Median priceⓘLast 12 months
388kk
↑ +0.5% YoY
North Boambee Valley, NSW 2450
Property data updated ·2,318 residents
Last 12 months snapshot
30 sales · 44 leases · Refreshed July 2026
North Boambee Valley property market
House rentals lead in North Boambee Valley, with 37 leases at $775 a week (up) as of July 2026, renting out in about 22 days (up from 19 days last year), with 4-bedroom the biggest group at around 4 in 10.
House sales are nearly as big, with 28 sales at around $896k (down), taking about 43 days to sell (up a lot from 27 days last year), among the country's biggest house price drops, with 4-bedroom and 3-bedroom roughly tied at around 45% each. Rounding it out, 7 unit rentals at $605 a week and 2 unit sales at around $295k.
Below-average incomeRetirement communityMostly owners
Who lives hereA below-average-income, mostly owner-occupied, retirement-age suburb.
House covers houses, duplexes, semi-detached and terraces; Unit covers apartments, units, townhouses and villas.
Census · ABS 2021
North Boambee Valley demographics & population
Population
2,318
Median age
52yrs
Avg household
2.4people
Male · Female
45% · 55%
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 North Boambee Valley?
The age structure, household make-up, and cultural fabric of the people who call this suburb home.
Age & sex1,490 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%
1.7 people / household0.4 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 diversity22%
Chance two random residents were born in different countries
Language diversity16%
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 North Boambee Valley
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 49%Median weekly rent · $379/wk — typical: right around the median for Aussie suburbs.
Median monthly mortgageⓘMiddle monthly mortgage repayment among households with a mortgage.Bottom 43%Median monthly mortgage · $935/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 North Boambee Valley
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 23%Median personal income · $546/wk — well below average: in the bottom 23%, lower personal income than 77% of Aussie suburbs.
Median family incomeⓘMiddle weekly income of families.Bottom 32%Median family income · $1,377/wk — below average: in the bottom 32%, lower family income than 68% of 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 North Boambee Valley
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 30%Vehicles per dwelling · 0.63 — above average: in the top 30%, more vehicles per home than 70% 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 North Boambee Valley
No school inside North Boambee Valley itself — the closest options around it are shown. Families can choose from 23 primary schools in North Boambee Valley and its surrounds, and 9 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 North Boambee Valley0schools in the suburb itself
Primary schools23within 5 km · nearest 3.4 km
Secondary schools9within 5 km · nearest 3.4 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 within30 schools
- Nearby · within 5 km · 30Order by
- 1Bishop Druitt CollegeIndependent · Combined · Co-ed · Years K-12 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 2Boambee Public SchoolGovernment · Primary · Co-ed · Years K-6 · Boambee · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 3St John Paul CollegeCatholic · Secondary · Co-ed · Years 7-12 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 4Coffs Harbour Senior CollegeGovernment · Secondary · Co-ed · Years 11-12 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 5Narranga Public SchoolGovernment · Primary · Co-ed · Years K-6 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 6Coffs Harbour Bible Church SchoolIndependent · Combined · Co-ed · Years K-10 · Toormina · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 7Coffs Harbour Learning CentreGovernment · Special · Co-ed · Years U · Boambee · 3.4 kmState Rank—English—Maths—Students217Multilingual1%ICSEA Rank50th
