Area profile · Rest of NSW
Armidale has an estimated 24,593 residents, up 2.6% since the 2021 Census, with 22 projects tracked in Armidale.
Updated 14 Oct 2026.
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The Armidale Statistical Area (Lv2) lies 362 kilometres south-southwest of the Brisbane CBD. AreaSearch estimates its population at approximately 24,593 as of Aug 2026. Compared with the 23,967 people recorded at the 2021 Census, the area is estimated to have seen minimal change, based on AreaSearch's assessment of the latest ABS Estimated Resident Population (ERP) figure and new addresses added since the Census. Its market features include a notable proportion of residents aged 15 to 24, an above-average renting population, an elevated education employment base, a low average household size, pronounced hospitality employment and a substantial agricultural employment presence. Standout features include a high proportion of teenagers, largely living in lone person households, moderate population growth patterns, and exceptionally high sales activity relative to the size of its population.
Armidale in NSW, Australia is best known for its picturesque natural beauty and striking historical charm.
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01Profile
The analysis, national rankings and who lives there.
The Armidale Statistical Area (Lv2) lies 362 kilometres south-southwest of the Brisbane CBD. AreaSearch estimates its population at approximately 24,593 as of Aug 2026. Compared with the 23,967 people recorded at the 2021 Census, the area is estimated to have seen minimal change, based on AreaSearch's assessment of the latest ABS Estimated Resident Population (ERP) figure and new addresses added since the Census. Its market features include a notable proportion of residents aged 15 to 24, an above-average renting population, an elevated education employment base, a low average household size, pronounced hospitality employment and a substantial agricultural employment presence. Standout features include a high proportion of teenagers, largely living in lone person households, moderate population growth patterns, and exceptionally high sales activity relative to the size of its population.
Armidale in NSW, Australia is best known for its picturesque natural beauty and striking historical charm.
Estimated resident population by year (ABS, not Census counts): 22,969 in 2001 and 24,436 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 24,593 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 15 to 24, 18%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 31.2%.
Armidale ranks in the 93rd percentile nationally for sales activity and the 62nd for development activity.
Each bar and spoke is a national percentile; the dashed ring is the typical area. 99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better. Orange marks the top three measures where a higher percentile is better; not Age, Housing or Housing Cost.
02Market and pipeline
Rents, sale prices and what is being built.
The median rent in Armidale is $472 a week, up 10.8% over 12 months to Jun 2026 and 19% below Regional NSW. The gross rental yield across all dwellings is 3.9%.
19% below Regional NSW on median weekly rent
Median weekly rent by year, lodged bonds. Houses (solid line): $345 in 2017, $505 in 2026; Units (dashed orange line): $235 in 2017, $365 in 2026. The latest is to Jun 2026.
Yield is indicative: rents and sales come from different property pools.
| Address | Sale price | Settled | Address type |
|---|---|---|---|
| 12 Samuelson Crescent, Armidale NSW 2350 | $580,000 | 22 Oct 2026 | Street address |
| 15 Robina Crescent, Armidale NSW 2350 | $830,000 | 19 Oct 2026 | Street address |
| 7 Gordon Street, Armidale NSW 2350 | $720,000 | 16 Oct 2026 | Street address |
| 1/6 The Boulevarde, Armidale NSW 2350 | $460,000 | 16 Oct 2026 | Unit |
| 50 Rockvale Road, Armidale NSW 2350 | $150,000 | 16 Oct 2026 | Street address |
| 9 Harrison Place, Armidale NSW 2350 | $850,000 | 15 Oct 2026 | Street address |
| 214 Markham Street, Armidale NSW 2350 | $660,000 | 15 Oct 2026 | Street address |
| 179 Marsh Street, Armidale NSW 2350 | $920,000 | 14 Oct 2026 | Street address |
| 1 Coluche Road, Armidale NSW 2350 | $795,000 | 13 Oct 2026 | Street address |
| 11 Hilda Avenue, Armidale NSW 2350 | $735,000 | 12 Oct 2026 | Street address |
The 10 most recent of the 46 residential sales recorded since 16 Sep 2026 (the latest settled 22 Oct 2026), newest first. The median of these 46, houses and units together, was $612,500 (a different set from the medians above). Source: NSW Valuer General / AreaSearch, to October 2026. Commercial, vacant land and nominal sales are left out. Unit means the address has a unit number; a street address has none.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median rent | $472 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent over 12 months | +10.8% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, all dwellings | 3.9% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median house price | $685k | Contract-date median, 2026 to date | |
