Median priceⓘLast 12 months
795kk
↑ +50.0% YoY
Boambee, NSW 2450
Property data updated ·1,770 residents
Last 12 months snapshot
24 sales · 11 leases · Refreshed July 2026
Boambee property market
Boambee is almost entirely a house sales market, with 23 sales at around $1.378M as of July 2026, taking about 120 days to sell, one of the country's least in-demand house markets.
House rentals make up a much smaller share, with 9 leases at $715 a week, renting out in about 18 days. Followed by 2 unit rentals at $420 a week and 1 unit sales at around $419k.
Above-average incomeFamily-focusedMostly owners
Who lives hereAn above-average-income, mostly owner-occupied, family-oriented suburb.
House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.
Census · ABS 2021
Boambee demographics & population
Population
1,770
Median age
47yrs
Avg household
2.9people
Male · Female
50% · 50%
Owner-occupied
50%
Renting
50%
Lone person
50%
Couples, no kids
50%
Born overseas
50%
Year 12+ⓘ
50%
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing and Socio-Economic Indexes for Areas (SEIFA) 2021 · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
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Census · ABS 2021
Who lives in Boambee?
The age structure, household make-up, and cultural fabric of the people who call this suburb home.
Age & sex1,132 residentsMaleFemale
Share of all residents by 5-year band · hover a band for the count + split
Life stage
50%
50%
50%
50%
50%
50%
Children0–1450%Youth15–2450%Young adults25–3450%Midlife35–5450%Mature55–6450%Seniors65+50%
Household composition
50%
50%
50%
50%
50%
Lone person50%Couples, no kids50%Families with kids50%Other families50%Group / share50%
2.5 people / household0.5 persons / bedroom50% are 5+ person
Household sizepersons per dwelling
50%1
50%2
50%3
50%4
50%5
50%6+
Cultural make-upshare of residents · diversity = odds two differ
Born overseasⓘResidents born outside Australia, as a share of those who stated a birthplace.50%
Other language at homeⓘResidents who mainly speak a language other than English at home — counts the language used, not how well English is spoken.50%
Limited EnglishⓘResidents who speak English “not well” or “not at all”. A language-barrier measure, not bilingualism — many who speak another language at home still speak English well.50%
Both parents overseasⓘResidents whose mother and father were both born overseas — the Australian-born-to-migrants “second generation”, distinct from being born overseas yourself.50%
Australian citizensⓘResidents who are Australian citizens — both Australian-born and people who have since naturalised.50%
Birthplace diversity16%
Chance two random residents were born in different countries
Language diversity10%
Chance two random residents speak different languages at home
Religious diversity29%
Chance two random residents follow different religions
Where residents were borntop birthplaces
Afghanistan50%
Australia50%
Bangladesh50%
Bosnia & Herzegovina50%
Brazil50%
Cambodia50%
Canada50%
Chile50%
Languages at hometop languages
English only50%
Afrikaans50%
Arabic50%
Australian Indigenous50%
Cantonese50%
Mandarin50%
Other Chinese50%
Croatian50%
Ancestry% reporting · multi-response
Australian50%
Aboriginal/Torres Strait Islander50%
Chinese50%
Croatian50%
Dutch50%
English50%
Faith & belieftap Christianity
No religion50%
▸Christianity50%
Islam50%
Buddhism50%
Hinduism50%
Judaism50%
Other religions50%
Family originsparents’ birthplace
50%
50%
50%
Both parents overseas50%One parent overseas50%Both parents in Australia50%
A strongly multicultural community with deep migrant heritage.
When migrants arrivedshare of overseas-born
Before 198150%
1981-200050%
2001-201050%
2011-201550%
2016-202150%
2020–21 understated — COVID border closures.
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Housing & affordability in Boambee
What it costs to live here, who owns versus rents, and the shape of the housing stock.
Affordability at a glance
LowMedianHighPercentile
Median weekly rentⓘMiddle weekly rent paid by renting households.Bottom 25%Median weekly rent · $225/wk — below average: in the bottom 25%, lower rent than 75% of Aussie suburbs.
Median monthly mortgageⓘMiddle monthly mortgage repayment among households with a mortgage.Bottom 48%Median monthly mortgage · $1,669/mo — typical: right around the median for Aussie suburbs.
