Median house price
$700k
+6.9% change
NSW · Goulburn Mulwaree Council
Lower Boro, 2580
Est. population · Jun 2025
225
Growth (1 yr)
+0.5%
Growth (5 yr)
+5.1%
Median age
50
Median income
$1,812/wk
Employment rate
58.2%
Median house price · October to December 2025
$700,000
Languages at home
7.7%non-English
Most common: Afrikaans
2021 Census · usual residence
Desirability score
- Excellent transport
- High desirability
Suburb profile
Lower Boro offers a slower smaller community life in Goulburn Mulwaree Council, with open surrounds and a close-knit community feel. Retirees and empty-nesters are well represented here, with families and grandchildren still a visible part of community life. Life here is grounded in local routine rather than big-city choice.
With limited local amenities, residents regularly travel to a neighbouring town for shops, appointments and a wider choice. Local green pockets are modest, with bigger outdoor outings usually found in neighbouring areas. Buses make commuting and cross-suburb trips straightforward.
Property prices run toward the upper end of the local market. Tree-lined streets and established homes set the tone, with little pressure to reinvent the neighbourhood.
Versus similar regional towns, the suburb reads below average on desirability, chiefly because local dining and lifestyle amenities, plus growth momentum trail behind. Limited access to some essential local services also trimmed the result.
At a glance
Lower Boro snapshot
A quick read of housing, growth, livability, and risk
Median rent
$500/wk
Houses $525 · Units $390
Population (ERP)
225
+0.5% annual growth
Dwelling vacancy
54.8%
Census unoccupied dwellings
Livability profile
Desirability pillars vs the peer median (50th percentile)
How it compares
Relative standing using percentiles, ranks, and national deciles
Desirability
#524
among Country & regional · Mature
Safety
61st
percentile in state (higher = safer)
Pop. growth
48th
percentile in NSW
Advantage (IRSAD)
5/10
national SEIFA decile
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Desirability
Ranks & confidence
- Desirability score
- 25.7/100 — Below average
- National rank
- 6187th in Australia
- State rank
- 1997th in NSW
- Peer rank
- #524 among Country & regional · Mature suburbs
- Cohort rank
- #942 among Country & regional suburbs
- Data confidence
- 71%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
Housing
- Flats / units (January to March 2026)
- $390
- Houses (January to March 2026)
- $525
- All types (January to March 2026)
- $500
- Rental bonds lodged (January to March 2026)
- 230
- Median house price (October to December 2025)
- $700,000
- Median price change
- +6.9%
Median weekly rent from NSW DCJ rent tables. Figures can be unreliable where few bonds were lodged in the quarter.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- DCJ rent and sales tables — NSW Department of Communities and Justice · January to March 2026; October to December 2025 · Updated · Quarterly releases
Population
Estimated resident population
225(June 2025)
+0.5% annual · +5.1% over 5 years · 48th percentile in NSW
Growth figures & methodology
- Annual growth
- +0.5%
- 5-year growth
- +5.1%
- Change in 1 year
- +1
- Change in 5 years
- +11
- Growth rank in NSW
- 48th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~250), extrapolated at +1.9% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 217
- Median age
- 50
- Median household income / week
- $1,812
- Dwelling vacancy
- 54.8%
- Unoccupied private dwellings
- 109 of 199
- Median monthly mortgage
- $1,600
- Employment rate
- 58.2%
- Dwelling mix (houses / semi / flats)
- 84 / 0 / 0 (+ 3 other)
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences are unchanged compared with the previous period.
Offence counts & rates
- Total offences (Jan 2025 to Dec 2025)
- 19
- Against the person
- 5
- Against property
- 6
- Rate per 1,000 residents
- 84.4
- Person-crime prevalence
- About 1 in 43 residents
- State safety percentile
- 61.2th (lower crime is better)
- Increase (daily rate)
- +0.3%
Most common offence types
- Breach Bail Conditions290
- Domestic Violence Related Assault160
- Intimidation, Stalking And Harassment230
- Malicious Damage To Property237
- Non-Domestic Violence Related Assault183
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- BOCSAR postcode crime statistics — NSW Bureau of Crime Statistics and Research · Jan 2024 to Dec 2024 → Jan 2025 to Dec 2025; Jan 2025 to Dec 2025 · Updated · Rolling 12-month windows
Family & Lifestyle
Public transport
27 public transport stops in this suburb
- Mayfield Rd After Sandy Point Rd
- Mayfield Rd Before Pine Bank Dr
- Sandy Point Rd After Williams Dr
- Sandy Point Rd Before Mayfield Rd
- Sandy Point Rd Opp Willow Glen Rd
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Timetables Complete GTFS stops (© Transport for NSW, CC BY 4.0) — Transport for NSW — Open Data Hub · current · Updated · Nightly GTFS feed
Amenities
No OpenStreetMap amenities mapped for this suburb yet.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Braidwood Multi-Purpose Service (33.9 km)
- Nearest hospital type
- Hospital
- Nearest hospital emergency
- Emergency department
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & clinics — OpenStreetMap + state health datasets · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 4
- Participants per 1,000 residents
- 17.8
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 25° / 13°
- Rainfall
- 210 mm · ~26 rainy days
Autumn (Mar–May)
- Usual max / min
- 19° / 8°
- Rainfall
- 222 mm · ~28 rainy days
Winter (Jun–Aug)
- Usual max / min
- 13° / 2°
- Rainfall
- 181 mm · ~23 rainy days
Spring (Sep–Nov)
- Usual max / min
- 19° / 7°
- Rainfall
- 205 mm · ~26 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from NSW Planning Portal.