| Median unit price | $448k | Contract-date median, 2026 to date |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median price, latest residential sales | $612,500 | Median of the 46 most recent residential sales, settled 16 Sep 2026 to 22 Oct 2026, NSW Valuer General / AreaSearch | |
| Median rent, houses | $505 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for houses over 12 months | +9.7% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, units | $365 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for units over 12 months | +9.7% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, houses | 4.0% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Gross rental yield, units | 4.2% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median rent, Armidale | $463 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Armidale, over 12 months | +9.7% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, New England and North West | $453 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, New England and North West, over 12 months | +8.2% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Median rent, Regional NSW | $580 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, Regional NSW, over 12 months | +6.6% | Rental bond lodgements, median for the 12 months to Jun 2026 |
See the development applications we track, then draw your own catchment and map retailers, health, schools and more.
Status of the 302 tracked applications: 123 approved, 61 under assessment, 118 other (refused, withdrawn or no status).
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AreaSearch tracks 22 projects in Armidale (2 under construction) and 85 more in the surrounding area.
EnergyCo is planning the New England REZ network infrastructure to connect solar, wind, and storage projects to the NSW electricity grid via new high-voltage transmission lines, energy hubs, and enabling infrastructure.
Minor capital health works program funded by the NSW Government including modernisation and ensuite additions to staff accommodation at Rusden House, rehabilitation service kitchen refurbishments to assist patient independent living skills, and an upgraded emergency decontamination shower facility.
A comprehensive revitalisation project to transform the East Mall section of Beardy Street into a vibrant public space. The project includes flexible shared spaces, improved vehicular and pedestrian access, increased parking from 15 to 36 spaces, new street furniture, improved lighting, WiFi, CCTV, landscaping, outdoor dining opportunities, bicycle parking…
Construction of a continuous concrete pedestrian and active transport corridor along Kentucky Street connecting residential areas with the cultural precinct, including the Aboriginal Cultural Centre & Keeping Place, NERAM, and the Museum of Education. Works include new footpaths, retaining structures, kerb ramps, solar lighting, and improved drainage.
A residential subdivision project in the sought-after South Hill area of Armidale, offering modern residential lots with views over Armidale and surrounding landscape. The development is marketed by Armidale Town and Country Real Estate and provides quality residential opportunities in a desirable location minutes from Armidale CBD.
Planning proposal by Armidale Regional Council to reclassify and rezone Council-owned operational land (Lot 25 DP 229148) from RE1 Public Recreation to R1 General Residential. The site is intended for partnership with a Community Housing Provider to deliver social and affordable housing close to local amenities.
Proposed expansion of the Girraween Shopping Centre to include additional retail spaces, supermarket, and community facilities. Current research indicates this project may be inactive or not proceeding as originally planned. The existing centre houses Harvey Norman, Dominos Pizza, BWS, Australia Post agency, and other services.
Armidale Regional Council is progressing a multi-stage social and affordable housing initiative on council-owned land. Following an Expressions of Interest process launched in March 2025, Council has advanced the project by endorsing collaboration opportunities with St Vincent de Paul and Global Sisters to co-design and deliver social and affordable housing…
The $60 million Armidale Hospital Redevelopment featured a new four-storey building that significantly expanded healthcare capacity for the New England region. Key additions included a state-of-the-art emergency department, medical inpatient unit, intensive care unit, surgical department with four operating theatres, and a central sterilising department.
An ongoing project to replace aged timber bridges throughout the Armidale region with new concrete structures. Specific bridges being upgraded include Boorolong Creek Bridge, Bakers Creek Bridge, and Laura Creek Bridge.
