Kangiara vs Boorowa
In both, the large majority of households own their home and the large majority of homes are detached houses. In Kangiara, most households are couple families. In Boorowa, about half of households are people living alone. On these figures, Kangiara tends to suit couples.
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
Boorowa
ahead on 2 of the 6 things we measure here
- has more schools inside the suburb (2 vs 0)
- carries lower crime risk (51/100 vs 97/100)
- But Kangiara is already more of a family suburb (100% vs 46%)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Kangiara
ahead on the one thing that separates them
- leaves households under less mortgage stress (13% vs 24%)
Weighs mortgage stress.
Renters
Kangiara
ahead on 2 of the 2 things we measure here
- leaves renters under less rental stress (5% vs 20%)
- has cheaper rent ($120/wk vs $245/wk)
Weighs rent and rental stress.
Commuting to the city
Kangiara
ahead on 2 of the 3 things we measure here
- sits closer to the CBD (306 km vs 332.2 km)
- has a shorter drive in (205 min vs 214 min)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Boorowa
ahead on 3 of the 4 things we measure here
- has more GPs (3 vs 0)
- carries lower crime risk (51/100 vs 97/100)
- has more residents already 65 and over (28% vs 22%)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Boorowa
ahead on the one thing that separates them
- is growing faster (15.1% vs 4.2%)
Weighs population growth.
Where they sit
Kangiara and Boorowa drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Boorowa has more residents (1,888 vs 50); Boorowa rents higher ($245/wk vs $120/wk).
| Kangiara | Boorowa | |
|---|---|---|
| Population | 50 | 1,888 +3676% vs other |
| Population trend (2016 → 2021) | +4.2% | +15.1% |
| Median age | 48 | 50 |
| Median household income | $117,000/yr +47% vs other | $62,348/yr |
| Median weekly rent | $120/wk | $245/wk +104% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (22.0%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (14.8%).
Property market
| Kangiara | Boorowa | |
|---|---|---|
| Median house price | — | $505,000 |
| Median unit price | — same for both | |
| Median land price | — | $405,000 |
| Typical days to sell (houses) | — | 95 days from 20 sales |
Zoning mix
| Kangiara | Boorowa | |
|---|---|---|
| Rural and farming | 99% | 98% |
| Residential | 0% | 1% |
| 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
| Kangiara | Boorowa | |
|---|---|---|
| New dwellings approved | 121 across Yass Valley | 48 across Hilltops |
| Approvals change year on year | +14% | -47% |
Gross rental yield
| Kangiara | Boorowa | |
|---|---|---|
| Houses | — | 4.2% $495/wk on $615K |
| Units | — same for both | |
Ranking within NSW
| Kangiara | Boorowa | |
|---|---|---|
| House price | — | Higher than 18% of NSW |
| Income | Higher than 82% of NSW | Higher than 25% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 39% of NSW | Higher than 7% of NSW |
| Affordability | — | Higher than 72% of NSW |
| EV adoption | Higher than 88% of NSW | Higher than 4% of NSW |
| NBN connectivity | Higher than 33% of NSW | Higher than 66% of NSW |
| Rental yield (houses) | — | Higher than 81% of NSW |
Liveability
| Kangiara | Boorowa | |
|---|---|---|
| Grade | — | C |
| Score | — | 30/100 |
| Socio-economic band | very advantaged area decile 10/10 | mid-range socio-economic decile 4/10 |
Risk profile
Kangiara carries more crime risk (97 vs 51); Boorowa carries more bushfire risk (40 vs 28).
| Kangiara | Boorowa | |
|---|---|---|
| Bushfire | Low 28/100 | Moderate 40/100 |
| Crime | High 97/100 | Moderate 51/100 |
| 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 | 0 within 5 km same for both | |
Schools
| Kangiara | Boorowa | |
|---|---|---|
| Inside the suburb | 0 | 2 |
| Rated above peers | 0 | 1 |
| Rated at peers | 0 | 1 |
| Rated below peers | 0 same for both | |
Schools in Kangiara
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Schools in Boorowa
- St Joseph's Primary School Catholic · Primary above peers
- Boorowa Central School Government · Combined at peers
Amenities in the suburb
| Kangiara | Boorowa | |
|---|---|---|
| Supermarkets | 0 | 1 |
| Cafes & restaurants | 0 | 7 |
| Parks & reserves | 0 | 2 |
| Childcare | 0 | 1 |
| GPs | 0 | 3 |
| Hospitals | 0 | 1 |
| Police stations | 0 | 1 |
| Banks & Bank@Post | 0 | 2 |
| Fuel stations | 0 | 3 |
| EV chargers | 0 | 1 |
| Waterways | 9 | 64 |
Mobility
Boorowa sits further from the CBD (332.2 km vs 306 km).
| Kangiara | Boorowa | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Sydney | 306 km | 332.2 km +9% vs other |
| Drive time (normal traffic) | 205 min | 214 min |
| Electric vehicle share | 1.4% postcode 2582 | 0.1% postcode 2586 |
| Rooftop solar per 100 dwellings | 66 postcode 2582 | 62 postcode 2586 |
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.
Bars are drawn against the largest share shown (70.0%).
Setting
| Kangiara | Boorowa | |
|---|---|---|
| Elevation | 551 m above sea level, at the suburb centre | 501 m above sea level, at the suburb centre |
NBN connectivity
| Kangiara | Boorowa | |
|---|---|---|
| Connectivity score | 23/100 | 46/100 |
| Most common technology | Fixed wireless | Fibre to the node |
| Full-fibre (FTTP) share | 0% 28 premises | 7% 809 premises |
Climate
| Kangiara | Boorowa | |
|---|---|---|
| Annual rainfall | 541 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Kangiara | Boorowa | |
|---|---|---|
| Average residential rate | $1,162/yr | $714/yr |
| Council | Yass Valley | Hilltops |
Federal electorate
| Kangiara | Boorowa | |
|---|---|---|
| Division | Riverina same for both | |
| Member | Michael Mccormack same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Kangiara | Boorowa | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
Kangiara
Boorowa
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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.