Rent stress (rent ÷ income)ⓘMedian weekly rent as a share of median weekly household income — a rough rental-affordability gauge. Higher = rent takes a bigger bite.Top 50%Rent stress · 50% — typical: right around the median for Aussie suburbs.
Mortgage stress (repay ÷ income)ⓘMedian mortgage repayment (converted to weekly) as a share of median weekly household income. Higher = repayments take a bigger bite.Top 50%Mortgage stress · 50% — typical: right around the median for Aussie suburbs.
High mortgage (≥$3k/mo)ⓘMortgaged households repaying $3,000 or more per month.Top 50%High mortgage · 50% — typical: right around the median for Aussie suburbs.
Social housingⓘHouseholds renting from a state housing authority or community housing provider.Top 50%Social housing · 50% — typical: right around the median for Aussie suburbs.
Unoccupied on census nightⓘDwellings recorded as unoccupied on Census night — holiday homes, between-tenant rentals, etc.Top 50%Unoccupied on census night · 50% — typical: right around the median for Aussie suburbs.
Large dwellings (4+ bed)ⓘOccupied dwellings with 4 or more bedrooms.Top 50%Large dwellings · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Bedrooms per dwellingshare of dwellings
50%0
50%1
50%2
50%3
50%4
50%5
50%6+
Who owns vs rentsoccupied dwellings
50%
50%
50%
50%
Owned outright50%Mortgage50%Renting50%Other50%
What’s built heredwelling types
50%
50%
50%
50%
House50%Townhouse50%Apartment50%Other50%
50% separate houses50% apartments50% high-rise
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Income & employment in Boambee
Incomes, employment, and the occupation mix of the people who live here.
Income & work at a glance
LowMedianHighPercentile
Median personal incomeⓘMiddle weekly income of individuals aged 15+.Bottom 45%Median personal income · $665/wk — typical: right around the median for Aussie suburbs.
Median family incomeⓘMiddle weekly income of families.Top 41%Median family income · $1,856/wk — typical: right around the median for Aussie suburbs.
Managers & professionalsⓘEmployed residents who work as managers or professionals.Top 50%Managers & professionals · 50% — typical: right around the median for Aussie suburbs.
High earners (≥$2k/wk)ⓘResidents earning $2,000 or more per week.Top 50%High earners · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Occupations
LowMedianHighPercentile
Managers & professionalsⓘEmployed residents who work as managers or professionals.Top 50%Managers & professionals · 50% — typical: right around the median for Aussie suburbs.
Clerical & adminⓘEmployed residents in clerical and administrative jobs.Top 50%Clerical & admin · 50% — typical: right around the median for Aussie suburbs.
Community & personal serviceⓘEmployed residents in community and personal-service jobs — care, hospitality, security and similar.Top 50%Community & personal service · 50% — typical: right around the median for Aussie suburbs.
Sales workersⓘEmployed residents in sales jobs.Top 50%Sales workers · 50% — typical: right around the median for Aussie suburbs.
Technicians, trades & labourersⓘEmployed residents in technical/trade, machinery-operating and labouring jobs.Top 50%Technicians, trades & labourers · 50% — typical: right around the median for Aussie suburbs.
Household incomeheight = share of households · weekly
Personal incomeheight = share of residents 15+ · weekly
A typical household pulls in about 2.3× the typical individual — a multi-earner area.
Labour forceemployment status · residents 15+
50%
50%
50%
50%
50%
Employed full-time50%Employed part-time50%Employed (away/other)50%Unemployed50%Not in labour force50%
LowMedianHighPercentile
Full-time workersⓘResidents in the labour force who are employed full-time.Top 50%Full-time workers · 50% — typical: right around the median for Aussie suburbs.
Part-time workersⓘEmployed residents working part-time, of all employed.Top 50%Part-time workers · 50% — typical: right around the median for Aussie suburbs.
Unemployment rateⓘShare of the labour force (people working or actively looking) who are unemployed — not a share of all residents.Top 50%Unemployment rate · 50% — typical: right around the median for Aussie suburbs.
Not in labour forceⓘResidents 15+ neither working nor looking for work — retirees, students, carers.Top 50%Not in labour force · 50% — typical: right around the median for Aussie suburbs.
Labour-force participationⓘResidents 15+ who are in the labour force — working or looking for work.Top 50%Labour-force participation · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Census · ABS 2021
Getting around Boambee
How people get to work, and how car-dependent the suburb is — the clearest tell of inner-urban versus outer-suburban living.
