Cooma, NSW
OVERVALUED6,486 sales · 36 years of data · NSW, Australia
Cooma, NSW Property Market Overview
Cooma, NSW, postcode 2630, is a significant regional centre located in the Snowy Mountains region of New South Wales. This analysis of AusPropertyInsights.app provides a comprehensive overview of its property market, covering 36 years of recorded sales data. With a total of 6,486 sales recorded, Cooma presents a detailed case study of property trends in regional NSW.
Currently, the median property price in Cooma stands at $560,000, with houses also at $560,000 and apartments at $516,000. Cooma's property market offers a mix of housing options, though apartments make up a smaller percentage of the total property landscape. This data-rich analysis aims to provide prospective buyers, sellers, and observers with valuable insights into the Cooma property market as of early 2026.
Property Mix
Data You Can Trust
Every figure backed by NSW government sale records
What Subscribers See
A preview of the full analysis available for Cooma
Top streets in Cooma, NSW by median sale price
See which streets command the highest prices and how many sales back each ranking.
| # | Street | Median Price |
|---|---|---|
| 1 | Bent St | $610,000 |
| 2 | Baron St | $562,500 |
| 3 | Tulong Ave | $685,000 |
| 4 | Chapman St | $575,000 |
... and 313 more streets available
Subscribers also see:
- Street price per m² analysis
- Street annual growth rates (CAGR)
- Premium vs discount % comparison
Streets by price per square metre
Compare land and building value across streets — essential for finding underpriced pockets.
| # | Street | Median $/m² |
|---|---|---|
| 1 | Vale St | $1,813/m² |
| 2 | Bradley St | $811/m² |
| 3 | Warm Corner Rd | $439,035/m² |
| 4 | Mawson St | $791/m² |
... and more $/m² rankings
View full $/m² data →Fastest growing streets by median price
10-year compound annual growth rate (CAGR) by street — see which streets are outperforming the suburb.
| # | Street | 10yr CAGR |
|---|---|---|
| 1 | Church Rd | +15.8% |
| 2 | Mulach St | +12.9% |
| 3 | Ernest Phillips Ave | +11.5% |
| 4 | Egan St | +10.6% |
... and more street growth rates
See all growth rates →Past growth rates are not indicative of future performance. This data is for informational purposes only.
Building-by-building comparison
Compare individual buildings by price per sqm, median unit price, and sales volume. Identify which buildings are gaining or losing value relative to the suburb average.
View full building data →Flipper risk & hold period analysis
Properties resold within 2 years may signal problems — structural issues, noisy locations, or overpayment. See hold period distribution and flagged streets.
See flipper risk data →Settlement times & problem streets
Extended settlement times can indicate building defects, financing difficulties, or legal issues. See which streets have the longest settlement periods.
See settlement data →Density & development tracking
Track which streets are converting from houses to apartments. Understand how density is changing the suburb's character and property values over time.
See density trends →Unlock the full Cooma analysis
317 streets and 24 buildings to explore
Trusted by 100+ property investors across NSW
Nearby Suburbs to Cooma
Cooma at a Glance
Cooma, NSW
Map data © OpenStreetMap contributors
Local Amenities
Living in Cooma, NSW
Living in Cooma offers a unique blend of regional charm and access to stunning natural landscapes. Cooma is the largest town in the Snowy Monaro region, providing essential services and amenities to surrounding communities. The town boasts several schools, including Cooma North Public School and Monaro High School, catering to families with children.
Residents enjoy access to various parks and recreational facilities, such as Centennial Park and the Cooma Swimming Pool. The Cooma CBD features a range of shops, cafes, and restaurants, providing a vibrant local atmosphere. Cooma also has a hospital and various medical facilities, ensuring access to healthcare.
Cooma is known for its strong sense of community and its connection to the Snowy Mountains. The town hosts various events and festivals throughout the year, fostering a lively and engaging environment for residents.
Who Buys in Cooma?
The buyer profile in Cooma is varied, reflecting the town's diverse appeal. Given the median house price of $560,000, the suburb attracts a mix of families, first home buyers, and downsizers. The relatively low strata percentage (2.4%) suggests that houses are the preferred property type.