- 8St Augustine's Primary SchoolCatholic · Primary · Co-ed · Years K-6 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 9Allegra School Coffs HarbourIndependent · Special · Co-ed · Years 9-10 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 10Toormina High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Toormina · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 11Coffs Harbour Public SchoolGovernment · Primary · Co-ed · Years K-6 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 12Toormina Public SchoolGovernment · Primary · Co-ed · Years K-6 · Toormina · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 13Tyalla Public SchoolGovernment · Primary · Co-ed · Years K-6 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 14Orara High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 15Maam Giingana GumbaynggirrIndependent · Combined · Co-ed · Years K-8 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 16Mary Help of Christians Primary School SawtellCatholic · Primary · Co-ed · Years K-6 · Toormina · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 17William Bayldon Public SchoolGovernment · Primary · Co-ed · Years K-6 · Sawtell · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 18Orara Upper Public SchoolGovernment · Primary · Co-ed · Years K-6 · Upper Orara · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 19Casuarina Steiner SchoolIndependent · Primary · Co-ed · Years K-6 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 20Coffs Harbour High SchoolGovernment · Secondary · Co-ed · Years 7-12 · Coffs Harbour · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 21Sawtell Public SchoolGovernment · Primary · Co-ed · Years K-6 · Sawtell · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 22Karangi Public SchoolGovernment · Primary · Co-ed · Years K-6 · Karangi · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 23Coffs Harbour Christian Community SchoolIndependent · Combined · Co-ed · Years K-12 · Bonville · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 24Bonville Public SchoolGovernment · Primary · Co-ed · Years K-6 · Bonville · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 25Kororo Public SchoolGovernment · Primary · Co-ed · Years K-6 · Korora · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 26Crossmaglen Public SchoolGovernment · Primary · Co-ed · Years K-6 · Crossmaglen · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 27Coramba Public SchoolGovernment · Primary · Co-ed · Years K-6 · Coramba · 3.4 kmState Rank—English—Maths—Students217Multilingual1%ICSEA Rank50th
- 28Repton Public SchoolGovernment · Primary · Co-ed · Years K-6 · Repton · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 29Raleigh Public SchoolGovernment · Primary · Co-ed · Years K-6 · Raleigh · 3.4 kmState Rank—English—Maths—Students217Multilingual50%ICSEA Rank50th
- 30Ulong Public SchoolGovernment · Primary · Co-ed · Years K-6 · Ulong · 3.4 kmState Rank—English—Maths—Students217Multilingual50%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
North Boambee Valley median house price & rent
Headline price, rent, yield and time on market for North Boambee Valley — choose a property type and size below.
Active segment
Houses
Units
Days on marketⓘLast 12 months
36
↑ 1 day YoY
SoldⓘLast 12 months
9
↑ +0.5% YoY
Months of supplyⓘLast 12 months
7.3mo
Median rentⓘLast 12 months
$514/w
↑ +50.0% YoY
Days to leaseⓘLast 12 months
24
↓ 10 days YoY
LeasedⓘLast 12 months
9
↑ +0.5% YoY
Gross yieldⓘLast 12 months
5.79%
Annualised
Data confidenceSales sample5GoodLease sample6Good
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 · 3 bed5 sales · 6 leases
Sold9+0.5%
Price—
Sales DOM—
Leased9+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
02
Houses · 4 bed5 sales · 6 leases
Sold9+0.5%
Price—
Sales DOM—
Leased9+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
03
Units · 2 bed5 sales · 6 leases
Sold9▲+50.0%
Price—
Sales DOM—
Leased9+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
04
Houses · 2 bed5 sales · 6 leases
Sold—
Price—
Sales DOM—
Leased9▲+50.0%
Rent—
Rental DOM—
—
Sales—
Rent—
05
Units · 1 bed5 sales · 6 leases
Sold—
Price—
Sales DOM—
Leased9
Rent—
Rental DOM—
—
Sales—
Rent—
06
Units · 3 bed5 sales · 6 leases
Sold—
Price—
Sales DOM—
Leased9+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
All houses
Sold9+0.5%
Price—
Sales DOM—
Leased9+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
All units
Sold9+0.5%
Price—
Sales DOM—
Leased9+0.5%
Rent—
Rental DOM—
—
Sales—
Rent—
Where each segment ranks
North Boambee Valley 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 North Boambee Valley
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.
Property
Compare to
Houses · Total: +50%
NSW MEDIAN · +54%
Rent covers itRenting matches or beats the cost of owning−10% to 0%
BalancedMortgage roughly matches asking rent+30% to +60%
Far pricier to ownBuying costs much more than renting+100% to +130%+
BreakdownLast 12 months
Holding cost
Mortgage
Rent
Premium
Band
Assumes 80% LVR·6.0% rate·30y P&I
Premium = (weekly mortgage − weekly rent) ÷ weekly rent. Band thresholds are national breakpoints across ~11,400 eligible Australian segments — the Typical premium band spans national P25 to P75, so it’s literally what’s typical.