Transport at a glance
LowMedianHighPercentile
Public transport to workⓘCommuters who travelled to work by train, bus, ferry or tram, of those who travelled.Top 50%Public transport to work · 50% — typical: right around the median for Aussie suburbs.
Walked or cycled to workⓘCommuters who walked or cycled to work, of those who travelled.Top 50%Walked or cycled to work · 50% — typical: right around the median for Aussie suburbs.
Worked from homeⓘEmployed residents who worked from home in the Census week — elevated by COVID in 2021.Top 50%Worked from home · 50% — typical: right around the median for Aussie suburbs.
No motor vehicleⓘHouseholds with no motor vehicle.Top 50%No motor vehicle · 50% — typical: right around the median for Aussie suburbs.
Vehicles per dwellingⓘAverage number of motor vehicles per household.Top 38%Vehicles per dwelling · 0.84 — above average: in the top 38%, more vehicles per home than 62% of Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Journey to workamong commuters · top modes
Car (driver)50%
Car (passenger)50%
Train50%
Bus50%
Tram/light rail50%
Ferry50%
Walked50%
Vehicles per dwellingshare of households
50%0
50%1
50%2
50%3
50%4+
Census data sourced from the Australian Bureau of Statistics — © Commonwealth of Australia, 2021 Census of Population and Housing · Shares, ratios and percentiles shown are Micromarkets transformations of that data · licensed CC BY 4.0.
Education · ACARA My School 2025
Schools in and around Boambee
2 schools inside Boambee, plus the closest options around it. Families can choose from 24 primary schools in Boambee and its surrounds, and 10 high schools covering the secondary years. Distances are straight-line from the suburb centre and are not enrolment catchments — always confirm zones with the school.
Within Boambee2schools in the suburb itself
Primary schools24within 5 km · nearest in suburb
Secondary schools10within 5 km · nearest 4.9 km
Median ICSEA rank50thenrolment-weighted
What is ICSEA Rank?
ICSEA is ACARA’s official measure of a school’s socio-educational advantage — based mainly on parents’ education and occupation, plus the school’s location and student mix.
Nearby within32 schools
- Within Boambee · 2Order by
- 1Boambee Public SchoolGovernment · Primary · Co-ed · Years K-6 · Within suburbState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 2Coffs Harbour Learning CentreGovernment · Special · Co-ed · Years U · Within suburbState Rank—English—Maths—Students322Multilingual1%ICSEA Rank50th
- Nearby · within 5 km · 30
- 3Toormina High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Toormina · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 4Coffs Harbour Bible Church SchoolIndependent · Combined · Co-ed · Years K-10 · Toormina · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 5Toormina Public SchoolGovernment · Primary · Co-ed · Years K-6 · Toormina · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 6Bishop Druitt CollegeIndependent · Combined · Co-ed · Years K-12 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 7Mary Help of Christians Primary School SawtellCatholic · Primary · Co-ed · Years K-6 · Toormina · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 8St John Paul CollegeCatholic · Secondary · Co-ed · Years 7-12 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 9William Bayldon Public SchoolGovernment · Primary · Co-ed · Years K-6 · Sawtell · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 10Coffs Harbour Senior CollegeGovernment · Secondary · Co-ed · Years 11-12 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 11Sawtell Public SchoolGovernment · Primary · Co-ed · Years K-6 · Sawtell · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 12Coffs Harbour Christian Community SchoolIndependent · Combined · Co-ed · Years K-12 · Bonville · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 13Bonville Public SchoolGovernment · Primary · Co-ed · Years K-6 · Bonville · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 14Narranga Public SchoolGovernment · Primary · Co-ed · Years K-6 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 15St Augustine's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 16Orara Upper Public SchoolGovernment · Primary · Co-ed · Years K-6 · Upper Orara · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 17Allegra School Coffs HarbourIndependent · Special · Co-ed · Years 9-10 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 18Coffs Harbour Public SchoolGovernment · Primary · Co-ed · Years