Boambee vs Boambee East

Boambee East is the younger of the two, with a median age of 42 against 47 in Boambee. In both, most households own their home and the large majority of homes are detached houses. In Boambee, most households are couple families. Houses cost more in Boambee: a median of $1.32 million, against $825,000 in Boambee East, though rent is higher in Boambee East. On these figures, Boambee tends to suit couples, while Boambee East suits buyers on a tighter budget.

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

Boambee

ahead on the one thing that separates them

  • is already more of a family suburb (73% vs 62%)

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

First-home buyers

Boambee East

ahead on the one thing that separates them

  • has cheaper houses ($825,000 vs $1,325,000)

Weighs house prices and mortgage stress.

Renters

Boambee

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (15% vs 29%)
  • has cheaper rent ($315/wk vs $410/wk)
  • But Boambee East has a bigger rental market to choose from (26% vs 10%)

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

Commuting to the city

Boambee East

ahead on 2 of the 3 things we measure here

  • is more walkable (68/100 vs 17/100)
  • sits closer to the CBD (519.7 km vs 522.6 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Boambee East

ahead on the one thing that separates them

  • is more walkable (68/100 vs 17/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Boambee and Boambee East 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 Boambee East
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 Boambee East
Walkability 17 / 68
Boambee — Walkability: 17/100 Boambee East — Walkability: 68/100
Safety 46 / 43
Boambee — Safety: 46/100 Boambee East — Safety: 43/100
Low fire risk 75 / 100
Boambee — Low fire risk: 75/100 Boambee East — Low fire risk: 100/100

Demographics

Boambee East has more residents (5,304 vs 1,770); Boambee has higher household incomes ($106,496 vs $73,164).

Boambee Boambee East
Population 1,770 5,304
+200% vs other
Population trend (2016 → 2021) +6.1% +1.2%
Median age 47 42
Median household income $106,496/yr
+31% vs other
 $73,164/yr
Median weekly rent $315/wk $410/wk
+30% vs other

Age profile

Share of residents in each band, 2021 Census.

Boambee Boambee East
0-4 3.3% / 5.7%
Boambee — 0-4: 3.3% Boambee East — 0-4: 5.7%
5-14 13.8% / 14.0%
Boambee — 5-14: 13.8% Boambee East — 5-14: 14.0%
15-19 7.6% / 6.5%
Boambee — 15-19: 7.6% Boambee East — 15-19: 6.5%
20-24 4.0% / 4.2%
Boambee — 20-24: 4.0% Boambee East — 20-24: 4.2%
25-34 7.8% / 11.5%
Boambee — 25-34: 7.8% Boambee East — 25-34: 11.5%
35-44 9.6% / 11.4%
Boambee — 35-44: 9.6% Boambee East — 35-44: 11.4%
45-54 16.7% / 12.6%
Boambee — 45-54: 16.7% Boambee East — 45-54: 12.6%
55-64 14.8% / 12.9%
Boambee — 55-64: 14.8% Boambee East — 55-64: 12.9%
65-74 14.7% / 12.4%
Boambee — 65-74: 14.7% Boambee East — 65-74: 12.4%
75-84 5.8% / 6.6%
Boambee — 75-84: 5.8% Boambee East — 75-84: 6.6%
85+ 1.2% / 2.1%
Boambee — 85+: 1.2% Boambee East — 85+: 2.1%

Bars are drawn against the largest share shown (16.7%).

Who lives together

Household composition, 2021 Census.

Boambee 58.2% couple families
Boambee — Couple Families: 58.2% Boambee — Lone Person: 25.2% Boambee — One Parent Families: 14.4% Boambee — Group Household: 2.3% Boambee — Other Families: 0.0%
Boambee East 40.0% couple families
Boambee East — Couple Families: 40.0% Boambee East — Lone Person: 32.6% Boambee East — One Parent Families: 21.9% Boambee East — Group Household: 4.1% Boambee East — Other Families: 1.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Boambee 10.5% renting
Boambee — Owned Outright: 48.9% Boambee — Mortgage: 40.7% Boambee — Renting: 10.5%
Boambee East 25.7% renting
Boambee East — Owned Outright: 36.1% Boambee East — Mortgage: 38.2% Boambee East — Renting: 25.7%
Owned outright Mortgage Renting

Qualifications

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

Boambee Boambee East
Certificate III & IV 16.4% / 18.6%
Boambee — Certificate III & IV: 16.4% Boambee East — Certificate III & IV: 18.6%
Bachelor Degree 12.9% / 9.4%
Boambee — Bachelor Degree: 12.9% Boambee East — Bachelor Degree: 9.4%
Advanced Diploma / Diploma 8.1% / 7.7%
Boambee — Advanced Diploma / Diploma: 8.1% Boambee East — Advanced Diploma / Diploma: 7.7%
Postgraduate Degree 3.6% / 1.7%
Boambee — Postgraduate Degree: 3.6% Boambee East — Postgraduate Degree: 1.7%
Graduate Diploma / Certificate 3.3% / 1.7%
Boambee — Graduate Diploma / Certificate: 3.3% Boambee East — Graduate Diploma / Certificate: 1.7%