A completed $121 million state-of-the-art secondary school that combines Armidale High School and Duval High School. The campus accommodates approximately 1,500 students and features 79 modern learning spaces, specialist facilities for science, industrial arts, hospitality, performing arts and agricultural studies, a multipurpose hall, and restored heritage…
The upgrade provides a sealed 64-space carpark including compliant disability parking, new footpaths, enhanced vehicle and pedestrian access, improved safety, traffic flow, and stormwater management at Armidale's premier sporting venue to support regional events and community activities.
Images marked AI impression are illustrative only and not photographs of the project; follow the project links for actual imagery. Original imagery? Contact us.
Estimated completion year of the 51 projects in and around the area that are not yet completed and have one: 2023 1, 2024 0, 2025 0, 2026 11, 2027 16, 2028 11, 2029 2, 2030 6, 2031 0, 2032 0, 2033 0, 2034 2, 2035 2. 31 have no completion year.
AreaSearch has tracked 302 substantial development applications lodged in and around Armidale over the past 5 years, 203 in the last 12 months; 61 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2021 (part year) 11, 2022 39, 2023 18, 2024 17, 2025 17, 2026 (to Nov) 200.
Key application 1 Ribbon Gum Avenue, Armidale Mixed Use | $10m Approved
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 302 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Tracked, last 12 months | 203 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 5.4 per 1,000 people | ABS building approvals | 65th percentile nationally |
| Average approvals a year | 132 | ABS building approvals | 85th percentile nationally |
| Applications approved | 123 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Applications under assessment | 61 | Tracked by AreaSearch, in and around the area, last 5 years |
Key infrastructure and planning changes likely to influence the Armidale SA2 include: Armidale East Mall Revitalisation (Approved); Armidale Hospital & Health Facilities Upgrades (Approved); New England Renewable Energy Zone (REZ) (Planning); Armidale City Centre Vitality Plan (Planning); and Social and Affordable Housing Project - Armidale (Planning). These projects represent significant developments that will shape the area's future infrastructure landscape.
Infrastructure development impacting the Armidale SA2 spans multiple sectors including Residential Development, Communities, Precincts & Urban Renewal, and Energy, among others.
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On AreaSearch's development drivers ranking, recent residential development output has been above average within Armidale when compared nationally.
Dwelling approval activity in the Armidale SA2 area has seen 314 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Armidale SA2's current population of 24,593 has been supported by 132 approvals on average over recent years.
The Armidale SA2 has seen 5.4 approvals per 1,000 people in recent years, compared to 5.7 approvals in Regional NSW. This means that one dwelling has been approved for every 182 people in the Armidale SA2, compared to one for every 183 in Regional NSW.
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Looking at development activity over the past five years, the Armidale SA2's approval levels have been below the yearly average of 132, indicating a recent decline in approval activity.
Over the past five years, the population in the Armidale SA2 has grown by approximately 27 people, while 659 residential approvals were recorded. This equates to a ratio of 0.0 people added for each new dwelling approval. This low ratio indicates housing supply is outpacing population growth, potentially creating market oversupply.
03People
Population, age, income, work, education and more.
99th = higher than 99 in every 100 neighbourhood-sized areas across Australia (ABS SA2 areas). Higher means more of the measure, not necessarily better.
An assessment of population growth drivers in Armidale reveals an overall ranking slightly below national averages considering recent, and medium term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 24,593 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +2.6% | AreaSearch estimate, Aug 2026, against the 2021 Census | 22nd percentile nationally |
| Population density | 90 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 27th percentile nationally |
| Average yearly growth, 2020 to 2025 | 0.0% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | +0.2% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 23,967 | 2021 Census | |
| Residents added since the 2021 Census | 626 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +0.4% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +0.2% | ABS estimated resident population series to June 2025 | |
| Land area | 274.60 km² | AreaSearch boundary analysis |
Total population for the Armidale SA2 was estimated to be approximately 24,593 as at Aug 2026. This is based upon an estimated resident population of 24,436 from the ABS up to June 2025.