K-6 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 19Maam Giingana GumbaynggirrIndependent · Combined · Co-ed · Years K-8 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 20Tyalla Public SchoolGovernment · Primary · Co-ed · Years K-6 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 21Orara High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 22Coffs Harbour High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 23Casuarina Steiner SchoolIndependent · Primary · Co-ed · Years K-6 · Coffs Harbour · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 24Crossmaglen Public SchoolGovernment · Primary · Co-ed · Years K-6 · Crossmaglen · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 25Karangi Public SchoolGovernment · Primary · Co-ed · Years K-6 · Karangi · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 26Kororo Public SchoolGovernment · Primary · Co-ed · Years K-6 · Korora · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 27Repton Public SchoolGovernment · Primary · Co-ed · Years K-6 · Repton · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 28Coramba Public SchoolGovernment · Primary · Co-ed · Years K-6 · Coramba · 4.9 kmState Rank—English—Maths—Students322Multilingual1%ICSEA Rank50th
- 29Raleigh Public SchoolGovernment · Primary · Co-ed · Years K-6 · Raleigh · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 30Urunga Public SchoolGovernment · Primary · Co-ed · Years K-6 · Urunga · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 31Ulong Public SchoolGovernment · Primary · Co-ed · Years K-6 · Ulong · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
- 32Bellingen High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Bellingen · 4.9 kmState Rank—English—Maths—Students322Multilingual50%ICSEA Rank50th
GovernmentCatholicIndependent
Why are some State Rank and star ratings blank? Schools can choose not to publish their results. In practice, schools that score well above their state average almost always publish theirs — so a blank rating more often reflects a school opting out than a top result being hidden. Academic results also tend to rise with ICSEA Rank, so higher-ICSEA schools more often carry a strong State Rank as well.
School profile and ICSEA data sourced from ACARA — © Australian Curriculum, Assessment and Reporting Authority (data year 2025) · State Rank & star columns are Micromarkets-compiled academic ratings from publicly available school results · Distances are straight-line from the suburb centre, not catchments.
Census · ABS 2021
Turnover
How settled or transient the community is — and where newcomers came from.
Settledness at a glance
LowMedianHighPercentile
Settled 5+ yearsⓘResidents living at the same address as five years ago — how settled the community is.Top 50%Settled 5+ years · 50% — typical: right around the median for Aussie suburbs.
Moved in past yearⓘResidents living at a different address one year earlier.Top 50%Moved in past year · 50% — typical: right around the median for Aussie suburbs.
Arrived from overseas (5 yr)ⓘResidents who arrived in Australia from overseas within the past five years.Top 50%Arrived from overseas · 50% — typical: right around the median for Aussie suburbs.
This suburb Typical range (middle 50%) Median suburb
Where residents lived 5 years agoof those who stated
50%
50%
50%
50%
Same address50%Moved within area50%From elsewhere in Australia50%From overseas50%
Residential paceshare of residents
Moved in the past yearⓘResidents living at a different address one year earlier.50%
Moved in the past 5 yearsⓘResidents not living at the same address as five years ago.50%
Arrived from overseas (5 yr)ⓘResidents who arrived in Australia from overseas within the past five years.50%
Property market
Market snapshot
Boambee median house price & rent
Headline price, rent, yield and time on market for Boambee — choose a property type and size below.
Active segment
Houses
Units
Days on marketⓘLast 12 months
70
↑ 21 days YoY
SoldⓘLast 12 months
4
↑ +50.0% YoY
Months of supplyⓘLast 12 months
1.1mo
Median rentⓘLast 12 months
$410/w
↑ +0.5% YoY
Days to leaseⓘLast 12 months
15
↑ 1 day YoY
LeasedⓘLast 12 months
2
↑ +0.5% YoY
Gross yieldⓘLast 12 months
2.62%
Annualised
Data confidenceSales sample5ThinLease sample2Too thinThin samples can swing month-to-month — treat single-figure deltas with care.
Segment breakdown
House & unit prices by bedroom
Every segment this suburb tracks — sales and rentals side by side, ranked by total activity over the last twelve months.
