North Boambee Valley
With a median age of 52, North Boambee Valley sits 12 years above the national figure, making it one of the older residential pockets in coastal NSW. The suburb's 2,318 residents occupy a largely owner-occupier landscape: 47.5% own their home outright and 95.1% of dwellings are separate houses, well above state and national averages. Household income ranks at the 41st percentile nationally, below the median, yet 78.2% of residents stayed put over the measured period, signalling genuine attachment to the area. A 19.5% vacancy rate stands out and points to seasonal or investment-held stock that inflates supply relative to the permanent population of just over 2,300.
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
36
Median House
$720K
2024-2025 (PSI derived)
The current median house price is $720,000, sitting above the NSW regional average for similar-sized suburbs. Price data shows a move from $510,000 in 2024 to $890,000 in 2025, a 74.5% shift in a single year, though the data period is short and likely reflects a thin transaction sample rather than a stable trend. Buyers should benchmark against the $720,000 current figure. The stock is almost entirely detached houses (95.1%) with 41.0% having 4 or more bedrooms and 32.9% having 3 bedrooms, suited to families or those downsizing from larger rural properties. Monthly mortgage repayments average $1,804, and at a mortgage-to-income ratio of 29.5%, this suburb sits just below the 30% stress threshold, making purchase more serviceable than comparable coastal markets.
For Buyers
The current median house price is $720,000, sitting above the NSW regional average for similar-sized suburbs. Price data shows a move from $510,000 in 2024 to $890,000 in 2025, a 74.5% shift in a single year, though the data period is short and likely reflects a thin transaction sample rather than a stable trend. Buyers should benchmark against the $720,000 current figure. The stock is almost entirely detached houses (95.1%) with 41.0% having 4 or more bedrooms and 32.9% having 3 bedrooms, suited to families or those downsizing from larger rural properties. Monthly mortgage repayments average $1,804, and at a mortgage-to-income ratio of 29.5%, this suburb sits just below the 30% stress threshold, making purchase more serviceable than comparable coastal markets.
For Investors
Renters account for 20.0% of households, below national averages, which limits the tenant pool. Weekly rent sits at $465, and rent-to-income runs 32.9%, above the 30% stress threshold, meaning existing tenants are stretched relative to local wages. The 19.5% vacancy rate is elevated and suggests oversupply of available properties against actual demand, a meaningful headwind for investors seeking occupancy. On the positive side, 35 development applications were lodged in the past 12 months, indicating ongoing construction activity. With household income at the 41st percentile nationally, rental affordability will cap the rent ceiling, making yield compression a practical risk if vacancy persists at current levels.
Development Activity
Total DAs
242
Last 12 Months
36
YoY ChangeiYear-over-year change in DA lodgements
-18.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
North Boambee Valley skews significantly older than national norms: median age of 52 is 12 years above the national figure. The overseas-born share is 17.8%, which is 3.8 percentage points below the national average, reflecting an Anglo-Celtic heritage profile where English (849 residents), Scottish (243) and Irish (206) are the three largest ancestries. University qualifications reach 21.4% of residents, sitting 8.7 percentage points below the national rate. Average household size is 2.4, close to national. The dominant family structure is couples with children (635 families) alongside couples without children (569), and 35.4% of families have no dependent children, consistent with the aging resident base where many have passed the child-rearing stage.
