Narooma
An older coastal population and a 23.3% vacancy rate shape Narooma more than conventional growth-market signals. The median age is 58, which is 18 years above the national benchmark, while average household size is 2.0, below the national figure by 0.5. Compared with a larger coastal centre such as Batemans Bay, Narooma reads as a smaller, quieter market of 2,731 residents, with 54.4% of homes owned outright. Healthcare leads local employment at 17.2%, followed by retail at 11.3%, so services and lifestyle demand matter more than a large commuter economy.
Local council: Eurobodalla
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
Narooma suits buyers prioritising established housing and lower-density living, but affordability needs testing against local incomes. Separate houses account for 68.4% of dwellings, while 3-bedroom homes are the largest bedroom group at 39.0%; 4-plus-bedroom stock is 22.2%. The typical mortgage payment is $1,517 a month, and mortgage costs equal 37.8% of household income, indicating more pressure than the 28.1% rent-to-income ratio. With 54.4% owned outright and only 19.1% mortgaged, the market has a higher outright-ownership share than many growth suburbs. Compare exact streets and elevations with Bermagui or Batemans Bay, because coastal position can change value and resale appeal.
For Buyers
Narooma suits buyers prioritising established housing and lower-density living, but affordability needs testing against local incomes. Separate houses account for 68.4% of dwellings, while 3-bedroom homes are the largest bedroom group at 39.0%; 4-plus-bedroom stock is 22.2%. The typical mortgage payment is $1,517 a month, and mortgage costs equal 37.8% of household income, indicating more pressure than the 28.1% rent-to-income ratio. With 54.4% owned outright and only 19.1% mortgaged, the market has a higher outright-ownership share than many growth suburbs. Compare exact streets and elevations with Bermagui or Batemans Bay, because coastal position can change value and resale appeal.
For Investors
Rental investors face an unusual mix of accessible weekly rents and abundant available stock. Weekly rent is $260 and rent-to-income is 28.1%, below the 37.8% mortgage burden, while 25.2% of households rent. Yet vacancy is 23.3%, far higher than a tight-vacancy investment market, so leasing speed and seasonal demand deserve close checking. Development activity reached 46 applications in 12 months, including a dwelling house, shed and hotel or motel accommodation, which may add competition or visitor-oriented supply. Growth is forecast at 0.74% annually and is driven by internal migration, giving Narooma a steadier profile than a rapid expansion corridor.
Development Activity
Total DAs
249
Last 12 Months
47
YoY ChangeiYear-over-year change in DA lodgements
-6.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Narooma
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Narooma has an older, settled population: median age is 58, 18 years above the national benchmark, and 82.1% of residents stayed at the same address, indicating low turnover. English, Irish and Scottish are the leading reported ancestries, with counts of 1,169, 358 and 324. No religion and Christianity are similarly prominent at 1,214 and 1,192 people. University attainment is 21.5%, or 8.6 percentage points below the national comparison, while overseas-born residents make up 16.1%, 5.5 points below nationally. Compared with younger coastal markets such as Batemans Bay, Narooma's age profile points to stronger demand for accessible services and smaller households.
Age Distribution
Bedrooms
Dwelling Structure
68.4%
Houses
16.1%
Townhouse
8.6%
Apartment
Tenure
Narooma's tenure profile is more owner-heavy than renter-led: 54.4% of dwellings are owned outright, 19.1% are mortgaged and 25.2% are rented. Separate houses account for 68.4%, compared with 16.1% semi-detached homes and 8.6% apartments. Three-bedroom dwellings lead at 39.0%, followed by two-bedroom homes at 29.7%, reflecting a compact, established market rather than a new apartment district. Weekly rent is $260, while the typical mortgage payment is $1,517 a month, so buyers and landlords should compare costs on the same time basis. Vacancy of 23.3% is above tight-market conditions and may restrain rental competition.
Mortgage / mo
$1,517
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $260.
