Boambee East vs Toormina

Boambee East is the younger of the two, with a median age of 42 against 45 in Toormina. In both, most households own their home and most homes are detached houses. In Toormina, about half of households are people living alone. On these figures, Toormina tends to suit people living alone.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

They split

one each way, out of the 6 things we measure here

  • Boambee East carries lower crime risk (57/100 vs 88/100)
  • Toormina has more childcare (7 vs 1)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

They split

one each way, out of the 3 things we measure here

  • Boambee East leaves households under less mortgage stress (27% vs 33%)
  • Toormina has cheaper units ($465,000 vs $580,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Toormina

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (37% vs 26%)
  • has cheaper rent ($335/wk vs $410/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Toormina

ahead on the one thing that separates them

  • is more walkable (87/100 vs 68/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Toormina

ahead on 3 of the 5 things we measure here

  • has more units and townhouses to downsize into (35% vs 13%)
  • is more walkable (87/100 vs 68/100)
  • has more residents already 65 and over (27% vs 21%)
  • But Boambee East carries lower crime risk (57/100 vs 88/100)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Boambee East

ahead on the one thing that separates them

  • returns a higher gross yield on houses (4.9% vs 4.4%)

Weighs house yield and population growth.

Where they sit

Boambee East and Toormina drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Boambee East Toormina
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Boambee East Toormina
Walkability 68 / 87
Boambee East — Walkability: 68/100 Toormina — Walkability: 87/100
Safety 43 / 12
Boambee East — Safety: 43/100 Toormina — Safety: 12/100
Low fire risk 100 / 100
Boambee East — Low fire risk: 100/100 Toormina — Low fire risk: 100/100

Demographics

Boambee East has higher household incomes ($73,164 vs $55,068); Boambee East rents higher ($410/wk vs $335/wk).

Boambee East Toormina
Population 5,304 6,171
+16% vs other
Population trend (2016 → 2021) +1.2% -0.3%
Median age 42 45
Median household income $73,164/yr
+25% vs other
 $55,068/yr
Median weekly rent $410/wk
+18% vs other
 $335/wk

Age profile

Share of residents in each band, 2021 Census.

Boambee East Toormina
0-4 5.7% / 4.9%
Boambee East — 0-4: 5.7% Toormina — 0-4: 4.9%
5-14 14.0% / 12.5%
Boambee East — 5-14: 14.0% Toormina — 5-14: 12.5%
15-19 6.5% / 5.3%
Boambee East — 15-19: 6.5% Toormina — 15-19: 5.3%
20-24 4.2% / 4.9%
Boambee East — 20-24: 4.2% Toormina — 20-24: 4.9%
25-34 11.5% / 10.8%
Boambee East — 25-34: 11.5% Toormina — 25-34: 10.8%
35-44 11.4% / 10.8%
Boambee East — 35-44: 11.4% Toormina — 35-44: 10.8%
45-54 12.6% / 11.3%
Boambee East — 45-54: 12.6% Toormina — 45-54: 11.3%
55-64 12.9% / 12.5%
Boambee East — 55-64: 12.9% Toormina — 55-64: 12.5%
65-74 12.4% / 11.7%
Boambee East — 65-74: 12.4% Toormina — 65-74: 11.7%
75-84 6.6% / 9.6%
Boambee East — 75-84: 6.6% Toormina — 75-84: 9.6%
85+ 2.1% / 5.4%
Boambee East — 85+: 2.1% Toormina — 85+: 5.4%

Bars are drawn against the largest share shown (14.0%).

Who lives together

Household composition, 2021 Census.