Demand percentile 0–100 · last 12 months12-mo change
Sales
Rental
Demand
Segment
Sold
Price
DOM
Leased
Rent
DOM
Yield
SalesRent
01
Houses · 2 bed5 sales · 2 leases
Sold4
Price—
Sales DOM—
Leased2+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
02
Houses · 3 bed5 sales · 2 leases
Sold4+0.5%
Price—
Sales DOM—
Leased2▲+50.0%
Rent—
Rental DOM—
—
Sales—
Rent—
03
Houses · 4 bed5 sales · 2 leases
Sold4▲+50.0%
Price—
Sales DOM—
Leased2+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
04
Units · 3 bed5 sales · 2 leases
Sold4
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
05
Units · 1 bed5 sales · 2 leases
Sold—
Price—
Sales DOM—
Leased2
Rent—
Rental DOM—
—
Sales—
Rent—
06
Units · 2 bed5 sales · 2 leases
Sold—
Price—
Sales DOM—
Leased—
Rent—
Rental DOM—
—
Sales—
Rent—
All houses
Sold4▲+50.0%
Price—
Sales DOM—
Leased2+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
All units
Sold4
Price—
Sales DOM—
Leased2
Rent—
Rental DOM—
—
Sales—
Rent—
Where each segment ranks
Boambee property growth
Where each segment sits against its peers in the chosen geography — past the midline means it's outperforming the rest.
Metric
Ranked against
Market demandHow fast this market is moving — a velocity index built from trailing-year transaction volume and median days on market. Strong volume lifts the score; days on market drags it down, with the drag growing sharply once listings start lingering. Ranked against peers in the chosen geography.
Houses
1/2above median
02550 · MEDIAN75100
Percentile vs NSW
Value
Units
0/2above median
02550 · MEDIAN75100
Percentile vs NSW
Value
The buy-versus-rent equation
Buying vs renting in Boambee
What it costs each week to own a property versus renting the same one — positive means buying carries the premium, negative means rent covers the mortgage.
Not enough overlapping sales and rental activity in Boambee to compute an ownership premium yet.
Market data
How strong is demand, and which way is it heading?
Two questions on one chart — how strong demand is right now, and which way it's heading year-on-year.
Side
View
Property
Bedrooms
Radius
Compared against
Sales market velocity
5 nearby suburbs · 10km · Total house · sales
risingfalling
DOM change YoYis demand rising or falling?
median
median
Recoveryweak but rising
Boomstrong and rising
Troughweak and falling
Peakstrong but easing
Nearby suburb
Demand index
78 / 100vs NSW
Days on market
15 days▼ −5 days YoY
Median price
$647k▲ +9.8% YoY
Sold (last year)
71▲ +1.2% YoY
Nearby suburb
Demand index
26 / 100vs NSW
Days on market
37 days▲ +11 days YoY
Median price
$758k▼ −4.7% YoY
Sold (last year)
22▼ −26.8% YoY
Nearby suburb
Demand index
57 / 100vs NSW
Days on market
19 days▼ −2 days YoY
Median price
$542k▲ +5.8% YoY
Sold (last year)
42▼ −9.6% YoY
Nearby suburb
Demand index
13 / 100vs NSW
Days on market
50 days▲ +8 days YoY
Median price
$947k▲ +2.9% YoY
Sold (last year)
44▲ +51.8% YoY
Nearby suburb
Demand index
27 / 100vs NSW
Days on market
30 days▼ −30 days YoY
Median price
$808k▲ +0.9% YoY
Sold (last year)
23▼ −6.3% YoY
Boambee · this suburb
Demand index
3 / 100vs NSW
Days on market
70 days▼ −21 days YoY
Median price
$795k▲ +50.0% YoY
Sold (last year)
4▲ +50.0% YoY
weakSales market velocityhow strong sales demand isstrong
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
Market data
Boambee against the neighbourhood
Eight diagnostic views cutting the data a different way each time — Boambee in blue, peers in colour.
Pair
View
Property
Bedrooms
Radius
How fast — and is it getting faster?
3 peer suburbs · 10km · Total house
fasterslower
DOM change YoYvs 12 months ago
median
median
Recoveringquiet but accelerating
Boomingbusy and accelerating
Stalledquiet and slowing further
Coolingbusy but slowing
Nearby suburb
Demand index
54 / 100vs Australia
Days on market
15 days▼ −5 days YoY
Median price
$647k▲ +9.8% YoY
Sold (last year)
71▲ +1.2% YoY
Gross yield
2.58%
Nearby suburb
Demand index
32 / 100vs Australia
Days on market
19 days▼ −2 days YoY
Median price
$542k▲ +5.8% YoY
Sold (last year)
42▼ −9.6% YoY
Gross yield
4.01%
Nearby suburb
Demand index
7 / 100vs Australia
Days on market
50 days▲ +8 days YoY
Median price
$947k▲ +2.9% YoY
Sold (last year)
44▲ +51.8% YoY
Gross yield
1.69%
Boambee · this suburb
Demand index
50 / 100vs Australia
Days on market
70 days▼ −21 days YoY
Median price
$795k▲ +50.0% YoY
Sold (last year)
4▲ +50.0% YoY
Gross yield
2.62%
slowDays on marketmedian days to sellfast
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
How much is available right now?
