Cooma
Investment Score
75
/100
AI Intelligence Summary
Cooma is a regional town in the NSW Snowy Mountains region, serving as the administrative center for Snowy Monaro Regional Council. With a population of approximately 6,800, it's known as the gateway to the ski fields and benefits from year-round tourism and recreational opportunities. The town has experienced renewed growth due to the Snowy Hydro 2.0 project, which has brought infrastructure investment and employment opportunities. Property markets show moderate growth with strong seasonal demand driven by tourism and short-term accommodation needs. The community offers a relaxed regional lifestyle with good access to outdoor recreation, adequate healthcare and education facilities, and strong community spirit. While facing challenges of limited employment diversity and seasonal population fluctuations, Cooma presents opportunities for investors seeking regional property exposure with tourism upside.
Strengths
- •Gateway location to Snowy Mountains and ski fields
- •Major infrastructure investment from Snowy Hydro 2.0 project
- •Strong tourism and seasonal accommodation demand
- •Good healthcare facilities including Cooma Hospital
Opportunities
- •Short-term accommodation investment potential
- •Infrastructure upgrades supporting future growth
- •Tourism market expansion
- •Retiree migration from Canberra and Sydney
Considerations
- •Limited employment diversity outside government and tourism
- •Seasonal population fluctuations affecting services
- •Young adult outmigration to larger cities
- •Tight rental market with limited stock
Property Market
$485K
+8.5% 1yr
$315K
+6.8% 1yr
$420K
$450/wk
$335/wk
42
1.8%
68.0%
Price Growth
| Type | 1 Year | 3 Year | 5 Year |
|---|---|---|---|
| House | +8.5% | +22.0% | +35.0% |
| Unit | +6.8% | +18.5% | +28.0% |
Rental Yields
House Yield
4.8%
Unit Yield
5.5%
Townhouse Yield
5.0%
Investment Scorecard
Demand/Supply Ratio: 1.40
Demand exceeds supply — favourable for sellers
Tax & Financial Intelligence
CPA-grade analysis for Cooma at median house price
Save $16,355
+8% surcharge
$450/wk
Negatively geared
Reduces taxable income
~$164/week
Based on 7.0% p.a. growth (from 5-year trend), 50% CGT discount, 39% MTR
5-Year Hold
10-Year Hold
Investor Quick Summary
Entry cost (stamp duty)
$16,355
After-tax yield
2.93%
Weekly holding cost
$164/wk
10yr CGT (est.)
$87,806
Estimates based on FY2025 NSW rates at median house price. Assumes 80% LVR, 6.5% interest rate, 39% marginal tax rate ($135K-$190K bracket). Individual circumstances vary. This is general information only and not personal financial advice. Consult your CPA before making investment decisions. Local Knowledge Pty Ltd — Registered Tax Agent.
Demographics
6,800
42
$58K
per annum
62.0%
35.0%
22.0%
5.2%
18.0%
Dwelling Mix
Lifestyle & Community
22
8
1
385.0 km
Nearest Station: Canberra Railway Station
Outdoor recreation focused lifestyle with skiing, hiking, fishing and camping. Community events, local sports clubs, and proximity to natural attractions define the lifestyle offering.
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Data sourced from multiple sources. Last updated 26 March 2026.