$518
Bond data Jun 2026 · houses $553 · units $440
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
23.2%
Couples with children
59.7%
Couples, no children
16.4%
Single parent
720
Total families
Economy & Employment
Narooma's employment base is service-led, with healthcare the largest industry at 17.2% and 105 workers, ahead of retail at 11.3% and hospitality at 10.8%. Education contributes 10.5%, while construction adds 9.8%, giving the local economy a broader spread than a purely tourism-dependent town. Trades are the largest occupation group at 159 people, followed by community and personal service at 138 and managers at 135. Unemployment is 4.0%, but participation is only 40.9%, below a typical working-age profile because 1,247 people are outside the labour force. Household income sits at the 9.5th percentile nationally, so spending power is lower than average despite essential-service demand.
Unemployment
4.0%
Labour Force
984
Unemployed
39
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
43.1%
Part-time
46.3%
Participation
40.9%
Employed
945
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
21.5%
Postgraduate
3.9%
Born Overseas
16.1%
Dwellings
1,242
Transport to Work
Narooma is practical for residents who drive, with 73.0% commuting as car drivers and only 0.5% using public transport; walking or cycling accounts for 7.4%, while 13.6% work from home. Two local government schools cover primary and secondary years, giving families basic in-town access, but exact enrolment zones should be checked at the address. The community has a 19.9% volunteering rate and 7.9% of residents need assistance, supporting a service-oriented social fabric. Socio-economic scores sit below the national midpoint: IRSAD is in decile 3, while IRSD and IER are both decile 4. Compared with more connected regional centres, Narooma trades transport choice for a lower-density coastal setting.
Drive
73.0%
Public Transport
0.5%
Walk / Cycle
7.4%
Work from Home
13.6%
Growth Outlook
Narooma's growth outlook is established rather than explosive. The forecast trend is 0.74% a year, with internal migration the primary driver, while population change across the wider area is 14.6% over 10 years. The trajectory is Aging: the senior share rose 8.3 percentage points and the working share fell 5.9 points. Gentrification remains at the Early signs stage, with a score of 34. Rent growth reached 45.0% and affordability was broadly Stable from 51.3% in 2011 to 50.1% in 2021, suggesting demand is rising faster than the area's age profile is changing. Compared with high-growth inland corridors, the pace is lower but more lifestyle-led.
Population trend: Eurobodalla council area
Narooma sits in the Eurobodalla council area. These are the council area's residents, not Narooma's.
Residents 2025
41,309
Growth, 5 yr average
+0.7%/yr
2020 to 2025
Growth, last year
+0.5%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 can suit people seeking a quieter coastal setting, especially older households and owner-occupiers. Its median age is 58, 54.4% of homes are owned outright and 73.0% of commuters drive, so car access and a settled lifestyle matter more than frequent public transport.
What is the median house price in Narooma?
Narooma's current median house price should be checked against recent local sales rather than assumed. Separate houses make up 68.4% of dwellings, while 54.4% are owned outright, so compare the headline price with the suburb's tenure mix and the exact property's coastal position.
What schools are in Narooma?
Narooma has 2 local government schools: a primary school and a secondary school. That gives families in-town access across both main school stages, but enrolment zones can vary by address. Confirm catchments, transport and out-of-area policies directly, particularly when comparing Narooma with nearby Bermagui or Batemans Bay.
Is Narooma safe?
A higher or lower crime claim would be speculative because a suburb-level crime rate is not available for Narooma. Residents should inspect recent local updates and speak with neighbours or police about specific streets. Narooma's 7.9% need-assistance rate and 19.9% volunteering rate describe community needs and participation, not crime.
Is Narooma good for property investment?
Investment potential is mixed. The 25.2% rental share and $260 weekly rent can support an accessible entry point, but a 23.3% vacancy rate is higher than a tight rental market and may lengthen leasing periods. Development activity reached 46 applications in 12 months, while forecast growth is 0.74% annually, so investors should prioritise asset quality and cash-flow resilience.
How is Narooma's population changing?
Narooma's population is aging and growing gradually rather than rapidly. The forecast trajectory is Aging, annual growth is 0.74% and population change across the wider area is 14.6% over 10 years. The senior share increased 8.3 percentage points, while the working share fell 5.9 points, indicating a lower-growth, older direction than younger regional markets.
Are there many new developments in Narooma?
Development activity is material for a small established suburb: 46 applications were recorded over 12 months, including a dwelling house, shed and hotel or motel accommodation. Compared with a simple housing pipeline, the mix is broader. Check each proposal's scale, approval status and likely effect on rental or visitor demand before investing.
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).
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