The armidale sa2 has added approximately 626 people and shown a 2.61% increase from the 23,967 people recorded at the 2021 Census period.
The population density in the Armidale SA2 is estimated at 90 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the Armidale SA2 has shown a compound annual growth rate of 0.2% per annum.
Population growth in the Armidale SA2 is driven by: Overseas migration (84.4%), Natural increase (15.6%), Interstate migration (0.0%). The primary driver is Overseas migration, contributing 84.4% of overall population gains.
Armidale's population is slightly younger than the national pattern.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 36 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 27th percentile nationally |
| Aged 65 and over | 18.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 17.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 32.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 46.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age at the 2021 Census | 36 years | 2021 Census | |
| Aged 0 to 4 | 5.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 11.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 18.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 14.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 12.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 9.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 9.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 9.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 6.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 2.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the Armidale SA2 at 36 years as at August 2026. That is in line with the 2021 Census figure of 36 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 36 years as at August 2026, Armidale is 7 years younger than the Regional NSW 2021 Census average (43 years) and 2 years younger than the national Census average (38 years).
On AreaSearch estimates updated to August 2026, the most over-represented age group in the Armidale SA2 compared to the Regional NSW region is the 15 - 24 group, making up 18.0% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the Armidale SA2 compared to the Regional NSW region is the 65 - 74 group, making up 9.3% of the population.
Yes, certain age groups in the Armidale SA2 show significant variance compared to Regional NSW. The most over-represented age group is 15-24 year-olds (18.0% vs 11.8%).
AreaSearch estimates children aged 0-14 years at 17.1% of the population in the Armidale SA2 as at August 2026.
AreaSearch estimates people aged 65 and over at 18.6% of the population in the Armidale SA2 as at August 2026.
Income levels sit below national averages according to AreaSearch assessment.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $53,722 a year | ATO FY-24, annual | 28th percentile nationally |
| Average taxable income | $66,056 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $1,432 | 2021 Census, weekly | 31st percentile nationally |
| Census personal income / week | $730 | 2021 Census, weekly | 34th percentile nationally |
| High-income households | 16.6% | 2021 Census | |
| Census family income / week | $1,893 | 2021 Census, weekly | |
| Low-income households | 27.6% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Armidale SA2 is approximately $57,149. The official ATO data from FY-24 recorded a median of $53,722.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Armidale SA2 is approximately $70,270. The official ATO data from FY-24 recorded an average of $66,056.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Armidale SA2 is approximately $57,149 compared to $59,289 in Regional NSW. The official ATO data from FY-24 shows $53,722 and $55,733 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Armidale SA2 is approximately $70,270 compared to $73,521 in Regional NSW. The official ATO data from FY-24 shows $66,056 and $69,112 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the Armidale SA2's households (~31.2% / 2,741 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the Armidale SA2 is the $1,500 - 2,999 group, representing about 31.2% of households. In comparison, Regional NSW's largest household income cohort is the $1,500 - 2,999 group, representing 29.9% of its households, according to the 2021 Census.
The 2021 Census data indicates that the median household income in the Armidale SA2 is $1,432/wk.
According to the 2021 Census, the median family income in the Armidale SA2 is $1,893/wk.
The 2021 Census shows that the median personal income in the Armidale SA2 is $730/wk.
According to AreaSearch's aggregation of the latest postcode level ATO data released for FY-24, the Armidale SA2 had a median income among taxpayers of $53,722 with the average level standing at $66,056. This is lower than average on a national basis and compares to levels of $55,733 and $69,112 across Regional NSW respectively. Based on Wage Price Index growth of 6.38% since FY-24, current estimates would be approximately $57,149 (median) and $70,270 (average) as of June 2026.
The estimated disposable income in the Armidale SA2 is $5,297 per year according to AreaSearch analysis.
The armidale sa2's disposable income is $5,297 compared to $5,252 for Regional NSW, based on AreaSearch analysis.
