Corowa NSW 2646
Corowa is a town in New South Wales, 612 km from Sydney CBD, around 6 hours 20 minutes by car. Population is 5,595; the median age is 52 and the median household income is $58,760 per year. By household income, education, and employment patterns, it ranks in the bottom 20% nationally. The town grew 2.1% between 2016 and 2021. At the 2021 Census, households here paid a median rent of $230 per week and a median monthly mortgage of $1,213. Corowa is characterised by high crime risk. 4 schools sit within the town boundary, and walkability is low.
Is Corowa a good town?
Corowa scores a D (24/100) on SuburbScan's Liveability grade — strong on prices, weaker on schools, transit, and community.
Below the state average
4 schools · Bottom 15% in NSW
Car-dependent
Walkability 9/100 · 611.8 km · 380 min drive to Sydney
More affordable than most
Median $484K · More affordable than 76% of NSW
Moderate crime risk
Fire 22/100 · Crime 63/100
Highly disadvantaged
SEIFA decile 2/10 · median age 52 · 5,595 residents
Liveability Rating
24 / 100 · Ranked #1391 in NSWEach bar is Corowa's rank among NSW suburbs, from 0 to 100 (higher is better).
No flood data is published for New South Wales — a blank here means we hold no data, not that there is no risk.
How do you rate the liveability in Corowa?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
24 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataCorowa's house market is moving lower: the median sale price reached $484,000, about 2% below where it sat a year earlier.
Houses
$483,778
Based on 167 recorded sales in the last 24 months.
Typically sold in 50 days — median across 65 sales that recorded a listing period
By bedrooms
- 2 bed 17 sales $380K
- 3 bed 89 sales $480K
- 4 bed 44 sales $545K
- 5 bed 6 sales $594K
Land
$387,000
Based on 21 recorded sales in the last 24 months.
Typically sold in 100 days — median across 8 sales that recorded a listing period
Currently for Sale
Last 6 monthsHouses in Corowa are currently listed at around $565,000 on average. Based on 71 houses listed in the past six months.
Houses
$565K
71 houses listed in the last 6 months.
Units
$360K
6 units listed in the last 6 months.
77 of the suburb's 2,405 dwellings (3.2%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Corowa rent for around $488 a week on average, based on 34 houses listed for rent in the past six months.
Houses
$488/wk
34 houses advertised for rent in the last 6 months.
Units
$350/wk
9 units advertised for rent in the last 6 months.
43 rentals advertised against an estimated 592 rented homes (7.3%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- 3-bed houses
- $480/wk
- 15 bonds
- +47% since 2021
- 2-bed units
- $380/wk
- 16 bonds
Median weekly rent on bonds lodged for new tenancies across postcode 2646 (NSW publishes bonds by postcode, which can cover several suburbs). Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 2025137 Acceptable · the average rental household in this region would pay about 22% of its income on the median rent in postcode 2646.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$488/week ($25,000 a year) on a $565,000 median
$350/week ($18,000 a year) on a $360,000 median
Based on a small sample (6 listings) — indicative only.
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Is Corowa safe? Crime statistics
2025Crime in Corowa sits in the moderate band, with 291 incidents recorded in 2025 — down about 8% on the prior year.
291 offences
7.6% since 2024Crime Trend
Serious Road Crashes
2021–20259 crashes
where someone was killed or admitted to hospital, 2 of them fatal
Crashes are counted where they happened, so a main road through the town carries people passing through; this is not a measure of risk to residents. Roads are listed with 3 or more serious crashes.
Council Flood Studies
Federation Council has published 9 flood studies on the NSW Flood Data Portal. The mapped flood areas are in those studies; SuburbScan does not hold them.
Schools
Four schools serve Corowa, and the cohort is trailing peer-suburb performance.
