Boambee vs North Boambee Valley

Boambee is the younger of the two, with a median age of 47 against 52 in North Boambee Valley. In both, the large majority of 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 $869,000 in North Boambee Valley, though rent is higher in North Boambee Valley. On these figures, Boambee tends to suit couples, while North Boambee Valley suits people living alone, older residents, and 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 2 of the 6 things we measure here

  • is already more of a family suburb (73% vs 55%)
  • carries lower crime risk (54/100 vs 71/100)
  • But North Boambee Valley has more childcare (4 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 2 things we measure here

  • Boambee leaves households under less mortgage stress (22% vs 29%)
  • North Boambee Valley has cheaper houses ($869,000 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 33%)
  • has cheaper rent ($315/wk vs $465/wk)

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

Commuting to the city

Boambee

ahead on the one thing that separates them

  • sits closer to the CBD (522.6 km vs 525.7 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Boambee carries lower crime risk (54/100 vs 71/100)
  • North Boambee Valley has more residents already 65 and over (38% vs 22%)

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

Investors

North Boambee Valley

ahead on the one thing that separates them

  • is growing faster (15.8% vs 6.1%)

Weighs population growth.

Where they sit

Boambee and North Boambee Valley 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 North Boambee Valley
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 North Boambee Valley
Walkability 17 / 17
Boambee — Walkability: 17/100 North Boambee Valley — Walkability: 17/100
Safety 46 / 29
Boambee — Safety: 46/100 North Boambee Valley — Safety: 29/100
Low fire risk 75 / 60
Boambee — Low fire risk: 75/100 North Boambee Valley — Low fire risk: 60/100

Demographics

North Boambee Valley rents higher ($465/wk vs $315/wk); Boambee has higher household incomes ($106,496 vs $73,528).

Boambee North Boambee Valley
Population 1,770 2,318
+31% vs other
Population trend (2016 → 2021) +6.1% +15.8%
Median age 47 52
Median household income $106,496/yr
+31% vs other
 $73,528/yr
Median weekly rent $315/wk $465/wk
+48% vs other

Age profile

Share of residents in each band, 2021 Census.

Boambee North Boambee Valley
0-4 3.3% / 4.8%
Boambee — 0-4: 3.3% North Boambee Valley — 0-4: 4.8%
5-14 13.8% / 10.9%
Boambee — 5-14: 13.8% North Boambee Valley — 5-14: 10.9%
15-19 7.6% / 4.4%
Boambee — 15-19: 7.6% North Boambee Valley — 15-19: 4.4%
20-24 4.0% / 3.5%
Boambee — 20-24: 4.0% North Boambee Valley — 20-24: 3.5%
25-34 7.8% / 7.9%
Boambee — 25-34: 7.8% North Boambee Valley — 25-34: 7.9%
35-44 9.6% / 10.2%
Boambee — 35-44: 9.6% North Boambee Valley — 35-44: 10.2%
45-54 16.7% / 11.1%
Boambee — 45-54: 16.7% North Boambee Valley — 45-54: 11.1%
55-64 14.8% / 9.7%
Boambee — 55-64: 14.8% North Boambee Valley — 55-64: 9.7%
65-74 14.7% / 11.8%
Boambee — 65-74: 14.7% North Boambee Valley — 65-74: 11.8%
75-84 5.8% / 15.8%
Boambee — 75-84: 5.8% North Boambee Valley — 75-84: 15.8%
85+ 1.2% / 10.4%
Boambee — 85+: 1.2% North Boambee Valley — 85+: 10.4%

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%
North Boambee Valley 40.6% couple families
North Boambee Valley — Couple Families: 40.6% North Boambee Valley — Lone Person: 41.8% North Boambee Valley — One Parent Families: 14.0% North Boambee Valley — Group Household: 2.4% North Boambee Valley — Other Families: 1.1%
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%
North Boambee Valley 20.0% renting
North Boambee Valley — Owned Outright: 47.5% North Boambee Valley — Mortgage: 32.4% North Boambee Valley — Renting: 20.0%
Owned outright Mortgage Renting

Qualifications

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

Boambee North Boambee Valley
Certificate III & IV 16.4% / 15.3%
Boambee — Certificate III & IV: 16.4% North Boambee Valley — Certificate III & IV: 15.3%
Bachelor Degree 12.9% / 9.3%
Boambee — Bachelor Degree: 12.9% North Boambee Valley — Bachelor Degree: 9.3%
Advanced Diploma / Diploma 8.1% / 7.2%
Boambee — Advanced Diploma / Diploma: 8.1% North Boambee Valley — Advanced Diploma / Diploma: 7.2%
Postgraduate Degree 3.6% / 2.1%
Boambee — Postgraduate Degree: 3.6% North Boambee Valley — Postgraduate Degree: 2.1%
Graduate Diploma / Certificate 3.3% / 1.9%
Boambee — Graduate Diploma / Certificate: 3.3% North Boambee Valley — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (16.4%).

