Lower Boro NSW 2580
Located in New South Wales, Lower Boro sits 220 km from Sydney CBD, around 2 hours 35 minutes by car. The locality has 217 residents, a median age of 50, and a median household income of $94,224 per year. On socioeconomic measures it sits in the middle range nationally. Population grew 23.3% from 2016 to 2021. The 2021 Census recorded a median rent of $210 per week and a median monthly mortgage of $1,600. Walkability is low.
This locality is too small to rate.
The Liveability Rating is calculated for suburbs of 500 residents or more, and this one has 217. Below that the school, census and safety figures behind the score cover too few people to rank fairly against the rest of the state. The individual measures further down this page are still shown.
How do you rate the liveability in Lower Boro?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
Not enough data to score this locality.
Residents say
…
Median House Price
Public listings dataLower Boro's house market is moving lower: the median sale price reached $750,000, roughly 10% below where it sat a year earlier. That said, only nine sales settled in the quarter, so the median is a noisy signal — treat it as a direction rather than a level.
Houses
$750,000
Based on only 9 sales — small sample, take as indicative.
Typically sold in 146 days — median across 4 sales that recorded a listing period
Land
$400,000
Based on only 3 sales — small sample, take as indicative.
Rental Market
Rent agreed on new leases
Jul–Sep 2026- 3-bed houses
- $540/wk
- 100 bonds
- +32% since 2021
- 2-bed units
- $400/wk
- 13 bonds
- +46% since 2021
Median weekly rent on bonds lodged for new tenancies across postcode 2580 (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 2025114 Moderately unaffordable · the average rental household in this region would pay about 26% of its income on the median rent in postcode 2580.
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.
Is Lower Boro safe? Crime statistics
2025Crime in Lower Boro sits in the low band, with 3 incidents recorded in 2025 — up roughly 200% on the prior year.
3 offences
200.0% since 2024Crime Trend
Serious Road Crashes
2021–2025No crash in Lower Boro killed anyone or put anyone in hospital in 2021–2025.
Crashes are counted where they happened, so a main road through the locality 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
Goulburn Mulwaree Council has published 4 flood studies on the NSW Flood Data Portal. The mapped flood areas are in those studies; SuburbScan does not hold them.
Schools
Walkability
Lower Boro is very car-dependent on foot — at 0/100, nearly all errands require a car.
We hold no public transport timetable data for this area, so public transport is not rated here and the score is spread across the remaining components. It is not counted as zero.
NBN connectivity
The internet access technology available across NBN premises in Lower Boro.
- Full-fibre (FTTP) share
- 0%
- Premises covered
- 76
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
Goulburn Mulwaree: council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this locality alone — this locality's own population is in the census section above.
Socio-economic profile
Lower Boro is home to 217 residents, with a median age of 50 — noticeably older than the national figure of 38. Median household income runs at $94,000 a year, with unemployment at 3.4%.
2021 Census · change since 2016
Population
217
Median Age
50
Median Household Income
$94,224/yr
Census Median Rent
$210/wk
Census Median Mortgage
$1,600/mo
Avg Household Size
2.3
Median Personal Income
$38,948/yr
Unemployment Rate
3.4%
Unoccupied Dwellings
129.8%
Total Dwellings
84
Owner-Occupier Rate
91.4%
Houses
100.0%
Rental Stress
11.6%
Mortgage Stress
20.4%
Work From Home
16.5%
Dwelling Types
Property Ownership
Demographics
- Born in Australia
- 74.2%
- English Spoken at Home
- 88.5%
- Employment Rate
- 58.2%
- Completed Year 12
- 37.8%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
7% of employed residents work in a capital's city centre (8 of 114).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $1,370 a year through Goulburn Mulwaree based on 2024 figures.
How this land is zoned
- Rural and farming 54%
- Environmental 46%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the locality around it — the property page shows the zone for one address.
