Median house price
$989k
+16% change
NSW · Coffs Harbour Council
North Boambee Valley, 2450
Est. population · Jun 2025
1,876
Growth (1 yr)
+0.3%
Growth (5 yr)
+0.6%
Median age
52
Median income
$1,414/wk
Employment rate
44.9%
Median house price · October to December 2025
$989,000
Languages at home
9.2%non-English
Most common: Punjabi, Arabic, Hindi
2021 Census · usual residence
Desirability score
- Green suburb
- National parks
- Excellent transport
- Education hub
- High desirability
Suburb profile
North Boambee Valley is a regional smaller community in Coffs Harbour Council, oriented around local life rather than the metro orbit of Sydney. Regional towns and local services do more of the everyday heavy lifting than the city. Retirees and empty-nesters are well represented here.
Local shops, markets and community spots keep everyday life grounded in the town itself. There is enough green space nearby for walks, picnics and after-school play. Buses are a genuine asset, linking residents to work, study and nearby neighbourhoods.
Homes cost more here than in most comparable suburbs. Light infill development is updating a few streets while the wider area stays largely unchanged.
The overall desirability read is below average, pulled by softer local dining and lifestyle amenities, plus safety compared with similar regional towns, though growth momentum remain brighter spots. Limited access to some essential local services also trimmed the result.
At a glance
North Boambee Valley snapshot
A quick read of housing, growth, livability, and risk
Median rent
$620/wk
Houses $680 · Units $500
Population (ERP)
1,876
+0.3% annual growth
Dwelling vacancy
19.5%
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
#230
among Country & regional · Mature
Safety
89th
percentile in state (higher = safer)
Pop. growth
43rd
percentile in NSW
Advantage (IRSAD)
6/10
national SEIFA decile
School ICSEA
87th
percentile among schools with ICSEA
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
- 36.8/100 — Below average
- National rank
- 4325th in Australia
- State rank
- 1365th in NSW
- Peer rank
- #230 among Country & regional · Mature suburbs
- Cohort rank
- #493 among Country & regional suburbs
- Data confidence
- 96%
Data sources & freshness
- Suburb Guide desirability index — Suburb Guide (derived) · current · Updated
Housing
- Flats / units (January to March 2026)
- $500
- Houses (January to March 2026)
- $680
- All types (January to March 2026)
- $620
- Rental bonds lodged (January to March 2026)
- 433
- Median house price (October to December 2025)
- $989,000
- Median price change
- +15.7%
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
1,876(June 2025)
+0.3% annual · +0.6% over 5 years · 43th percentile in NSW
Growth figures & methodology
- Annual growth
- +0.3%
- 5-year growth
- +0.6%
- Change in 1 year
- +5
- Change in 5 years
- +12
- Growth rank in NSW
- 43th 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 (~1,950), extrapolated at +0.8% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 2,318
- Median age
- 52
- Median household income / week
- $1,414
- Dwelling vacancy
- 19.5%
- Unoccupied private dwellings
- 191 of 981
- Median monthly mortgage
- $1,804
- Employment rate
- 44.9%
- Dwelling mix (houses / semi / flats)
- 742 / 15 / 23
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 decreased compared with the previous period.
Offence counts & rates
- Total offences (Jan 2025 to Dec 2025)
- 239
- Against the person
- 62
- Against property
- 88
- Rate per 1,000 residents
- 127.4
- Person-crime prevalence
- About 1 in 37 residents
- State safety percentile
- 88.6th (lower crime is better)
- Decrease (daily rate)
- -11.6%
Most common offence types
- Breach Apprehended Violence Order390
- Breach Bail Conditions817
- Domestic Violence Related Assault416
- Intimidation, Stalking And Harassment572
- Malicious Damage To Property460
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
Schools & preschools
- Schools within 2 km
- 1
- Median school ICSEA
- 1,109
- Median ICSEA percentile
- 87th
School list
- Bishop Druitt CollegeCombined · Independent · ICSEA 1109 · 87th percentile · LBOTE 15% · 1,351 students · Top SEA quarter 48% · 1.4 km awayView on My School →
Contributes to desirability score · Education (15%)
School and preschool counts, median school ICSEA
Data sources & freshness
- ACARA school locations — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
- School ICSEA scores — Australian Curriculum, Assessment and Reporting Authority · 2025 · Updated · Annual release
Childcare
1 childcare service from OpenStreetMap
- Milestones Early Learningchildcare
Contributes to desirability score · Education (15%)
Childcare centre count
Data sources & freshness
- Childcare services — OpenStreetMap · current · Updated
Public transport
31 public transport stops in this suburb
- Lakes Dr Opp Menindee Cct
- Lime Tree Village, Pacific Hwy
- North Boambee Rd Before Pacific Hwy
- Pacific Hwy Before Isles Dr
- Pacific Hwy Opp Hurley Dr
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
31 nearby amenities within ~1.5 km
1 restaurants · 1 libraries · 1 playgrounds
Local character & venue list
Local character
- A car helps for daily errands
- Decent local green space — 1 parks in suburb, 1 playgrounds nearby
- Well connected by public transport — 31 public transport stops
- Walkability proxy
- 32/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0.43
- Parks per 1,000 residents
- 0.43
Food & drink(1)
- CanteenRestaurant
Community(2)
- Library
- Bishop Druitt CollegeSchool
Sport & outdoors(2)
- Playground
- Sports field
Transport(1)
1 bus stops
Other(18)
- Southside Truck CentreCar
- Savanna MotorsportCar Parts
- CWS Coffs Workwear & SafetyClothes
- TWW Totally WorkwearClothes
- Corinthian DoorsDoors
- Doors
- RegencyDoors
- Coffs Picture FramingFrame
- Coastal Wardrobes & KitchensKitchen
- Coffs City LockmartLocksmith
- Isles Drive ReserveNature Reserve
- Parking (6)
- Public toilets
- Great Ocean FoodsSeafood
- Shelter (3)
- BCW StorageStorage Rental
- Discount Mini Self StorageStorage Rental
- Coast & Plateau Fine FoodsWholesale
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.