With a 10-year CAGR of 9.5%, Cooma has also attracted investors seeking capital growth. The accessibility of Cooma is appealing to those seeking a more relaxed lifestyle. Overall, Cooma appeals to those seeking a balance of affordability, lifestyle, and potential for long-term growth.
Market Analysis
As of early 2026, the Cooma property market is currently positioned above its long-term trend, indicating that it is in overvalued territory. This assessment is based on historical sales data and price movements analysed by AusPropertyInsights.app.
Being in overvalued territory suggests that property prices in Cooma may be elevated compared to their historical average. While this doesn't necessarily indicate an imminent market correction, it does highlight the importance of careful consideration for potential buyers and sellers navigating the Cooma property market. Understanding this cycle position is crucial for informed decision-making.
Is Cooma a Good Investment?
Analysing Cooma's property market through AusPropertyInsights.app reveals a history of steady growth. The full-period CAGR of 5.6% over 36 years highlights the long-term appreciation of property values in the area. More recently, the 10-year CAGR of 9.5% indicates accelerated growth in the past decade.
As of early 2026, Cooma's market is positioned above its long-term trend, indicating that it is in overvalued territory. This data provides valuable context for potential buyers and sellers to assess the current market conditions. The factors that drive property values in Cooma include its location, access to amenities, and the strength of the local economy. The demand for housing in Cooma is influenced by its role as a regional centre and its proximity to the Snowy Mountains.
Cooma Market Outlook
As of early 2026, the Cooma property market is exhibiting characteristics of being above its long-term trend, indicating that it is in overvalued territory. Recent price trends suggest a period of strong growth, reflected in the 10-year CAGR.
AusPropertyInsights.app continues to monitor the Cooma market closely, providing up-to-date data and analysis to help users navigate the evolving landscape. This overview provides a snapshot of the market conditions as of early 2026.
Streets & Location in Cooma, NSW
Cooma, identified by postcode 2630, features a diverse range of residential streets. Among the streets with higher median property prices are Bligh Street, Massie Street, and Church Road. These streets, along with the other 314 streets in Cooma, contribute to the overall character and value distribution within the suburb.
Cooma’s location in the Snowy Mountains region contributes to its unique appeal. The town serves as a gateway to the ski fields and national parks, impacting its property market dynamics.
Market Dynamics
The Cooma property market demonstrates relatively efficient transaction times, with an average settlement period of 42 days. This timeframe reflects the typical process for property sales in the region. AusPropertyInsights.app monitors these settlement patterns to provide insights into market liquidity.
Quick-flip percentages are not applicable in this data, suggesting limited speculative activity within the Cooma property market. This could indicate a market driven more by owner-occupiers and long-term investors.
Development & Density
Cooma maintains a relatively low development density, characterised by a greater prevalence of detached houses compared to apartments. The suburb contains 24 apartment buildings, representing a small portion of the overall housing stock.
This housing composition contributes to Cooma's character as a regional centre with a more traditional residential landscape. The lower apartment density may appeal to those seeking larger properties and more space.
Growth & Property Mix
Historically, Cooma has demonstrated steady property growth. The 10-year Compound Annual Growth Rate (CAGR) stands at 9.5%, indicating strong recent growth. Looking further back, the 20-year CAGR is 5.0%, while the full-period CAGR, covering 36 years, is 5.6%. These figures provide context on the historical performance of the Cooma property market.
With a relatively small percentage of strata properties (2.4%), the Cooma property market is dominated by houses. These factors are important considerations for anyone analysing the potential of the Cooma market.
All data on this page is sourced from NSW government property sale records. Market analysis, cycle positions, growth rates, and all other metrics are provided for informational purposes only and do not constitute financial, investment, legal, or property advice. Always seek independent professional advice before making any property or financial decisions.
This information is based on historical sales data and does not constitute financial, investment, or property advice. Past performance is not indicative of future results. Always consult a qualified professional before making property decisions.