Boambee East 32.6% lone person
Boambee East — Lone Person: 32.6% Boambee East — Couple Families: 40.0% Boambee East — One Parent Families: 21.9% Boambee East — Group Household: 4.1% Boambee East — Other Families: 1.4%
Toormina 45.7% lone person
Toormina — Lone Person: 45.7% Toormina — Couple Families: 25.5% Toormina — One Parent Families: 22.6% Toormina — Group Household: 4.3% Toormina — Other Families: 1.8%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Boambee East 25.7% renting
Boambee East — Owned Outright: 36.1% Boambee East — Mortgage: 38.2% Boambee East — Renting: 25.7%
Toormina 36.8% renting
Toormina — Owned Outright: 32.8% Toormina — Mortgage: 30.3% Toormina — Renting: 36.8%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Boambee East Toormina
Certificate III & IV 18.6% / 17.8%
Boambee East — Certificate III & IV: 18.6% Toormina — Certificate III & IV: 17.8%
Bachelor Degree 9.4% / 7.6%
Boambee East — Bachelor Degree: 9.4% Toormina — Bachelor Degree: 7.6%
Advanced Diploma / Diploma 7.7% / 6.3%
Boambee East — Advanced Diploma / Diploma: 7.7% Toormina — Advanced Diploma / Diploma: 6.3%
Postgraduate Degree 1.7% / 1.5%
Boambee East — Postgraduate Degree: 1.7% Toormina — Postgraduate Degree: 1.5%
Graduate Diploma / Certificate 1.7% / 1.2%
Boambee East — Graduate Diploma / Certificate: 1.7% Toormina — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (18.6%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Boambee East Toormina
England 3.5% / 3.3%
Boambee East — England: 3.5% Toormina — England: 3.3%
New Zealand 1.3% / 1.1%
Boambee East — New Zealand: 1.3% Toormina — New Zealand: 1.1%
Philippines 0.4% / 1.1%
Boambee East — Philippines: 0.4% Toormina — Philippines: 1.1%
India 0.4% / 0.6%
Boambee East — India: 0.4% Toormina — India: 0.6%
Germany 0.4% / 0.4%
Boambee East — Germany: 0.4% Toormina — Germany: 0.4%
Netherlands 0.4% / 0.4%
Boambee East — Netherlands: 0.4% Toormina — Netherlands: 0.4%
Scotland 0.4% / 0.3%
Boambee East — Scotland: 0.4% Toormina — Scotland: 0.3%

Bars are drawn against the largest share shown (3.5%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Boambee East 86.7% houses
Boambee East — Houses: 86.7% Boambee East — Townhouses: 9.6% Boambee East — Flats / Apartments: 3.7%
Toormina 65.1% houses
Toormina — Houses: 65.1% Toormina — Townhouses: 23.4% Toormina — Flats / Apartments: 11.5%
Houses Townhouses Flats / Apartments

Property market

Boambee East Toormina
Median house price $825,000 $768,000
Median unit price $580,000 $465,000
Median land price —
same for both
Typical days to sell (houses) 34 days
from 44 sales
 31 days
from 27 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Boambee East Toormina
3 bed $762K / $733K
Boambee East — 3 bed: $762K (80 sales) Toormina — 3 bed: $733K (52 sales)

80 vs 52 sales

4 bed $872K / $880K
Boambee East — 4 bed: $872K (58 sales) Toormina — 4 bed: $880K (29 sales)

58 vs 29 sales

Zoning mix

Boambee East Toormina
Residential 63% 51%
Parks and recreation 14% 28%
Environmental 13% 4%
Industrial 8% 9%
Infrastructure and transport 2% 6%
Commercial 0% 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Boambee East Toormina
New dwellings approved 356
across Coffs Harbour
same for both
Approvals change year on year +61%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Boambee East Toormina
Houses 4.9%
$790/wk on $833K
 4.4%
$672/wk on $799K
Units —
same for both

Ranking within NSW

Boambee East Toormina
House price Higher than 33% of NSW Higher than 28% of NSW
Income Higher than 40% of NSW Higher than 15% of NSW
Schools — Higher than 46% of NSW
Walkability Higher than 88% of NSW Higher than 95% of NSW
Affordability Higher than 58% of NSW Higher than 42% of NSW
EV adoption Higher than 36% of NSW
same for both
NBN connectivity Higher than 99% of NSW Higher than 98% of NSW
Rental yield (houses) Higher than 96% of NSW Higher than 88% of NSW

Liveability

Toormina is more walkable (87 vs 68); Boambee East scores higher overall (48 vs 39).