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
3 / 100vs NSW
Days on market
64 days▲ +3 days YoY
Median price
$721k▲ +4.2% YoY
Sold (last year)
15▲ +41.0% YoY
Nearby suburb
Demand index
78 / 100vs NSW
Days on market
18 days▼ −7 days YoY
Median price
$675k▲ +10.0% YoY
Sold (last year)
62▲ +1.4% YoY
Nearby suburb
Demand index
86 / 100vs NSW
Days on market
24 days0 days YoY
Median price
$749k▲ +6.8% YoY
Sold (last year)
175▼ −1.9% YoY
Nearby suburb
Demand index
57 / 100vs NSW
Days on market
20 days▼ −2 days YoY
Median price
$426k▲ +3.8% YoY
Sold (last year)
46▼ −13.4% YoY
Nearby suburb
Demand index
13 / 100vs NSW
Days on market
47 days▲ +11 days YoY
Median price
$950k▲ +2.3% YoY
Sold (last year)
36▲ +35.7% YoY
North Boambee Valley · this suburb
Demand index
26 / 100vs NSW
Days on market
36 days▼ −1 day YoY
Median price
$388k▲ +0.5% YoY
Sold (last year)
9▲ +0.5% YoY
weakSales market velocityhow strong sales demand isstrong
This suburb Neighbouring suburbs · coloured by market phaseHover a point for its figures
Market data
North Boambee Valley against the neighbourhood
Eight diagnostic views cutting the data a different way each time — North Boambee Valley in blue, peers in colour.
Pair
View
Property
Bedrooms
Radius
How fast — and is it getting faster?
4 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
43 / 100vs Australia
Days on market
18 days▼ −7 days YoY
Median price
$675k▲ +10.0% YoY
Sold (last year)
62▲ +1.4% YoY
Gross yield
2.70%
Nearby suburb
Demand index
61 / 100vs Australia
Days on market
24 days0 days YoY
Median price
$749k▲ +6.8% YoY
Sold (last year)
175▼ −1.9% YoY
Gross yield
3.59%
Nearby suburb
Demand index
27 / 100vs Australia
Days on market
20 days▼ −2 days YoY
Median price
$426k▲ +3.8% YoY
Sold (last year)
46▼ −13.4% YoY
Gross yield
3.08%
Nearby suburb
Demand index
6 / 100vs Australia
Days on market
47 days▲ +11 days YoY
Median price
$950k▲ +2.3% YoY
Sold (last year)
36▲ +35.7% YoY
Gross yield
1.90%
North Boambee Valley · this suburb
Demand index
50 / 100vs Australia
Days on market
36 days▼ −1 day YoY
Median price
$388k▲ +0.5% YoY
Sold (last year)
9▲ +0.5% YoY
Gross yield
5.79%
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. |
|---|
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
North Boambee Valley — 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
North Boambee Valley 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 North Boambee Valley rose from $592k (Jul 2021) to $663k (Jun 2026) — +11.9% growth over five years — peaking at $835k between Mar 2024 and Feb 2025. Median house rent went from $406/wk to $582/wk (+43.3%) over the same period. For units, the median sale price fell from $395k to $181k (−54.1%), with rent up from $362/wk to $380/wk (+5.0%) over the same period.
PropertyBedrooms
Median price (trailing year)
Jun 2026
$663k+31.1%
5y median $597kvs last year $506k
Total sales (trailing year)
Jun 2026
18-14.3%
5y median 20vs last year 21
Days on market (trailing year)
Jun 2026
36 days+0
5y median 39 daysvs last year 36 days
Median rent (trailing year)
Jun 2026
$582/wk-0.2%
5y median $456/wkvs last year $583/wk
Total leases (trailing year)
Jun 2026
22-4.3%
5y median 22vs last year 23
Days on market (rental) (trailing year)
Jun 2026
18 days+4
5y median 14 daysvs last year 14 days
Gross yield (trailing year)
Jun 2026
2.29%-0.34 pt
5y median 2.90%vs last year 2.63%
Months of supply
Jun 2026
2.1 months+6.2%
5y median 3.6 monthsvs last year 2.0 months
Months of supply (rental)
Jun 2026
1.4 months+38.3%
5y median 1.2 monthsvs last year 1.0 months
Nearby markets
Suburbs near North Boambee Valley: prices compared
The nearest suburbs to North Boambee Valley, ranked by distance — each lined up against North Boambee Valley on the same measures, so the differences jump out at a glance.