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 North Boambee Valley
England 3.6% / 4.0%
Boambee — England: 3.6% North Boambee Valley — England: 4.0%
India 1.3% / 1.9%
Boambee — India: 1.3% North Boambee Valley — India: 1.9%
New Zealand 1.6% / 1.5%
Boambee — New Zealand: 1.6% North Boambee Valley — New Zealand: 1.5%
South Africa 1.0% / 0.6%
Boambee — South Africa: 1.0% North Boambee Valley — South Africa: 0.6%
Scotland 0.6% / 0.5%
Boambee — Scotland: 0.6% North Boambee Valley — Scotland: 0.5%
Italy 0.5% / 0.6%
Boambee — Italy: 0.5% North Boambee Valley — Italy: 0.6%
Philippines — / 0.7%
Boambee — Philippines: not among its largest North Boambee Valley — Philippines: 0.7%

Bars are drawn against the largest share shown (4.0%).

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%
North Boambee Valley 94.5% houses
North Boambee Valley — Houses: 94.5% North Boambee Valley — Flats / Apartments: 3.6% North Boambee Valley — Townhouses: 1.9%
Houses Flats / Apartments Townhouses

Property market

Boambee North Boambee Valley
Median house price $1,325,000 $869,000
Median unit price — $295,000
Median land price — $575,000
Typical days to sell (houses) 65 days
from 13 sales
 52 days
from 8 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 North Boambee Valley
3 bed $1.26M / $780K
Boambee — 3 bed: $1.26M (6 sales) North Boambee Valley — 3 bed: $780K (21 sales)

6 vs 21 sales

4 bed $1.4M / $1.07M
Boambee — 4 bed: $1.4M (17 sales) North Boambee Valley — 4 bed: $1.07M (23 sales)

17 vs 23 sales

Zoning mix

Boambee North Boambee Valley
Rural and farming 50% 47%
Residential 27% 17%
Environmental 19% 22%
Industrial 1% 9%
Infrastructure and transport 2% 3%
Parks and recreation 1%
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 North Boambee Valley
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 North Boambee Valley
Houses — 3.5%
$750/wk on $1.11M
Units —
same for both

Ranking within NSW

Boambee North Boambee Valley
House price Higher than 71% of NSW Higher than 47% of NSW
Income Higher than 72% of NSW Higher than 40% of NSW
Schools —
same for both
Walkability Higher than 67% of NSW
same for both
Affordability Higher than 43% of NSW Higher than 45% of NSW
EV adoption Higher than 55% of NSW
same for both
NBN connectivity Higher than 94% of NSW Higher than 96% of NSW
Rental yield (houses) — Higher than 46% of NSW

Liveability

Boambee scores higher overall (45 vs 31).

Boambee North Boambee Valley
Grade C
same for both
Score 45/100 31/100
Socio-economic band advantaged area
decile 8/10
 mid-range socio-economic
decile 6/10

Risk profile

North Boambee Valley carries more bushfire risk (40 vs 25); North Boambee Valley carries more crime risk (71 vs 54).

Boambee North Boambee Valley
Bushfire Low
25/100
 Moderate
40/100
Crime Moderate
54/100
 High
71/100
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
 6
within 5 km

Schools

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

Schools in Boambee

  • Boambee Public School Government · Primary at peers

Schools in North Boambee Valley

  • Bishop Druitt College Independent · Combined at peers

Amenities in the suburb

Boambee North Boambee Valley
Cafes & restaurants 0 5
Parks & reserves 1 2
Childcare 1 4
Fuel stations 2
same for both
EV chargers 0 1
Waterways 16 2

Mobility

North Boambee Valley sits further from the CBD (525.7 km vs 522.6 km).

Boambee North Boambee Valley
Walkability score 17/100
same for both
Distance to Sydney 522.6 km 525.7 km
Drive time (normal traffic) 338 min 342 min
Public transport score 34/100
Bus
 66/100
Bus
Peak arrivals per hour 10.0
7-9am + 5-7pm
 24.2
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 0.5%
postcode 2450
same for both
Rooftop solar per 100 dwellings 52
postcode 2450
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 North Boambee Valley
Car (driver) 74.0% / 77.0%
Boambee — Car (driver): 74.0% North Boambee Valley — Car (driver): 77.0%
Worked from Home 16.2% / 12.7%
Boambee — Worked from Home: 16.2% North Boambee Valley — Worked from Home: 12.7%
Car (passenger) 5.7% / 7.3%
Boambee — Car (passenger): 5.7% North Boambee Valley — Car (passenger): 7.3%
Walked Only 3.0% / 1.9%
Boambee — Walked Only: 3.0% North Boambee Valley — Walked Only: 1.9%
Bicycle 1.0% / 1.1%
Boambee — Bicycle: 1.0% North Boambee Valley — Bicycle: 1.1%

Bars are drawn against the largest share shown (77.0%).

Setting

Boambee North Boambee Valley
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
same for both

NBN connectivity

Boambee North Boambee Valley
Connectivity score 89/100 95/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 84%
656 premises
 93%
1,445 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Boambee

Acreage River

North Boambee Valley

Acreage Retirees River

More comparisons

Other comparisons with Boambee

Boambee vs Coffs Harbour Boambee vs Boambee East Boambee vs Bonville Boambee vs Upper Orara

Other comparisons with North Boambee Valley

North Boambee Valley vs Coffs Harbour North Boambee Valley vs Upper Orara
Full data on Boambee Full data on North Boambee Valley
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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or