Housing supply & months of stock
How long current listings would take to clear at the recent rate of sales or leases. Critical shortage and Oversupply only fire at the genuine tails of the national distribution — sales tip in under 0.7 months, rentals far faster, under 0.3.
View
Sales market
| Segment | Band | Months of supply left | YoYYoY change12-month change in months of supply. Down means stock is tightening (fewer months than a year ago); up means stock is loosening. | ListedListedActive listings in this segment right now, derived from months of supply multiplied by the recent transaction rate. | SoldSold (last year)Total sold transactions completed in this segment over the last 12 months. | Per monthPer monthAverage monthly absorption — how many properties are sold each month in this segment, over the last 12 months. |
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median
Rental market
| Segment | Band | Months of supply left | YoYYoY change12-month change in months of supply. Down means stock is tightening (fewer months than a year ago); up means stock is loosening. | ListedListedActive listings in this segment right now, derived from months of supply multiplied by the recent transaction rate. | LeasedLeased (last year)Total leased transactions completed in this segment over the last 12 months. | Per monthPer monthAverage monthly absorption — how many properties are leased each month in this segment, over the last 12 months. |
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median
Severe
Very Tight
Tight
Balanced
Loose
Very Loose
Saturated
Under-suppliedOver-supplied
Market data
Who's transacting — buyers or tenants?
Out of every property transaction in this suburb, what share are sales versus leases — each point a rolling twelve-month window.
Property
Boambee — Units & Houses, all bedrooms
Jul 2021 – Jun 2026 · each point = a 12-month window
0%25%50%75%100%20222023202420252026
Sales · buyer transactions
Leases · tenant transactions
Five-year arc
Boambee median house price & rent history
Each tape traces one metric across sixty months for the selected segment — every point a trailing twelve-month figure, matching the headline KPIs above.
Five-year summaryAs of Jun 2026, the median house sale price in Boambee rose from $497k (Jul 2021) to $1.17M (Jun 2026) — +135.9% growth over five years — peaking at $1.24M between Aug 2023 and Jul 2024. Median house rent went from $507/wk to $579/wk (+14.2%) over the same period.
PropertyBedrooms
Median price (trailing year)
Jun 2026
$1.17M+8.9%
5y median $888kvs last year $1.08M
Total sales (trailing year)
Jun 2026
13+18.2%
5y median 13vs last year 11
Days on market (trailing year)
Jun 2026
64 days-22
5y median 59 daysvs last year 86 days
Median rent (trailing year)
Jun 2026
$579/wk+62.6%
5y median $449/wkvs last year $356/wk
Total leases (trailing year)
Jun 2026
5-44.4%
5y median 8vs last year 9
Days on market (rental) (trailing year)
Jun 2026
12 days+0
5y median 14 daysvs last year 12 days
Gross yield (trailing year)
May 2026
2.26%+0.16 pt
5y median 1.74%vs last year 2.10%
Months of supply
Jun 2026
1.1 months-84.0%
5y median 4.3 monthsvs last year 7.1 months
Months of supply (rental)
Jun 2026
2.3 months+50.6%
5y median 1.0 monthsvs last year 1.6 months
Nearby markets
Suburbs near Boambee: prices compared
The nearest suburbs to Boambee, ranked by distance — each lined up against Boambee on the same measures, so the differences jump out at a glance.
Market
Property
Bedrooms
Radius
Colour by
This marketBoambeeNSW 2450 · Houses · Total
Price$795k
DOM70 days
Sold4
4 markets within 5kmLast 12 months
01
Boambee EastNSW 2452 · 1.2km · Houses · Total
Price$647k
DOM15 days
Sold71
cheapermuch faster
02North Boambee ValleyNSW 2450 · 1.7km · Houses · Total
Price$758k
DOM37 days
Sold22
cheapermuch faster
03ToorminaNSW 2452 · 2.3km · Houses · Total
Price$542k
DOM19 days
Sold42
much cheapermuch faster
04SawtellNSW 2452 · 3.1km · Houses · Total
Price$947k
DOM50 days
Sold44
priciermuch faster
Houses · TotalSales market
Stat colourHow each suburb's stat compares to Boambee
Much lowerLowerSimilarHigherMuch higher
Similar markets
Suburbs like Boambee
Suburbs anywhere in NSW that behave like Boambee — matched on price, growth, selling speed and demand, not on distance. A shortlist of markets that move the same way — including ones far away you'd never think to compare. (Want the suburbs right next door instead? See Nearby markets above.)