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
Parks & reserves
2 parks and public open space in this suburb
- Isles Drive ReserveNature reserve
- Lakes Estate ParkPark
Data sources & freshness
- Parks & reserves — State government + ABS LGA boundaries · current · Updated
Green cover
- Parks & woodland (OSM)
- 8
- Parks (OSM)
- 1
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Coffs Harbour Health Campus (2.4 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)
- 78
- Participants per 1,000 residents
- 41.6
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
- 26° / 19°
- Rainfall
- 504 mm · ~63 rainy days
Autumn (Mar–May)
- Usual max / min
- 23° / 15°
- Rainfall
- 522 mm · ~65 rainy days
Winter (Jun–Aug)
- Usual max / min
- 18° / 8°
- Rainfall
- 199 mm · ~25 rainy days
Spring (Sep–Nov)
- Usual max / min
- 23° / 13°
- Rainfall
- 270 mm · ~34 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· 20 proposals
July 2026
- Erection of a new structure; Change of use of land or a building or the classification of a building under the Building Code of Australia; Manufactured home; Non-standard Housing170 NORTH BOAMBEE ROAD NORTH BOAMBEE VALLEY 2450Under Assessment
- Erection of a new structure; Carport48 KRATZ DRIVE NORTH BOAMBEE VALLEY 2450Determined
- Dwelling house; Erection of a new structure; Residential Accommodation28 JOCK AVENUE NORTH BOAMBEE VALLEY 2450Additional Information Requested
- Dwelling house; Erection of a new structure; Earthworks, retaining walls and structural support; Garage, carport or carparking space6 Windamere Way, North Boambee Valley 2450Determined
- Dwelling house; Erection of a new structure; Earthworks, retaining walls and structural support; Garage, carport or carparking space7 Windamere Way, North Boambee Valley 2450Determined
- Dwelling house; Erection of a new structure; Earthworks, retaining walls and structural support; Garage, carport or carparking space5 Windamere Way, North Boambee Valley 2450Determined
May 2026
- Erection of a new structure; Swimming pool10 MAWSON CLOSE NORTH BOAMBEE VALLEY 2450Determined
- Shed; Erection of a new structure10 HIVES CLOSE NORTH BOAMBEE VALLEY 2450Determined
April 2026
- Dwelling house; Alterations or additions to an existing building or structure14 CARGELLIGO COURT NORTH BOAMBEE VALLEY 2450Determined
- Commercial development; Advertising and signage22 KEONA CIRCUIT NORTH BOAMBEE VALLEY 2450Under Assessment
- Secondary dwelling; Demolition; Dwelling house; Alterations or additions to an existing building or structure; Dual occupancy (detached)6 CASSANDRA CLOSE NORTH BOAMBEE VALLEY 2450Determined
March 2026
- Dwelling house; Alterations or additions to an existing building or structure30 JOCK AVENUE NORTH BOAMBEE VALLEY 2450Determined
- Alterations or additions to an existing building or structure; Residential AccommodationJOCK AVENUE NORTH BOAMBEE VALLEY 2450Determined
February 2026
- Subdivision30 INDUSTRIAL DRIVE NORTH BOAMBEE VALLEY 2450Withdrawn
- Dwelling house; Alterations or additions to an existing building or structure67 HALLS ROAD NORTH BOAMBEE VALLEY 2450Determined
January 2026
- Warehouse or distribution centre; Erection of a new structureINDUSTRIAL DRIVE NORTH BOAMBEE VALLEY 2450Determined
- Subdivision170 NORTH BOAMBEE ROAD NORTH BOAMBEE VALLEY 2450Additional Information Requested
- Subdivision290-290A NORTH BOAMBEE ROAD NORTH BOAMBEE VALLEY 2450Withdrawn
- Alterations or additions to an existing building or structure; Carport24 BONNIE STREET NORTH BOAMBEE VALLEY 2450Determined
- Change of use of land or a building or the classification of a building under the Building Code of Australia; Artisan food and drink industry1 82 INDUSTRIAL DRIVE NORTH BOAMBEE VALLEY 2450Determined
2025· 26 proposals
December 2025
- Educational establishment; Erection of a new structure111 NORTH BOAMBEE ROAD NORTH BOAMBEE VALLEY 2450Determined
- Dwelling house; Alterations or additions to an existing building or structure; Residential Accommodation17B BONNIE STREET NORTH BOAMBEE VALLEY 2450Determined
- Change of use of land or a building or the classification of a building under the Building Code of Australia; Recreation facility (indoor)22 FORGE DRIVE NORTH BOAMBEE VALLEY 2450Determined