- • 659 students across 4 schools (avg 165)
- • Sectors: 3 Government, 1 Catholic
- • ICSEA 946-1026, median 966 (below the national baseline of 1000)
- • Largest: Corowa High School (291 students)
Primary
Secondary
Walkability
Corowa is very car-dependent on foot — at 9/100, nearly all errands require a car. Within the town there are 2 supermarkets, 15 parks and 4 cafes to anchor that walking radius.
Public transport
Weekday and weekend service frequency across every stop inside Corowa.
- Peak (7-9am + 5-7pm)
- 26.5 arrivals/hr
- Off-peak weekday
- 10.4 arrivals/hr
- Saturday
- 0.1 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 9.5 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Corowa.
- Full-fibre (FTTP) share
- 43%
- Premises covered
- 3,421
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Federation: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this town alone — this town's own population is in the census section above.
Socio-economic profile
The ABS scores 18 small areas inside this town and averages them into the single decile above. They fall into 5 different deciles — a wide range, so parts of this town rank well above the average and parts well below it.
Corowa is home to about 5,600 residents, with a median age of 52 — noticeably older than the national figure of 38. Median household income runs at $59,000 a year, with unemployment at 3.8%.
2021 Census · change since 2016
Population
5,595
Median Age
52
Median Household Income
$58,760/yr
Census Median Rent
$230/wk
Census Median Mortgage
$1,213/mo
Avg Household Size
2.1
Median Personal Income
$32,968/yr
Unemployment Rate
3.8%
Unoccupied Dwellings
13.7%
Total Dwellings
2,405
Owner-Occupier Rate
75.4%
Houses
83.4%
Rental Stress
20.4%
Mortgage Stress
24.8%
Work From Home
6.9%
Dwelling Types
Property Ownership
31 rented from a state or territory housing authority and 8 from a community housing provider, as a share of the 574 rented dwellings above — not of all dwellings.
Demographics
- Born in Australia
- 85.7%
- English Spoken at Home
- 91.7%
- Employment Rate
- 49.5%
- Completed Year 12
- 27.2%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
38 residents (0.7%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
6.3% of residents (337) lived in a capital city five years earlier, most of them in Melbourne (229).
Top places newcomers came from, as a share of the 5,354 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
Local Jobs
People who work in this town against employed people who live here, 2021 Census.
About 2,548 people work here; 2,371 employed residents live here.
Roughly as many jobs as working residents (1.1 per resident). At least 7% of the people who work here must live elsewhere.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $951 a year through Federation based on 2024 figures.
How this land is zoned
- Rural and farming 48%
- Environmental 27%
- Residential 15%
- Infrastructure and transport 4%
- Parks and recreation 4%
- Industrial 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the town around it — the property page shows the zone for one address.
Building Approvals: Federation
In the year to August 2026, 47 new dwellings were approved across Federation. Almost all of the pipeline is detached houses. Approvals are up 37.5% on the same period a year earlier.
Aboriginal Land Council
Aboriginal land in this area is administered by the Albury And District Local Aboriginal Land Council.
Local Aboriginal Land Councils are statutory bodies under the Aboriginal Land Rights Act 1983, responsible for land claims and land management for their members. Their boundaries are administrative and are not a statement of whose Country this is. NSW does not publish a register of Aboriginal parties by area — they are registered for each project.
Climate & Setting
from Corowa Airport, 0.6 kmModerate rainfall — very hot summers, cold winters with occasional frost.
- Elevation
- 140 m
- above sea level, at the town centre
- Annual rainfall
- 540 mm
- 66 rainy days
- Summer max (Jan)
- 32.0°C
- 31 days ≥ 35°C
- Winter min (Jul)
- 3.4°C
- 18 frost days ≤ 0°C
Elevation is the ground at the town centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
2 facilities within 5 km- 3.3 kmPig FarmingTop reported: Ammonia (total) · Carbon monoxide · Oxides of Nitrogen
- 5.0 kmCereal, Pasta and Baking Mix ManufacturingTop reported: Oxides of Nitrogen · Carbon monoxide · Particulate Matter ≤2.5 µm (PM2.5)
EV adoption
In postcode 2646, 9 of 5,464 registered light vehicles are battery-electric on 31 January 2025. A further 1.9% (104 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 2.1%.