Boambee vs Run-o-Waters: the closest sales-market match trades at a median of $903k against Boambee's $795k — about 14% higher, with homes selling in 89 days versus 70 days here.
Colour by
Property
Bedrooms
Market
This marketBoambeeNSW 2450 · Houses · Total
Price$795k
DOM70 days
Sold4
Most similar sales markets · within 394.8–474 kmLast 12 months
0102030405
Run-o-WatersNSW 2580 · 437km · 55% match
Price$903k
DOM89 days
Sold11
Bawley PointNSW 2539 · 474km · 52% match
Price$833k
DOM86 days
Sold26
GundarooNSW 2620 · 457km · 69% match
Price$1.13M
DOM74 days
Sold13
JamberooNSW 2533 · 420km · 62% match
Price$871k
DOM66 days
Sold12
BurraNSW 2620 · 395km · 63% match
Price$797k
DOM70 days
Sold11
Stat colourHow each suburb's stat compares to Boambee
Much lowerLowerSimilarHigherMuch higher
Comparable sales markets to Boambee: Run-o-Waters median house price, Bawley Point property prices, Gundaroo property market, Jamberoo property market and Burra house prices.
Market data
Frequently asked · Boambee
25 data-driven answers about Boambee's property market — every one computed from the metrics above.
What things cost
Prices, rent, yield, ownership costWhat is the median house price in Boambee?
#The median house price in Boambee, NSW 2450 is $795k as of June 2026, based on 5 sales over the past 12 months. Houses there have moved +50.0% year-on-year. Prices vary by bedroom count, from compact two-bedroom homes to larger four-bedroom houses. See the bedroom-level breakdown below for 2-, 3- and 4-bedroom medians.
What is the median unit price in Boambee?
#The median unit price in Boambee, NSW 2450 is $795k as of June 2026, based on 5 sales over the past 12 months. Units currently trade at roughly 100% of the median house price.
How much does it cost to rent in Boambee?
#The median weekly house rent in Boambee is $410 as of June 2026, drawn from a very small number of recent leases. Units rent for around $410 per week. House rents have moved +0.5% year-on-year. Current vacancy pressure is shown in the supply section above.
How much is rent for a 3 bedroom house in Boambee?
#A 3 bedroom house in Boambee rents for a median $410 per week as of June 2026, drawn from a very small number of recent leases. Across other house sizes: 2-bedroom $410/week, 4-bedroom $410/week. Unit rents: 1-bedroom $410/week. Figures cover only segments with enough recent leases to be statistically meaningful; sparse segments are excluded. The segment breakdown covers rent, yield and days on market for every property type and bedroom count.
What is the gross rental yield in Boambee?
#Gross rental yield in Boambee is 2.62% for houses and 2.62% for units as of June 2026, compared with the NSW unit median of 3.04%. Gross yield is annual rent divided by purchase price — it doesn't account for ownership costs like council rates, strata, maintenance or vacancy.
How much is a 3 bedroom house in Boambee?
#As of June 2026, Boambee medians by bedroom count:
| Property | 1 bed | 2 bed | 3 bed | 4 bed | Total |
|---|---|---|---|---|---|
| Houses | — | $795k | $795k | $795k | $795k |
| Units | — | — | $795k | — | $795k |
Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.
How the market is moving
Speed, supply, growth, cycle phaseWhat are Boambee's property market trends?
#Boambee's property market trends to June 2026: house prices rose +50.0% year-on-year; weekly house rents moved +0.5%; homes now sell in a median 70 days — faster than a year ago by 21; sales supply sits at 1.1 months (severe). Read together — price, rent, selling speed and supply — they show which way the Boambee market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.
What does the data say about Boambee as an investment?