Market
Property
Bedrooms
Radius
Colour by
This marketNorth Boambee ValleyNSW 2450 · Houses · Total
Price$388k
DOM36 days
Sold9
4 markets within 5kmLast 12 months
01
BoambeeNSW 2450 · 2.1km · Houses · Total
Price$721k
DOM64 days
Sold15
much priciermuch slower
02Boambee EastNSW 2452 · 2.2km · Houses · Total
Price$675k
DOM18 days
Sold62
much priciermuch faster
03ToorminaNSW 2452 · 4.0km · Houses · Total
Price$426k
DOM20 days
Sold46
priciermuch faster
04Coffs HarbourNSW 2450 · 4.1km · Houses · Total
Price$749k
DOM24 days
Sold175
much pricierfaster
Houses · TotalSales market
Stat colourHow each suburb's stat compares to North Boambee Valley
Much lowerLowerSimilarHigherMuch higher
Similar markets
Suburbs like North Boambee Valley
Suburbs anywhere in NSW that behave like North Boambee Valley — 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.)
North Boambee Valley vs Sandy Beach: the closest sales-market match trades at a median of $748k against North Boambee Valley's $388k — about 93% higher, with homes selling in 30 days versus 36 days here.
Colour by
Property
Bedrooms
Market
This marketNorth Boambee ValleyNSW 2450 · Houses · Total
Price$388k
DOM36 days
Sold9
Most similar sales markets · within 13.6–406 kmLast 12 months
0102030405
Sandy BeachNSW 2456 · 14km · 54% match
Price$748k
DOM30 days
Sold47
TullimbarNSW 2527 · 406km · 72% match
Price$579k
DOM31 days
Sold80
WollongbarNSW 2477 · 143km · 59% match
Price$799k
DOM36 days
Sold40
West BallinaNSW 2478 · 104km · 61% match
Price$755k
DOM23 days
Sold24
Tingira HeightsNSW 2290 · 236km · 51% match
Price$679k
DOM15 days
Sold15
Stat colourHow each suburb's stat compares to North Boambee Valley
Much lowerLowerSimilarHigherMuch higher
Comparable sales markets to North Boambee Valley: Sandy Beach median house price, Tullimbar, NSW property market, Wollongbar property prices, West Ballina property market and Tingira Heights (NSW 2290).
North Boambee Valley's closest rental-market twins: Sandy Beach property market, Tingira Heights, NSW property market, Wollongbar market trends, Tullimbar median house price and West Ballina property market. Each link opens that suburb's full market report.
Market data
Frequently asked · North Boambee Valley
26 data-driven answers about North Boambee Valley's property market — every one computed from the metrics above.
What things cost
Prices, rent, yield, ownership costWhat is the median house price in North Boambee Valley?
#The median house price in North Boambee Valley, NSW 2450 is $388k as of June 2026, based on 5 sales over the past 12 months. Houses there have moved +0.5% 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 North Boambee Valley?
#The median unit price in North Boambee Valley, NSW 2450 is $388k as of June 2026, based on 5 sales over the past 12 months. Units have moved +0.5% year-on-year and currently trade at roughly 100% of the median house price.
How much does it cost to rent in North Boambee Valley?
#The median weekly house rent in North Boambee Valley is $514 as of June 2026, drawn from 6 leases over the past 12 months. Units rent for around $514 per week. House rents have moved +50.0% year-on-year. Current vacancy pressure is shown in the supply section above.
How much is rent for a 3 bedroom house in North Boambee Valley?
#A 3 bedroom house in North Boambee Valley rents for a median $514 per week as of June 2026, drawn from 6 leases over the past 12 months. Across other house sizes: 2-bedroom $514/week, 4-bedroom $514/week. Unit rents: 1-bedroom $514/week, 2-bedroom $514/week, 3-bedroom $514/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 North Boambee Valley?
#Gross rental yield in North Boambee Valley is 5.79% for houses and 5.79% for units as of June 2026, compared with the NSW unit median of 3.08%. 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 North Boambee Valley?
#As of June 2026, North Boambee Valley medians by bedroom count:
| Property | 1 bed | 2 bed | 3 bed | 4 bed | Total |
|---|---|---|---|---|---|
| Houses | — | — | $388k | $388k | $388k |
| Units | — | $388k | — | — | $388k |
Figures cover only segments with enough recent transactions to be statistically meaningful; sparse segments are excluded.
What does it cost to own versus rent at the North Boambee Valley median?
#At the median North Boambee Valley house ($388k purchase, $514/week rent), weekly mortgage repayments sit at roughly $694 — about $180 more per week than renting. That gap is the ownership premium. Figures assume 80% LVR, a 6.0% interest rate and a 30-year principal-and-interest loan.