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 Boambee East
England 3.6% / 3.5%
Boambee — England: 3.6% Boambee East — England: 3.5%
New Zealand 1.6% / 1.3%
Boambee — New Zealand: 1.6% Boambee East — New Zealand: 1.3%
India 1.3% / 0.4%
Boambee — India: 1.3% Boambee East — India: 0.4%
South Africa 1.0% / 0.3%
Boambee — South Africa: 1.0% Boambee East — South Africa: 0.3%
Scotland 0.6% / 0.4%
Boambee — Scotland: 0.6% Boambee East — Scotland: 0.4%
Germany — / 0.4%
Boambee — Germany: not among its largest Boambee East — Germany: 0.4%
Netherlands — / 0.4%
Boambee — Netherlands: not among its largest Boambee East — Netherlands: 0.4%

Bars are drawn against the largest share shown (3.6%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Boambee 92.9% houses
Boambee — Houses: 92.9% Boambee — Flats / Apartments: 7.1% Boambee — Townhouses: 0.0%
Boambee East 86.7% houses
Boambee East — Houses: 86.7% Boambee East — Flats / Apartments: 3.7% Boambee East — Townhouses: 9.6%
Houses Flats / Apartments Townhouses

Property market

Boambee Boambee East
Median house price $1,325,000 $825,000
Median unit price — $580,000
Median land price —
same for both
Typical days to sell (houses) 65 days
from 13 sales
 34 days
from 44 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 Boambee East
3 bed $1.26M / $762K
Boambee — 3 bed: $1.26M (6 sales) Boambee East — 3 bed: $762K (80 sales)

6 vs 80 sales

4 bed $1.4M / $872K
Boambee — 4 bed: $1.4M (17 sales) Boambee East — 4 bed: $872K (58 sales)

17 vs 58 sales

5 bed $1.32M / $1.12M
Boambee — 5 bed: $1.32M (6 sales) Boambee East — 5 bed: $1.12M (14 sales)

6 vs 14 sales

Zoning mix

Boambee has more rural and farming land (50% vs 0%).

Boambee Boambee East
Residential 27% 63%
Rural and farming 50% 0%
Environmental 19% 13%
Parks and recreation 1% 14%
Industrial 1% 8%
Infrastructure and transport 2%
same for both
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 Boambee East
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 Boambee East
Houses — 4.9%
$790/wk on $833K
Units —
same for both

Ranking within NSW

Boambee Boambee East
House price Higher than 71% of NSW Higher than 33% of NSW
Income Higher than 72% of NSW Higher than 40% of NSW
Schools —
same for both
Walkability Higher than 67% of NSW Higher than 88% of NSW
Affordability Higher than 43% of NSW Higher than 58% of NSW
EV adoption Higher than 55% of NSW Higher than 36% of NSW
NBN connectivity Higher than 94% of NSW Higher than 99% of NSW
Rental yield (houses) — Higher than 96% of NSW

Liveability

Boambee East is more walkable (68 vs 17).

Boambee Boambee East
Grade C
same for both
Score 45/100 48/100
Socio-economic band advantaged area
decile 8/10
 below-average income
decile 3/10

Risk profile

Boambee carries more bushfire risk (25 vs 0).

Boambee Boambee East
Bushfire Low
25/100
 None
0/100
Crime Moderate
54/100
 Moderate
57/100
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 4
within 5 km
 3
within 5 km

Schools

Boambee Boambee East
Inside the suburb 1
same for both
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 0
same for both

Schools in Boambee

  • Boambee Public School Government · Primary at peers

Schools in Boambee East

  • Coffs Harbour Learning Centre Government · Secondary · Special school

Amenities in the suburb

Boambee Boambee East
Supermarkets 0 1
Parks & reserves 1 3
Childcare 1
same for both
GPs 0 1
Pharmacies 0 1
Fuel stations 2 0
Waterways 16 5

Mobility

Boambee sits further from the CBD (522.6 km vs 519.7 km).

Boambee Boambee East
Walkability score 17/100 68/100
Distance to Sydney 522.6 km 519.7 km
Drive time (normal traffic) 338 min 335 min
Public transport score 34/100
Bus
 75/100
Bus
Peak arrivals per hour 10.0
7-9am + 5-7pm
 48.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 2450
 0.4%
postcode 2452
Rooftop solar per 100 dwellings 52
postcode 2450
 49
postcode 2452

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 Boambee East
Car (driver) 74.0% / 82.5%
Boambee — Car (driver): 74.0% Boambee East — Car (driver): 82.5%
Worked from Home 16.2% / 9.2%
Boambee — Worked from Home: 16.2% Boambee East — Worked from Home: 9.2%
Car (passenger) 5.7% / 6.7%
Boambee — Car (passenger): 5.7% Boambee East — Car (passenger): 6.7%
Walked Only 3.0% / 0.7%
Boambee — Walked Only: 3.0% Boambee East — Walked Only: 0.7%
Bicycle 1.0% / 0.3%
Boambee — Bicycle: 1.0% Boambee East — Bicycle: 0.3%
Bus — / 0.4%
Boambee — Bus: not among its largest Boambee East — Bus: 0.4%

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

Setting

Boambee Boambee East
Elevation 27 m
above sea level, at the suburb centre
 16 m
above sea level, at the suburb centre
Distance to the ocean 5.3 km 2.9 km
3.3 km to a named beach

NBN connectivity

Boambee Boambee East
Connectivity score 89/100 100/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 84%
656 premises
 100%
2,198 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Boambee

Acreage River

Boambee East

Coastal Large Blocks River

More comparisons

Other comparisons with Boambee

Boambee vs Coffs Harbour Boambee vs Bonville Boambee vs North Boambee Valley Boambee vs Upper Orara

Other comparisons with Boambee East

Boambee East vs Coffs Harbour Boambee East vs Toormina Boambee East vs Bonville
Full data on Boambee Full data on Boambee East
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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