#As of June 2026 in Boambee, house prices rose +50.0% over the year, gross rental yield is 2.62% against a NSW median of 2.10%, houses take a median 70 days to sell, sales supply is 1.1 months (severe). Capital growth, rental yield, selling speed and supply are the signals investors weigh — but these figures describe the market, not a recommendation. This is data, not financial advice; always do your own research and consider a licensed adviser.
How quickly do houses sell in Boambee?
#Houses in Boambee sell in a median 70 days on market as of June 2026. Days on market have tightened by 21 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.
Is Boambee a tight or loose property market right now?
#Boambee's sales market sits at 1.1 months of supply for houses as of June 2026 — classified as Severe (extreme shortage) against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is looser at 1.4 months of supply.
Have property prices in Boambee gone up or down?
#House prices in Boambee moved +50.0% over the 12 months to June 2026. The 5-year tape above plots the full monthly trajectory — showing where the market changed character rather than just crossing round numbers.
How active is the rental market in Boambee?
#Boambee's house rental market sits at 1.4 months of supply as of June 2026 — classified as Tight, with 2 houses leased over the past 12 months. Units sit at 1.5 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.
Where is Boambee in its property market cycle?
#Boambee's house market is currently in the 'softer_weakening' phase as of June 2026 — combining above-median sales velocity nationally with year-on-year tightening in days on market. The demand cycle chart above plots all eight segments on the same demand-versus-direction axes.
How it compares
Vs state, vs nearby, vs popularHow does Boambee compare to other NSW suburbs?
#Boambee's median house price ($795k) is 15% below the NSW median ($932k) as of June 2026. On selling speed, houses clear in 70 days vs 25 days state median. On gross yield, Boambee sits at 2.62% vs 2.10% state median.
How does Boambee compare to neighbouring suburbs?
#Boambee's most-similar nearby market is Run-o-Waters (436.5 km away) with a median house price of $903k — about 14% pricier. The Nearby and Similar markets sections above rank every peer within radius and by composite similarity across price, days on market, yield, ownership cost and cycle phase.
What's the most popular property type in Boambee?
#The most-transacted segment in Boambee over the 12 months to June 2026 is 2 bed houses with 4 sales. 3 bed houses come second at 4 sales. The buying-versus-renting section above breaks down the top segments with weekly mortgage, rent and ownership-cost detail.
How many properties were sold and leased in Boambee last year?
#Boambee recorded 4 house sales and 4 unit sales over the 12 months to June 2026 — a combined 8 transactions. On the rental side, 2 houses and 2 units were leased. Segments with statistically thin samples are excluded from displayed figures.
About the area
Population, income, who lives here, schoolsWhat postcode is Boambee in?
#Boambee is in postcode 2450, in the Coffs Harbour & Grafton region of NSW. Addresses there are written as Boambee, NSW 2450.
What is the population of Boambee?
#Boambee, NSW 2450 is home to 1,132 residents (ABS Census 2021). The median resident age is 24, and the average household holds 2.5 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.
What is the median household income in Boambee?
#The median household in Boambee earns $2k per week — roughly $81k a year (ABS Census 2021). Median personal income runs $665/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.
What is the unemployment rate in Boambee?
#The unemployment rate in Boambee is 50.0% (ABS Census 2021). That sits right around the median for Australian suburbs. The rate counts people who are working or actively looking for work — not a share of all residents. Workforce participation sits at 50%. The local economy section above covers incomes, employment status and the occupation mix.
Do people own or rent in Boambee?
#Boambee is mostly owner-occupied: about 100% of households are owner-occupiers and 50% rent (ABS Census 2021). Of owners, 50% own outright and 50% are paying off a mortgage.
What schools are near Boambee?
#Boambee has 32 schools within reach, 2 of them inside the suburb itself — including Boambee Public School, Coffs Harbour Learning Centre. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).
Is Boambee a good place to live?
#Boambee, NSW 2450 has a population of 1,132, a median age of 24, a median household income around $2k/week, 50% of households renting (ABS Census 2021). There are 32 schools within reach. Whether it's the right fit depends on your priorities — these figures describe the community, housing mix and amenity rather than offer a verdict.
About this data
Methodology and update cadenceWhen was this Boambee market data last updated?
#This Boambee market data was last updated July 2026, covering the 12 months to June 2026. Figures are computed monthly from 12-month rolling windows of recorded sales and leases, with five years of monthly history behind the trend charts. Methodology, glossary and data sources are linked in the footer.