 below the national average, typical of retirement-age couples. Couples without children account for 46.4% of families. Volunteering runs at 19.9%, above typical rates for communities with high service-sector employment and retiree availability. University qualifications at 21.5% are 8.6 points below national, reflecting the age and occupational profile.
Age Distribution
Bedrooms
Dwelling Structure
68.4%
Houses
16.1%
Townhouse
8.6%
Apartment
Tenure
Ownership dominates tenure: 55.1% of households own outright and 19.4% carry a mortgage, leaving just 25.5% renting. That 55.1% outright-ownership rate is substantially higher than national norms, driven by the retired population paying off mortgages before or on arrival. The stock is predominantly separate houses at 68.4%, with semi-detached at 16.1% and apartments at 8.6%, a house-heavy mix compared to metropolitan markets. Three-bedroom dwellings make up 39.0% and two-bedroom 29.7%, while 4-plus bedroom homes account for 22.2%. House prices moved from $697,055 in 2024 to $650,000 in 2025, a 6.8% fall. Rent-to-income sits at 28.1%, just below the 30% stress threshold, while mortgage-to-income at 37.8% is above it, meaning buyers on local incomes face more pressure than renters.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$260
HH Size
2.0
Personal Income / wk
$551
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
23.3%
Unoccupied
380
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
37.8% stressed
Community Profile
Ancestry
Household Composition
46.4%
Couples, no children
1,818
Total families
Economy & Employment
Healthcare is the dominant industry at 17.2% of employed residents (105 workers), followed by Retail at 11.3%, Hospitality at 10.8%, Education at 10.5% and Construction at 9.8%. This service-heavy mix reflects both the tourist economy and the demands of an aging population. Community and Personal Service workers are the largest occupational group (138), slightly ahead of Managers (135) and Professionals (132), with Labourers (117) also significant given the construction and hospitality activity. The unemployment rate is 4.4% and the participation rate is just 36.7%, which is low nationally but expected given that 1,247 residents are not in the labour force, most of them retirees. The SEIFA IRSAD decile is 3, placing Narooma in the lower third nationally on relative advantage.
Unemployment
4.2%
Labour Force
3,825
Unemployed
160
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
48.2%
Part-time
47.4%
Participation
36.7%
Employed
845
Occupations
Top Industries
University
21.5%
Postgraduate
3.9%
Born Overseas
16.1%
Dwellings
1,242
Transport to Work
Car dependency is high at 84.5% of commuters, which is typical for a regional coastal town with limited public transport: only 0.6% use public transport and 8.5% walk or cycle. No schools are recorded within the Narooma suburb boundary in this dataset, so families rely on institutions in neighbouring areas. The IRSAD decile of 3 places Narooma below national average on the combined advantage-disadvantage index, and the IEO decile of 4 reflects the lower education and occupation profile. Assistance needs affect 7.9% of residents (202 people), above average nationally, consistent with the aged population. The 19.9% volunteering rate is a positive social indicator, suggesting strong community participation despite low workforce engagement.
Drive
84.5%
Public Transport
0.6%
Walk / Cycle
8.5%
Work from Home
N/A
Population Forecast
+0.74%/yr
(+75 people/yr)
EstablishedPopulation growth runs at 0.74% annually, adding around 75 people per year, and the 10-year increase was 14.6% from the 2011 base. Internal migration is the primary driver at 119 net arrivals annually, supplemented by 29 from overseas. Medium forecasts project the broader SA2 population rising from 10,087 in 2025 to 10,515 by 2031. The gentrification score is 34, classified as early signs, with signals including a 12% population rise since 2011 and an acceleration from 2% to 10% internal migration share. The affordability trend is stable, with the ratio moving modestly from 51.3% in 2011 to 50.1% in 2021. Community stability is high: 82.1% of residents stayed in the same address, compared to higher turnover rates in metropolitan markets.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+29
Net Internal / yr
+119
Gentrification Signal
Early signs
Population +12% since 2011, Net internal migration +119/yr, Accelerating: 2% → 10%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Narooma compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Narooma a good suburb to live in?
Narooma suits retirees and sea-changers well: 55.1% of residents own their homes outright and 82.1% stayed at the same address, reflecting stability. The IRSAD decile of 3 means advantage is below national average, and car dependency at 84.5% is high. The median age of 58 is 18 years above national, so the community skews strongly toward older residents.
What is the median house price in Narooma?
The median house price is approximately $650,000 as of 2025, down 6.8% from $697,055 in 2024. Weekly rent averages $260 and monthly mortgage repayments are around $1,517. The mortgage-to-income ratio of 37.8% is above the 30% stress threshold given local incomes average $551 per week.
What schools are in Narooma?
No schools are recorded inside the Narooma suburb boundary in this dataset, so families rely on schools in neighbouring areas. University qualifications among residents reach 21.5%, which is 8.6 points below the national figure, reflecting the older, retirement-age demographic profile rather than a lack of historical access to education.
Is Narooma safe?
Detailed crime statistics for Narooma are not available in this dataset. As an indirect indicator, the suburb scores IRSD decile 4 on relative disadvantage, which is below the national median, suggesting moderate disadvantage. The 19.9% volunteering rate and 82.1% residential stability rate point to a settled, community-oriented population.
Is Narooma good for property investment?
Rent of $260 per week against a $650,000 median implies a gross yield near 2.0%, which is modest. The 23.3% vacancy rate is a significant concern, reflecting holiday-let and second-home stock rather than sustained rental demand. Rent grew 45% over the measured period, but the recent price fall of 6.8% from 2024 to 2025 signals softening capital values.
How is Narooma's population changing?
Narooma's population grew 14.6% over the past decade at 0.74% per year, adding about 75 people annually. Internal migration of 119 net arrivals per year is the main driver, mostly retirees and sea-changers. The median age rose as the senior share increased 8.3 points and the working-age share fell 5.9 points, meaning the community is growing but aging simultaneously.
How much development is happening in Narooma?
There were 40 development applications lodged in the past 12 months, a moderate level for a town of 2,731 residents. Recent applications include dwelling alterations, additions and a shed, consistent with renovation and upgrade activity rather than major new supply. The high 23.3% vacancy rate suggests existing stock is not fully utilised before new dwellings are added.
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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