Boambee East Toormina
Grade C
same for both
Score 48/100 39/100
Socio-economic band below-average income
decile 3/10
 high-need area
decile 1/10

Risk profile

Toormina carries more crime risk (88 vs 57).

Boambee East Toormina
Bushfire None
0/100
same for both
Crime Moderate
57/100
 High
88/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
same for both

Schools

Boambee East Toormina
Inside the suburb 1 5
Rated above peers 0 1
Rated at peers 0 1
Rated below peers 0 3

Schools in Boambee East

  • Coffs Harbour Learning Centre Government · Secondary · Special school

Schools in Toormina

  • Coffs Harbour Bible Church School Independent · Combined above peers
  • Toormina High School Government · Secondary at peers
  • Mary Help of Christians Primary School Sawtell Catholic · Primary below peers
  • Toormina Public School Government · Primary below peers
  • William Bayldon Public School Government · Primary below peers

Amenities in the suburb

Boambee East Toormina
Supermarkets 1 3
Cafes & restaurants 0 1
Parks & reserves 3 12
Childcare 1 7
GPs 1
same for both
Pharmacies 1
same for both
Banks & Bank@Post 0 2
Fuel stations 0 1
Waterways 5 0

Mobility

Boambee East Toormina
Walkability score 68/100 87/100
Distance to Sydney 519.7 km 521.3 km
Drive time (normal traffic) 335 min 339 min
Public transport score 75/100
Bus
 78/100
Bus
Peak arrivals per hour 48.2
7-9am + 5-7pm
 99.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.4%
postcode 2452
same for both
Rooftop solar per 100 dwellings 49
postcode 2452
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Boambee East Toormina
Car (driver) 82.5% / 80.5%
Boambee East — Car (driver): 82.5% Toormina — Car (driver): 80.5%
Worked from Home 9.2% / 8.1%
Boambee East — Worked from Home: 9.2% Toormina — Worked from Home: 8.1%
Car (passenger) 6.7% / 6.8%
Boambee East — Car (passenger): 6.7% Toormina — Car (passenger): 6.8%
Walked Only 0.7% / 3.3%
Boambee East — Walked Only: 0.7% Toormina — Walked Only: 3.3%
Bus 0.4% / 0.8%
Boambee East — Bus: 0.4% Toormina — Bus: 0.8%

Bars are drawn against the largest share shown (82.5%).

Setting

Boambee East Toormina
Elevation 16 m
above sea level, at the suburb centre
 11 m
above sea level, at the suburb centre
Distance to the ocean 2.9 km
3.3 km to a named beach
 1.7 km
1.9 km to a named beach

NBN connectivity

Boambee East Toormina
Connectivity score 100/100 99/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
2,198 premises
 96%
3,285 premises

Climate

Boambee East Toormina
Annual rainfall 1,827 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Boambee East Toormina
PM2.5 4.3 µg/m³
same for both
PM10 10.8 µg/m³
same for both
NO₂ 0.22 pphm
same for both

Council rates

Boambee East Toormina
Average residential rate $1,437/yr
same for both
Council Coffs Harbour
same for both

Federal electorate

Boambee East Toormina
Division Cowper
same for both
Member Pat Conaghan
same for both
Party The Nationals
same for both

First Home Owner Grant

Boambee East Toormina
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Boambee East

Coastal Large Blocks River

Toormina

Coastal Parks Quiet Retirees Townhouses

More comparisons

Other comparisons with Boambee East

Boambee East vs Coffs Harbour Boambee East vs Bonville Boambee East vs Boambee

Other comparisons with Toormina

Toormina vs Coffs Harbour Toormina vs Sawtell Toormina vs Bonville
Full data on Boambee East Full data on Toormina
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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