2026· 1 proposal
January 2026
- Dwelling house; Erection of a new structure; Clothes hoists and clothes lines; Driveways and hard stand spaces; Earthworks, retaining walls and structural support; Fences; Hot water systems; Rainwater tanks; Residential Accommodation; Supporting Development627 WILLOW GLEN ROAD LOWER BORO 2580Determined
2025· 4 proposals
December 2025
- Demolition; Alterations or additions to an existing building or structure; Air-conditioning units; Balcony, deck, patio, terrace or verandah; Earthworks, retaining walls and structural support; Fences; Hot water systems; Rainwater tanks; Residential Accommodation; Supporting Development69 PADDYS CLOSE LOWER BORO 2580Determined
November 2025
- Shed; Erection of a new structure; Supporting Development432 WILLOW GLEN ROAD LOWER BORO 2580Determined
October 2025
- Dwelling house; Erection of a new structure2341 MAYFIELD ROAD LOWER BORO 2580Determined
March 2025
- Dwelling house; Erection of a new structure; Aerials, antennae and communication dishes; Driveways and hard stand spaces; Hot water systems; Rainwater tanks; Residential Accommodation; Supporting Development713 WILLOW GLEN ROAD LOWER BORO 2580Determined
2024· 2 proposals
December 2024
- Dwelling house; Erection of a new structure30 PADDYS CLOSE LOWER BORO 2580Determined
November 2024
- Erection of a new structure; Telecommunications facility15 MILLENDALE ROAD LOWER BORO 2580Determined
2023· 4 proposals
June 2023
- Secondary dwelling2540 MAYFIELD ROAD LOWER BORO 2580Determined
April 2023
- Dwelling87 PADDYS CLOSE LOWER BORO 2580Determined
February 2023
- Dwelling304 CLAYPIT ROAD LOWER BORO 2580Determined
January 2023
- Pools / decks / fencing178 PINE BANK DRIVE LOWER BORO 2580Determined
2022· 4 proposals
October 2022
- Dwelling87 PADDYS CLOSE LOWER BORO 2580Determined
May 2022
- Shed445 SANDY POINT ROAD LOWER BORO 2580Operational consent issued
February 2022
- Alterations and additions to residential development512 SANDY POINT ROAD LOWER BORO 2580Determined
- Dwelling; Garages, carports and car parking spaces; Farm buildings; Other304 CLAYPIT ROAD LOWERE BORO 2580Determined
2021· 7 proposals
November 2021
- Pools / decks / fencing2006 MAYFIELD ROAD LOWER BORO 2580Determined
October 2021
- Secondary dwelling2540 MAYFIELD ROAD LOWER BORO 2580Determined
September 2021
- Balconies, decks, patios, terraces or verandahs255 WILLOW GLEN ROAD LOWER BORO 2580Determined
August 2021
- Shed809 SANDY POINT ROAD LOWER BORO 2580Determined
- Dwelling; Garages, carports and car parking spaces226 Pinebank Drive, Lower Borough, 2580Determined
April 2021
- Dwelling1199 Cullulla Road Lower Boro 2580Determined
March 2021
- Dwelling322 PINE BANK DRIVE LOWER BORO 2580Determined
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- Online DA development application register — NSW Department of Planning, Housing and Infrastructure · 2026 · Updated · Daily feed (from Oct 2018)
Hazards
- Bushfire planning zone
- Overlay applies
Bushfire overlay checked at suburb centroid via NSW bush fire prone land mapping.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Hazard planning overlays — State government hazard layers · current · Updated
Politics & representation
- Federal electorate
- Eden-Monaro
- Member of Parliament
- Kristy McBAIN (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 121,376
- Turnout (2025)
- 93.8%
- Swing since 2022 (2025)
- +1.1 pp toward Labor
Two-party preferred (2025)
Coalition 42.8%Labor 57.2%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 43.2 km away).
Coalition 45.6%Labor 54.4%
2.9 percentage points more Coalition-leaning than the electorate
Estimated swing since 2022: +1.4 pp toward Labor
Nearest polling places
- TaragoLabor 52.9% · Coalition 47.1% TPP (2025)12.8 km away
- BungendoreLabor 58.3% · Coalition 41.7% TPP (2025)32.1 km away
- BraidwoodLabor 59.1% · Coalition 40.9% TPP (2025)33.9 km away
- Braidwood CentralLabor 70.1% · Coalition 29.9% TPP (2025)34.5 km away
- BungoniaLabor 42.2% · Coalition 57.8% TPP (2025)34.9 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 5/10
- IRSD decile (2021)
- 6/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
More in Goulburn Mulwaree Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of New South Wales.