- Alterations or additions to an existing building or structure; School111 NORTH BOAMBEE ROAD NORTH BOAMBEE VALLEY 2450Determined
November 2025
- Dwelling house; Erection of a new structure; Earthworks, retaining walls and structural support; Garage, carport or carparking space95 LAKES DRIVE NORTH BOAMBEE VALLEY 2450Determined
October 2025
- Erection of a new structure; Manufactured home170 NORTH BOAMBEE ROAD NORTH BOAMBEE VALLEY 2450Under Assessment
- Secondary dwelling; Dwelling house; Erection of a new structure6 CAREY WAY NORTH BOAMBEE VALLEY 2450Determined
- Secondary dwelling; Dwelling house; Erection of a new structure11 DORRINGTON STREET NORTH BOAMBEE VALLEY 2450Determined
September 2025
- Dwelling house; Erection of a new structure; Earthworks, retaining walls and structural support; Fences; Residential Accommodation; Supporting Development3 DORRINGTON STREET NORTH BOAMBEE VALLEY 2450Determined
- Dwelling house; Change of use of land or a building or the classification of a building under the Building Code of Australia; Residential Accommodation5 DORRINGTON STREET NORTH BOAMBEE VALLEY 2450Determined
- Erection of a new structure; Dual occupancy (attached)22 JOCK AVENUE NORTH BOAMBEE VALLEY 2450Determined
August 2025
- Dwelling house; Erection of a new structure; Residential Accommodation4 CECIL STREET NORTH BOAMBEE VALLEY 2450Determined
- Alterations or additions to an existing building or structure; Service station55 ENGLANDS ROAD NORTH BOAMBEE VALLEY 2450Determined
July 2025
- Shed; Erection of a new structure1 EYRE ROAD NORTH BOAMBEE VALLEY 2450Determined
- Alterations or additions to an existing building or structure; Swimming pool1 AVIMORE CLOSE NORTH BOAMBEE VALLEY 2450Determined
- Dwelling house; Alterations or additions to an existing building or structure7 CAREY WAY NORTH BOAMBEE VALLEY 2450Determined
- Dwelling house; Erection of a new structure26 EYRE ROAD NORTH BOAMBEE VALLEY 2450Determined
June 2025
- Educational establishment; Erection of a new structure; School111 NORTH BOAMBEE ROAD NORTH BOAMBEE VALLEY 2450Withdrawn
- Dual occupancy; Erection of a new structure; Dual occupancy (attached); Residential AccommodationLot 814 DP 1302336 Halls Road North Boambee ValleyDetermined
- Change of use of land or a building or the classification of a building under the Building Code of Australia; Light industry20 FORGE DRIVE NORTH BOAMBEE VALLEY 2450Determined
May 2025
- Erection of a new structure; Balcony, deck, patio, terrace or verandah; Carport236 ENGLANDS ROAD NORTH BOAMBEE VALLEY 2450Determined
- Subdivision82 INDUSTRIAL DRIVE NORTH BOAMBEE VALLEY 2450Determined
- Erection of a new structure; Swimming pool239 NORTH BOAMBEE ROAD NORTH BOAMBEE VALLEY 2450Determined
- Dwelling house; Erection of a new structure17 JOCK AVENUE NORTH BOAMBEE VALLEY 2450Determined
- Dwelling house; Erection of a new structure17 GLENGYLE CLOSE NORTH BOAMBEE VALLEY 2450Determined
April 2025
- Erection of a new structure; Residential Accommodation1 DORRINGTON STREET NORTH BOAMBEE VALLEY 2450Determined
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
- Cowper
- Member of Parliament
- Pat CONAGHAN (The Nationals)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 131,639
- Turnout (2025)
- 90.8%
- Swing since 2022 (2025)
- +0.5 pp toward Labor
Two-party preferred (2025)
Coalition 59.1%Labor 40.9%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 6.0 km away).
Coalition 56.6%Labor 43.4%
2.5 percentage points more Labor-leaning than the electorate
Estimated swing since 2022: +0.1 pp toward Labor
Nearest polling places
- BoambeeLabor 38.5% · Coalition 61.5% TPP (2025)2.7 km away
- Coffs Harbour SouthLabor 42.6% · Coalition 57.4% TPP (2025)3.8 km away
- ToorminaLabor 44.1% · Coalition 55.9% TPP (2025)4.6 km away
- Coffs Harbour CentralLabor 49.2% · Coalition 50.8% TPP (2025)4.8 km away
- Coffs HarbourLabor 50.1% · Coalition 49.9% TPP (2025)4.9 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)
- 6/10
- 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
Compare with
Similar suburbs to weigh up side by side — scores, safety, schools, and lifestyle.
More in Coffs Harbour Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of New South Wales.