Armidale shows employment indicators that trail behind approximately 70% of regions assessed across Australia.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 4.8% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 67.9% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 12,814 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 23,742 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 13,458 | ABS and DEWR labour data, compiled by AreaSearch |
As of June 2026, the Armidale SA2 has approximately 12,814 employed residents with an unemployment rate of 4.8%. This healthy unemployment rate suggests a well-functioning labour market. Employment indicators are below the national average, suggesting room for improvement.
As of June 2026, the unemployment rate in the Armidale SA2 stands at 4.8%, which is 0.6 percentage points above Regional NSW's rate of 4.1%. This higher unemployment rate may indicate local labour market challenges. For comparison, the national unemployment rate is 4.2%.
The employment landscape in the Armidale SA2 is dominated by several key sectors. The largest employers are education & training (22.2% of employment), health care & social assistance (16.7%), and retail trade (9.6%). Other significant employers include accommodation & food and construction.
Over the past year to June 2026, the Armidale SA2 has experienced a decline in employment, with total jobs decreasing while the labour force decreased. As a result, the unemployment rate has risen. By comparison, Regional NSW saw employment decreased and its unemployment rate rose.
The workforce participation rate in the Armidale SA2 is 67.9%, which represents the proportion of working-age residents who are either employed or actively seeking work. This healthy participation rate reflects good employment opportunities and workforce engagement. The local rate leading the Regional NSW average of 60.6%, indicating stronger workforce attachment in the local area.
The armidale sa2 shows notable specialisation in education & training, which employs 22.2% of the local workforce compared to 9.6% across Regional NSW. With a local vs regional employment ratio of 2.3, this represents a significant industry cluster that likely serves markets beyond the local area.
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The armidale sa2's employment market shows below-average performance in national comparisons. While employment opportunities exist, the area faces more challenges than many other regions. Recent job advertisement trends show the broader employment region experienced 17.0% growth, ranking 2nd out of 37 regions nationally.
Armidale shows below-average educational performance compared to national benchmarks, though pockets of achievement exist.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 19.3% | 2021 Census | 58th percentile nationally |
| Postgraduate qualifications | 12.2% | 2021 Census | 83rd percentile nationally |
| University qualifications | 35.1% | 2021 Census | |
| Vocational qualifications | 21.7% | 2021 Census | 40th percentile nationally |
| Graduate diploma or certificate | 3.6% | 2021 Census | 78th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 9.3% | 2021 Census | 22nd percentile nationally |
| No post-school qualification | 33.8% | 2021 Census | |
| Residents attending an educational institution | 38.1% | 2021 Census | |
| Residents attending university or other higher education | 11.3% | 2021 Census | 94th percentile nationally |
| Residents attending primary school | 9.8% | 2021 Census | 42nd percentile nationally |
| Residents attending secondary school | 9.5% | 2021 Census | 81st percentile nationally |
35.1% of people aged 15 and over in the Armidale SA2 have university qualifications, compared to 21.3% in Regional NSW.
33.8% of people aged 15 and over in the Armidale SA2 have no formal qualifications, compared to 39.1% in Regional NSW.
The armidale sa2 ranks in the 44th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the Armidale SA2 are: Certificate (21.7%), Bachelor Degree (19.3%), Postgraduate (12.2%).
38.1% of the population in the Armidale SA2 is currently engaged in formal education, including 9.8% in primary school, 9.5% in secondary school, 11.3% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Armidale SA2 is 966, indicating below-average socio-educational advantage compared to the national average of 1000.
There are 16 schools within the Armidale SA2, with a combined enrollment of approximately 4,803 students.
The armidale sa2 includes 8 primary schools, 3 secondary schools, 5 combined schools.
