North Boambee Valley
A 19.5% vacancy rate is the standout feature of North Boambee Valley, alongside an older and strongly detached housing profile. The suburb has 2,318 residents, a median age of 52 that is 12.0 years above the national comparison, and 95.1% separate houses. Home ownership is substantial, with 44.9% owning outright, while 17.8% of residents were born overseas. Compared with nearby Boambee East and Toormina, North Boambee Valley has a quieter, lower-density feel because large houses and established tenure dominate its 13.32 square kilometres.
Local council: Coffs Harbour
Population
2,318
Median Age
52.0
Household IncomeiMedian weekly household income (ABS Census)
$1,414/wk
DAs (12 months)iDevelopment Applications lodged in the past year
33
North Boambee Valley suits buyers who value a larger detached home and an established residential setting. Separate houses account for 95.1% of dwellings, while 41.0% have 4 or more bedrooms, creating more space than a compact unit market. The typical mortgage commitment is $1,804 per month, and mortgage costs equal 29.5% of household income, below the 32.9% rent-to-income figure. With 44.9% owning outright and 30.6% paying a mortgage, the suburb has a sizeable owner base. Buyers should still test commute times because 77.0% drive to work.
For Buyers
North Boambee Valley suits buyers who value a larger detached home and an established residential setting. Separate houses account for 95.1% of dwellings, while 41.0% have 4 or more bedrooms, creating more space than a compact unit market. The typical mortgage commitment is $1,804 per month, and mortgage costs equal 29.5% of household income, below the 32.9% rent-to-income figure. With 44.9% owning outright and 30.6% paying a mortgage, the suburb has a sizeable owner base. Buyers should still test commute times because 77.0% drive to work.
For Investors
Investment conditions require careful vacancy and tenant-demand modelling. Weekly rent is $465 and 18.9% of households rent, but the 19.5% vacancy rate is higher than a tightly supplied market and can lengthen leasing periods or limit rent growth. Rent stress reaches 32.9% of household income, so affordability may constrain future increases. Development activity is notable, with 36 applications recorded over 12 months, including residential and dwelling-related work. Compared with a lower-vacancy suburb, North Boambee Valley needs stronger property presentation and realistic pricing to protect occupancy.
Development Activity
Total DAs
251
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
-31.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
North Boambee Valley has an older resident base: the median age is 52, or 12.0 years above the national comparison. University attainment is 21.4%, which is 8.7 percentage points below the national level, while the overseas-born share is 17.8%, 3.8 points below that comparison. English ancestry is reported by 849 people, followed by Scottish ancestry at 243 and Irish ancestry at 206. The average household size is 2.4, or 0.1 lower than the national comparison, because couples without children make up 50.0% of families. This creates steadier demand for accessible homes than a younger, student-heavy suburb.
Age Distribution
Bedrooms
Dwelling Structure
95.1%
Houses
1.9%
Townhouse
2.9%
Apartment
Tenure
Housing is overwhelmingly detached and family-sized. Separate houses represent 95.1% of dwellings, far above the 2.9% apartment share, while 41.0% contain 4 or more bedrooms and 32.9% contain 3 bedrooms. Tenure is more established than in a renter-led market: 44.9% of households own outright, 30.6% have a mortgage and 18.9% rent. Compared with nearby Toormina's more urban setting, North Boambee Valley presents a lower-rise profile because large lots and detached homes dominate. The 19.5% vacancy rate may reflect limited permanent occupancy or uneven demand across the housing stock.
Mortgage / mo
$1,804
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $465.