How the market is moving
Speed, supply, growth, cycle phaseWhat are North Boambee Valley's property market trends?
#North Boambee Valley's property market trends to June 2026: house prices rose +0.5% year-on-year and units +0.5%; weekly house rents moved +50.0%; homes now sell in a median 36 days — faster than a year ago by 1; sales supply sits at 7.3 months (saturated). Read together — price, rent, selling speed and supply — they show which way the North Boambee Valley market is leaning. The 5-year tape and demand cycle charts above plot the full trajectory.
What does the data say about North Boambee Valley as an investment?
#As of June 2026 in North Boambee Valley, house prices rose +0.5% over the year, gross rental yield is 5.79% against a NSW median of 2.44%, houses take a median 36 days to sell, sales supply is 7.3 months (saturated). 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 North Boambee Valley?
#Houses in North Boambee Valley sell in a median 36 days on market as of June 2026, with units clearing slightly similarly at 36 days. Days on market have tightened by 1 days versus a year ago. Faster clearance typically coincides with stronger buyer demand and lower supply.
Is North Boambee Valley a tight or loose property market right now?
#North Boambee Valley's sales market sits at 7.3 months of supply for houses as of June 2026 — classified as Saturated (extreme oversupply) against the Australian distribution. Under 1.7 months is Severe (extreme shortage); over 4.5 months is Loose. The rental side is tighter still at 1.8 months of supply.
Have property prices in North Boambee Valley gone up or down?
#House prices in North Boambee Valley moved +0.5% over the 12 months to June 2026, while units moved +0.5%. 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 North Boambee Valley?
#North Boambee Valley's house rental market sits at 1.8 months of supply as of June 2026 — classified as Balanced, with 9 houses leased over the past 12 months. Units sit at 1.2 months. Tighter supply typically corresponds to faster letting and upward pressure on rents.
Where is North Boambee Valley in its property market cycle?
#North Boambee Valley'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 North Boambee Valley compare to other NSW suburbs?
#North Boambee Valley's median house price ($388k) is 54% below the NSW median ($850k) as of June 2026. On selling speed, houses clear in 36 days vs 19 days state median. On gross yield, North Boambee Valley sits at 5.79% vs 2.44% state median.
How does North Boambee Valley compare to neighbouring suburbs?
#North Boambee Valley's most-similar nearby market is Sandy Beach (13.6 km away) with a median house price of $748k — about 93% 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 North Boambee Valley?
#The most-transacted segment in North Boambee Valley over the 12 months to June 2026 is 3 bed houses with 9 sales. 4 bed houses come second at 9 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 North Boambee Valley last year?
#North Boambee Valley recorded 9 house sales and 9 unit sales over the 12 months to June 2026 — a combined 18 transactions. On the rental side, 9 houses and 9 units were leased. Segments with statistically thin samples are excluded from displayed figures.
About the area
Population, income, who lives here, schoolsWhat postcode is North Boambee Valley in?
#North Boambee Valley is in postcode 2450, in the Coffs Harbour & Grafton region of NSW. Addresses there are written as North Boambee Valley, NSW 2450.
What is the population of North Boambee Valley?
#North Boambee Valley, NSW 2450 is home to 1,490 residents (ABS Census 2021). The median resident age is 40, and the average household holds 1.7 people. The "Who lives here" section above breaks the community down by age, life stage and tenure.
What is the median household income in North Boambee Valley?
#The median household in North Boambee Valley earns $1k per week — roughly $66k a year (ABS Census 2021). Median personal income runs $546/week. Income, rent-to-income and mortgage-to-income context sits in the "Who lives here" section above.
What is the unemployment rate in North Boambee Valley?
#The unemployment rate in North Boambee Valley 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 North Boambee Valley?
#North Boambee Valley 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 North Boambee Valley?
#North Boambee Valley has 30 schools within reach — including Bishop Druitt College, Boambee Public School, St John Paul College. The Schools section above maps each one with sector, year range, enrolment, Micromarkets-compiled academic ratings and ICSEA (ACARA).
Is North Boambee Valley a good place to live?
#North Boambee Valley, NSW 2450 has a population of 1,490, a median age of 40, a median household income around $1k/week, 50% of households renting (ABS Census 2021). There are 30 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 North Boambee Valley market data last updated?
#This North Boambee Valley 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.