Armidale features high concentrations of lone person households and group households but relatively few family households, with a smaller average household size than Regional NSW.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 2.3 people | 2021 Census | 25th percentile nationally |
| Lone-person households | 32.8% | 2021 Census | 82nd percentile nationally |
| Couples with children | 23.1% | 2021 Census | 23rd percentile nationally |
| Couples without children | 27.2% | 2021 Census | 52nd percentile nationally |
| One-parent families | 11.5% | 2021 Census | 61st percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 4.4% | 2021 Census | 77th percentile nationally |
| Households at the 2021 Census | 8,785 | 2021 Census | |
| Estimated households | 9,014 | AreaSearch estimate, Aug 2026 | |
| Family households | 62.8% | 2021 Census | 18th percentile nationally |
| Average children per family | 1.6 per family | 2021 Census | 39th percentile nationally |
As of the 2021 Census, the Armidale SA2 had 8,785 households. Based on population growth patterns, this has grown by approximately 2.6% to an estimated 9,014 households today.
The average household size in the Armidale SA2 is 2.3 people. This compares to 2.4 in Regional NSW and reflects the area's household composition mix.
Family households dominate at 62.8% of all households. Non-family households consist of lone person households (32.8%), group households (4.4%), and other household types (0.0%).
Of the 5,517 family households, couples with children account for 23.1% of all households, couples without children at home 27.2%, and single parent families 11.5%. This mix shapes local demand for schools, family services, and housing types.
Compared to Regional NSW, the Armidale SA2 shows distinct household patterns. Conversely, family households are under-represented at 62.8% compared to 68.8% in Regional NSW. This higher proportion of single-person households drives demand for smaller dwellings and different community services.
Families in the Armidale SA2 have an average of 1.6 children, slightly below the Regional NSW average of 1.8. This influences local demand for child-related services and larger family homes.
Marriage patterns reveal 40.3% of the adult population are currently married, while 42.7% have never married. This compares to 45.6% married and 34.3% never married across Regional NSW.
Single-person households represent 32.8% of all households in the Armidale SA2, similar to the average for Regional NSW of 27.9%. This affects demand for smaller dwellings and single-person accommodation.
Group households (unrelated people sharing) account for 4.4% of households, above the Regional NSW average of 3.3%. This higher rate points to more student or young professional shared accommodation.
In terms of cultural diversity, Armidale records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 18.2% | 2021 Census | 36th percentile nationally |
| Speak another language at home | 13.0% | 2021 Census | 49th percentile nationally |
| English only at home | 87.0% | 2021 Census | 50th percentile nationally |
| Australian citizens | 80.9% | 2021 Census | 25th percentile nationally |
| Born in Australia | 81.8% | 2021 Census | 63rd percentile nationally |
| Aboriginal and Torres Strait Islander residents | 5.8% | 2021 Census | 90th percentile nationally |
Armidale was found to be roughly in line with the national average in terms of cultural diversity, with 80.9% of its population being citizens, 81.8% born in Australia, and 87.0% speaking English only at home.
The main religion in Armidale was found to be Christianity, which makes up 50.3% of people in Armidale. However, the most apparent overrepresentation was in Other, which comprises 3.5% of the population, compared to 0.8% across Regional NSW.
In terms of ancestry (country of birth of parents), the top three represented groups in Armidale are English, comprising 27.8% of the population, Australian, comprising 26.9% of the population, and Irish, comprising 9.4% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Australian Aboriginal is notably overrepresented at 5.8% of Armidale (vs 4.6% across Regional NSW), Scottish at 8.8% (vs 8.0%) and German at 3.6% (vs 3.1%).
18.2% of the Armidale SA2 population was born overseas, compared to 13.0% across Regional NSW.
13.0% of the population in the Armidale SA2 speaks a language other than English at home, compared to 7.1% in Regional NSW.
5.8% of the Armidale SA2 population identifies as Australian Aboriginal, compared to 4.6% in Regional NSW.
80.9% of the Armidale SA2 population holds citizenship, compared to 89.2% in Regional NSW.
04Place
Housing, health, transport, local services and the reports on them.