$600
Bond data Jun 2026 · houses $680 · units $500
HH Size
2.4
Personal Income / wk
$655
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
19.5%
Unoccupied
191
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
32.9% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.7%
Couples with children
50.0%
Couples, no children
13.0%
Single parent
576
Total families
Economy & Employment
Healthcare is the clear economic anchor, accounting for 29.3% of employed industry workers, or 171 people, higher than construction at 12.2% and education at 10.5%. Retail contributes 7.5%, while public administration contributes 6.5%. The occupational mix supports this pattern, led by 183 professionals, 116 community and personal service workers, and 114 trades workers. Unemployment is 3.4%, with a 46.4% participation rate and 55.4% working full time. Household income sits at $1,414 per week and the 41.0 percentile, below a higher-income comparison, so local spending power is moderate rather than affluent.
Unemployment
3.4%
Labour Force
908
Unemployed
31
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.4%
Part-time
38.4%
Participation
46.4%
Employed
877
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
21.4%
Postgraduate
3.9%
Born Overseas
17.8%
Dwellings
780
Transport to Work
Daily mobility is car dependent: 77.0% of workers drive, compared with only 2.9% who walk or cycle, while 12.7% work from home. This suits households with private vehicles but can make access to employment, shops and services less convenient than in a more walkable suburb. Families should check current enrolment zones and travel times for nearby primary and secondary options against the exact address. Community participation includes a 14.2% volunteering rate, while 11.6% of residents need assistance, or 235 people, which increases the value of accessible services. Compared with a denser urban area, the low-rise setting provides more space but less active transport.
Drive
77.0%
Public Transport
N/A
Walk / Cycle
2.9%
Work from Home
12.7%
Growth Outlook
Growth appears more gradual than high-churn because 78.2% of residents stayed at the same address, while turnover was 21.8%. The suburb has 2,318 residents and recorded 36 development applications over 12 months, including dwelling, carport and building-modification work. That pipeline points to ongoing property change rather than a sudden population surge. The median age of 52 is higher than the national comparison by 12.0 years, so future demand is likely to favour accessible homes, renovations and replacement housing as much as new family construction. Compared with a rapidly expanding estate, established occupancy is the stronger defining feature.
Population trend: Coffs Harbour council area
North Boambee Valley sits in the Coffs Harbour council area. These are the council area's residents, not North Boambee Valley's.
Residents 2025
82,109
Growth, 5 yr average
+0.9%/yr
2020 to 2025
Growth, last year
+0.7%
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 North Boambee Valley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Boambee Valley a good suburb to live in?
It can suit households wanting detached housing, established ownership and a quieter setting. The suburb has 95.1% separate houses and a median age of 52, while 77.0% drive to work. Compared with a walkable urban area, it is better suited to residents comfortable with car-based daily travel.
What is the median house price in North Boambee Valley?
A current local sales source should be checked for the median house price before making an offer. As market context, weekly rent is $465 and 95.1% of dwellings are separate houses. Compare recent 3-bedroom and 4-plus-bedroom sales with comparable properties, because the housing mix is more detached than an apartment-led suburb.
What schools are in North Boambee Valley?
School access should be checked by exact address rather than assumed from the suburb name. Compare nearby primary and secondary enrolment zones, travel times and sector options, especially because 77.0% of workers drive while only 2.9% walk or cycle. Confirm eligibility directly before buying or signing a lease.
Is North Boambee Valley safe?
Check the latest NSW Police crime map and compare the most recent 12 months with nearby suburbs before deciding. Also inspect the exact street, lighting, traffic conditions and surrounding activity at different times. A local visit is more useful than relying on the suburb label alone when safety information is incomplete.
Is North Boambee Valley good for property investment?
It may suit a selective investor, but the 19.5% vacancy rate is a clear risk compared with a tightly supplied market. Weekly rent is $465, rent stress is 32.9% and 36 development applications were recorded over 12 months. Allow for longer leasing periods and compare property condition carefully before relying on headline rental returns.
How is North Boambee Valley's population changing?
The population base appears relatively settled rather than rapidly turning over. North Boambee Valley has 2,318 residents, a median age of 52, and 78.2% stayed at the same address while turnover was 21.8%. The 36 development applications indicate ongoing property activity, but demand is likely to evolve steadily compared with a new high-growth estate.
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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