Building Approvals: Goulburn Mulwaree
In the year to August 2026, 332 new dwellings were approved across Goulburn Mulwaree. That mix is 159 houses and 173 units. Approvals are down 1.4% on the same period a year earlier.
Aboriginal Land Council
Aboriginal land in this area is administered by the Pejar 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 Nerriga Composite, 27.3 kmModerate rainfall — warm summers, frosty winters.
- Elevation
- 635 m
- above sea level, at the locality centre
- Annual rainfall
- 695 mm
- 92 rainy days
- Summer max (Jan)
- 25.8°C
- 6 days ≥ 35°C
- Winter min (Jul)
- 0.8°C
- 68 frost days ≤ 0°C
Elevation is the ground at the locality 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.
EV adoption
In postcode 2580, 132 of 28,845 registered light vehicles are battery-electric on 31 January 2025. A further 2.5% (723 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 3.0%.
Rooftop solar
In postcode 2580, 5,644 rooftop-solar systems totalling 40.4 MW have been installed since 2001, against 13,854 dwellings recorded in the 2021 Census. 384 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
5 mortgage brokers are registered in postcode 2580.
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 $750,000 this is $150,000 above 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 Kristy Mcbain Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Kristy Mcbain | 57.2% | 42.8% | +1.1 |
| 2022 | Kristy Mcbain | 58.2% | 41.8% | -7.3 |
| 2019 | Mike Kelly | 50.9% | 49.1% | +2.1 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact locality's voters across time.
State Electorate
Currently held by Wendy Tuckerman Liberal
Next state election: 13 March 2027.
| Year | Winner | Won with |
|---|---|---|
| 2023 | Wendy Tuckerman LP | 51.3% |
| 2019 | Wendy Tuckerman LP | 53.5% |
| 2015 | Pru Goward LP | 56.6% |
Results are per district. Districts were last redrawn in 2021, so results from before then describe the district of that name, not necessarily this locality's voters. Results: © State of New South Wales through the NSW Electoral Commission, CC BY 4.0, adapted.
Looking at a specific address in Lower Boro?
Every figure above is a locality 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 217 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
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Common questions about Lower Boro
Is Lower Boro a safe place to live?
Recorded crime in Lower Boro is low (14/100, ranked against other NSW suburbs on offences per resident).
What natural hazards affect Lower Boro?
Lower Boro has a low recorded bushfire history (26/100, ranked against every Australian suburb with any fire history). These are locality-wide figures; check the address, as flood and bushfire exposure change street by street.
What is the population of Lower Boro?
Lower Boro, NSW had a population of 217 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Lower Boro, NSW?
The postcode for Lower Boro, NSW is 2580.
How far is Lower Boro from Sydney?
Lower Boro is 220 km from Sydney CBD by road, about 156 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Lower Boro?
At the 2021 ABS Census, median household income in Lower Boro was $94,224 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 Lower Boro?
There are too few current rental listings in Lower Boro for a reliable median. At the 2021 ABS Census the median weekly rent was $210, across all dwelling types.
What is the median age in Lower Boro?
The median age of residents in Lower Boro was 50 at the 2021 ABS Census.
Is Lower Boro at risk of bushfire?
Lower Boro has a low recorded bushfire history (26/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the locality 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.
What is the weather like in Lower Boro?
At the nearest Bureau of Meteorology station to Lower Boro, Nerriga Composite (27.3 km away), summer days average 25.8°C, winter nights 0.8°C, 695 mm of rain a year over 92 rainy days, and 6 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Lower Boro?
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 Lower Boro belong to?
Lower Boro sits within the Goulburn Mulwaree local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Lower Boro?
The average residential rates bill through Goulburn Mulwaree is $1,370 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Lower Boro?
Across Goulburn Mulwaree, 332 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's down 1.4% 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 Lower Boro in?
Lower Boro sits within the federal Division of Eden-monaro, currently held by Kristy Mcbain (Australian Labor Party).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- 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.