Rooftop solar
In postcode 2646, 1,914 rooftop-solar systems totalling 13.8 MW have been installed since 2001, against 3,245 dwellings recorded in the 2021 Census. 105 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $600,000.
Off-the-plan or contracted-build value cap is $750,000 (vs $600,000 for completed new homes). Stamp duty concessions are a separate scheme (First Home Buyers Assistance).
Mortgage repayments
1 mortgage broker is registered in postcode 2646.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with Revenue NSW
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $600,000 may qualify for $10,000 — see what qualifies with Revenue NSW.
At $483,778 this is under the $600,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Revenue NSW.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-27 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by David Farley One Nation — elected at the 2026 by-election, after the results below
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Sussan Ley | 37.1% | 62.9% | +3.5 |
| 2022 | Sussan Ley | 33.6% | 66.3% | -3.5 |
| 2019 | Sussan Ley | 30.2% | 69.8% | -0.7 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact town's voters across time.
State Electorate
Currently held by Justin Clancy Liberal
Next state election: 13 March 2027.
| Year | Winner | Won with |
|---|---|---|
| 2023 | Justin Clancy LP | 66.3% |
| 2019 | Justin Clancy LP | 66.0% |
| 2015 | Greg Aplin LP | 63.2% |
Results are per district. Districts were last redrawn in 2021, so results from before then describe the district of that name, not necessarily this town's voters. Results: © State of New South Wales through the NSW Electoral Commission, CC BY 4.0, adapted.
Looking at a specific address in Corowa?
Every figure above is a town average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 5,595 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Nearby suburbs
Compare Corowa to another suburb
Side-by-side stats for any other NSW suburb — type a name and pick one.
Or jump straight to a nearby comparison:
Common questions about Corowa
Is Corowa a safe place to live?
Recorded crime in Corowa is moderate (63/100, ranked against other NSW suburbs on offences per resident).
What natural hazards affect Corowa?
Corowa has a low recorded bushfire history (22/100, ranked against every Australian suburb with any fire history). These are town-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Corowa a good place to live?
Corowa has a SuburbScan Liveability grade of D (24/100), ranked against other NSW suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Corowa?
Corowa, NSW had a population of 5,595 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Corowa, NSW?
The postcode for Corowa, NSW is 2646.
How far is Corowa from Sydney?
Corowa is 612 km from Sydney CBD by road, about 380 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Corowa?
At the 2021 ABS Census, median household income in Corowa was $58,760 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Corowa?
The median advertised rent in Corowa is $488 a week for houses (34 listings) and $350 a week for units (9 listings), from rental listings over the last six months.
What is the median age in Corowa?
The median age of residents in Corowa was 52 at the 2021 ABS Census.
Is Corowa at risk of bushfire?
Corowa has a low recorded bushfire history (22/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the town relative to its size, ranked against every Australian suburb with any fire history. It records where fire has burned, not a bushfire-prone land designation, which your council's planning scheme sets.
How are the schools in Corowa?
There are 4 schools inside the Corowa boundary: 4 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Corowa walkable?
Corowa scores 9/100 on the SuburbScan Walkability Score, making it very car-dependent. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the weather like in Corowa?
At the nearest Bureau of Meteorology station to Corowa, Corowa Airport (0.6 km away), summer days average 32°C, winter nights 3.4°C, 540 mm of rain a year over 66 rainy days, and 31 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Corowa?
First-home buyers in NSW may be eligible for $10,000 towards new homes with a purchase price up to $600,000. The grant is administered by Revenue NSW; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Corowa belong to?
Corowa sits within the Federation local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Corowa?
The average residential rates bill through Federation is $951 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Corowa?
Across Federation, 47 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 37.5% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Corowa in?
Corowa sits within the federal Division of Farrer, currently held by David Farley (One Nation).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2025
- Road crashes · 2021–2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- State electorate · 2023
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.