Armidale is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than Regional NSW.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 38.9% | 2021 Census | 75th percentile nationally |
| Owned outright | 33.1% | 2021 Census | 48th percentile nationally |
| Detached houses | 82.0% | 2021 Census | 42nd percentile nationally |
| Median mortgage repayment | $1,500 a month | 2021 Census, monthly | 27th percentile nationally |
| Owned with a mortgage | 28.0% | 2021 Census | 23rd percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 12.4% | 2021 Census | 64th percentile nationally |
| Median weekly rent paid, 2021 Census | $290 | 2021 Census, weekly | 22nd percentile nationally |
| Median rent as a share of median household income | 20.3% | 2021 Census, ratio calculated by AreaSearch | 46th percentile nationally |
| Median mortgage repayment as a share of household income | 24.2% | 2021 Census, ratio calculated by AreaSearch | 51st percentile nationally |
| People per bedroom | 0.7 per bedroom | 2021 Census | 12th percentile nationally |
In the Armidale SA2, 33.1% of homes are owned outright, 28.0% are owned with a mortgage, and 38.9% are rented.
According to the latest data, 82.0% of dwellings in the Armidale SA2 are houses.
In the Armidale SA2, 5.2% of dwellings are apartments or units, with an additional 12.4% being semi-detached dwellings.
Outright home ownership in the Armidale SA2 stands at 33.1%, compared to 39.6% in Regional NSW.
The median monthly mortgage repayment in the Armidale SA2 is $1,500, compared to $1,733 in Regional NSW.
The aggregate monthly housing cost in the Armidale SA2 is $908, which represents the average monthly cost across all housing types.
In the Armidale SA2, households with mortgages typically spend 24.2% of their income on mortgage repayments, while renters spend 20.3% of their income on rent.
The average persons per bedroom ratio in the Armidale SA2 is 0.7, indicating the level of household density.
Housing affordability in the Armidale SA2 shows mortgage holders spending 24.2% of income on repayments (vs 27.9% in Regional NSW), while renters spend 20.3% of income on rent (vs 23.0% in Regional NSW).
The dwelling mix in the Armidale SA2 consists of 82.0% detached houses, 12.4% semi-detached dwellings, 5.2% apartments, and 0.4% other dwelling types.
Housing in Armidale consumes approximately 14.7% of median household income ($6,201 monthly), indicating costs are highly affordable. The generally accepted benchmark is that housing should not exceed 30% of household income.
Recent development applications in Armidale show attached dwellings contributing 65% of approvals compared to 18% of existing stock, while detached houses represent 35% of applications versus 82% of current dwellings. This suggests increasing densification. Housing density growth is around the national average.
Health performance in Armidale is lower than the national average with common health conditions somewhat prevalent across both younger and older age cohorts.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Private health cover | 50.4% | ATO FY 2024, private health cover | 32nd percentile nationally |
| No long-term health condition | 66.1% | 2021 Census | 32nd percentile nationally |
| Need help with daily activities | 5.4% | 2021 Census | 50th percentile nationally |
| No long-term health condition, under 65 | 73.3% | 2021 Census | 29th percentile nationally |
| Three or more long-term health conditions, under 65 | 1.6% | 2021 Census | 63rd percentile nationally |
Around 50.4% of people in the Armidale SA2 are covered by private health insurance, which compares to 52.2% in Regional NSW.
In the Armidale SA2, 5.4% of the population is identified as requiring ongoing medical assistance. By comparison, 6.8% of people in Regional NSW require similar assistance.
8.8% of people in the Armidale SA2 are diagnosed with asthma. In comparison, 8.4% of the population across Regional NSW is affected by asthma.
Diabetes affects 3.9% of the Armidale SA2 population, while in Regional NSW, 4.7% of people are diagnosed with diabetes.
3.9% of people in the Armidale SA2 have heart disease. Across Regional NSW,4.4% of the population is affected by heart disease.
In the Armidale SA2, 50.4% of the population are estimated to have private health insurance. Comparatively, Regional NSW sees an estimated private health coverage rate of 52.2%.