Age Distribution
Bedrooms
Dwelling Structure
95.1%
Houses
1.9%
Townhouse
2.9%
Apartment
Tenure
The housing stock is overwhelmingly detached houses at 95.1%, with apartments at only 2.9% and semi-detached at 1.9%, ratios that are high compared to most NSW markets outside regional areas. Tenure is skewed toward ownership: 47.5% own outright, 32.4% carry a mortgage and only 20.0% rent. The outright ownership rate at 47.5% is notably high compared to national averages and reflects the older, settled demographic. Bedrooms run large: 41.0% of dwellings have 4 or more bedrooms, while 32.9% have 3 bedrooms and 22.2% have 2. The current median sits at $720,000, and the vacancy rate of 19.5% suggests that available supply exceeds active demand, creating a buyer's market dynamic relative to tighter coastal corridors.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,804
Rent / wk
$465
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
35.4%
Couples, no children
1,606
Total families
Economy & Employment
Healthcare dominates local employment at 29.3% of the workforce (171 workers), well above state and national sector shares and reflecting proximity to Coffs Harbour's health services. Construction follows at 12.2% (71 workers) and Education at 10.5% (61 workers), both above typical suburban averages for a suburb of this size. By occupation, Professionals lead at 183 workers, followed by Community and Personal service workers at 116 and Sales workers at 107. Unemployment runs at 3.6% and full-time employment reaches 59.1%. Participation is low at 43.6%, because 761 residents are not in the labour force, a direct consequence of the aging population structure where many are retired. Household income sits at the 41st percentile nationally.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.1%
Part-time
37.3%
Participation
43.6%
Employed
823
Occupations
Top Industries
University
21.4%
Postgraduate
3.9%
Born Overseas
17.8%
Dwellings
780
Transport to Work
Car dependency is very high: 88.3% of residents commute by car, above the national average, reflecting the rural-residential setting 13.32 square kilometres in area with limited transit infrastructure. Walking and cycling accounts for 3.3% of commutes, low but not unusual for a suburb of this density (174 residents per square kilometre). Volunteering reaches 14.2% of residents, a reasonable civic engagement rate. Need for assistance runs at 11.6% (235 people), higher than typical lower-density suburbs, consistent with the older median age of 52. No schools are recorded within the suburb boundary in this dataset, so families depend on facilities in neighbouring Boambee Valley and Coffs Harbour. Crime statistics are not available at the suburb level in this dataset.
Drive
88.3%
Public Transport
N/A
Walk / Cycle
3.3%
Work from Home
N/A
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?
North Boambee Valley suits owner-occupiers who value space and stability: 47.5% of residents own outright, 95.1% of homes are detached houses, and 78.2% stayed put over the measured period. Household income ranks at the 41st percentile nationally, below the median, and car dependency is high at 88.3%, so it works best for those with transport flexibility.
What is the median house price in North Boambee Valley?
The current median house price is $720,000. Price data shows a move from $510,000 in 2024 to $890,000 in 2025, a 74.5% shift, though this reflects a thin transaction sample. Monthly mortgage repayments average $1,804, giving a mortgage-to-income ratio of 29.5%, just below the 30% stress threshold.
What schools are in North Boambee Valley?
No schools are recorded within the North Boambee Valley boundary in this dataset. The suburb covers 13.32 square kilometres and has 2,318 residents, so families rely on schools in neighbouring Boambee Valley and Coffs Harbour. University qualifications are held by 21.4% of residents, which is 8.7 percentage points below the national average.
Is North Boambee Valley safe?
Crime statistics are not available at the suburb level for North Boambee Valley in this dataset. As an indirect indicator, 78.2% of residents stayed in place over the measured period, low residential turnover compared to higher-crime urban suburbs, and volunteering reaches 14.2% of the 2,318-person population, suggesting a stable, connected community.
Is North Boambee Valley good for property investment?
The investment case is mixed. Renters are only 20.0% of households, below national averages, and vacancy sits at 19.5%, signalling oversupply relative to demand. Weekly rent of $465 pushes rent-to-income to 32.9%, above the 30% stress threshold, which caps upside. The 35 development applications in 12 months and the current $720,000 median suggest ongoing activity but limited yield potential.
How is North Boambee Valley's population changing?
The suburb has 2,318 residents with a median age of 52, which is 12 years above national. Labor force participation is 43.6%, below average, because 761 residents are not in the workforce, most likely retired. Low residential mobility (78.2% stayed) and an aging demographic profile suggest slow, gradual household change rather than expansion in the near term.
How much development is happening in North Boambee Valley?
There were 35 development applications lodged in the past 12 months, including dwelling additions, shed construction and commercial signage. This level of activity is moderate relative to the suburb's 2,318 residents and 13.32 square kilometre area, pointing to incremental upgrades to existing stock rather than new residential estate development.
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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