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Transport access | 45 out of 100 | AreaSearch transport analysis of timetable data | 45th percentile nationally |
| Public transport stops | 414 | Public transport timetable (GTFS) data, compiled by AreaSearch | 98th percentile nationally |
| Weekly public transport trips | 1,298 | Public transport timetable (GTFS) data, compiled by AreaSearch | 39th percentile nationally |
| People per public transport stop | 59 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 51 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.2 per dwelling | 2021 Census | |
| Working residents who worked from home | 26.2% | 2021 Census, taken during COVID-19 restrictions |
There are 414 public transport stops within the Armidale SA2.
The Armidale SA2 has 1,298 weekly trips across 51 routes, averaging 185 trips per day.
On average, residential properties are 164 metres from the nearest transport stop.
From the typical resident, the nearest child care centre is 960 m away and the nearest school 1.0 km.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 414 stops nearby, 1,298 weekly trips, access rating 45 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 59 out of 100 | AreaSearch proximity analysis | 59th percentile nationally |
| Nearest child care | 960 m | AreaSearch proximity analysis, from the typical resident | |
| Nearest school | 1.0 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 1.8 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest GP | 1.8 km | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest pharmacy | 1.8 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest supermarket | 2.0 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 2.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 2.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 2.3 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 2.4 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 2.4 km | AreaSearch proximity analysis, from the typical resident |
Sector reports that go deeper on these services: child care, medical, retail, aged care and specialist disability accommodation (SDA). There are 10 long day care centres with 666 places in Armidale, about 2.2 children aged 0-4 per place.
Short silent previews of sample pages. Sector reports are ordered for a catchment you draw, not for the suburb as a whole.
05Reports and tools
Order a report and find more tools.
An area report on Armidale is built to order and emailed to you.
Ordered reports
The other sector reports are ordered on a custom catchment: draw your own area to add them. The order window shows the estimate before you place the order.
Order a reportShort silent previews of sample pages. Base and Child Care can be ordered for Armidale.
06About this profile
Where the figures come from, downloads and nearby areas.
On AreaSearch's development drivers ranking, recent residential development output has been above average within Armidale when compared nationally.
Armidale ranks in the 30th percentile nationally for infrastructure.
No headline figures are reported for this area.
Armidale's affordable property market has recorded 717 sales in the 12 months to September 2026, comprising 92% residential, 3% commercial and 5% vacant land transactions.
An assessment of population growth drivers in Armidale reveals an overall ranking slightly below national averages considering recent, and medium term trends.
Armidale's population is slightly younger than the national pattern.
Income levels sit below national averages according to AreaSearch assessment.
Armidale shows employment indicators that trail behind approximately 70% of regions assessed across Australia.
Armidale shows below-average educational performance compared to national benchmarks, though pockets of achievement exist.
Armidale features high concentrations of lone person households and group households but relatively few family households, with a smaller average household size than Regional NSW.
In terms of cultural diversity, Armidale records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics.
Armidale is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than Regional NSW.
Health performance in Armidale is lower than the national average with common health conditions somewhat prevalent across both younger and older age cohorts.
Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility.
Amenity provision was found to be above the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Armidale has an estimated 24,593 residents, up 2.6% since the 2021 Census, with 22 projects tracked in Armidale.
Latest estimate as at Aug 2026; other figures from the 2021 Census, ATO FY-24 and AreaSearch estimates where labelled. Updated 14 Oct 2026.
Sources: ABS Census 2021, ABS estimated resident population, ATO taxation statistics, state rental bonds and property sales records where published, and AreaSearch analysis for Armidale.
Data currency
Refreshed . Sales to Oct 2026, rents to Jun 2026, population and age estimated to Aug 2026, taxable income FY 2024 and projects to Aug 2026. Housing and cultural diversity are from the 2021 Census (next update with the 2026 Census results).
Infrastructure projects and development applications also include sites in the surrounding area, and are labelled as such. Other sections were compiled 14 Oct 2026 from sources that update on their own cycles; "See the evidence" lists each source and its cycle.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (for example census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb or locality names (postal-style areas) and may use different geographic boundaries. For a complete picture, consider both boundary types where available.
Main sources: ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (110011186). QuickStats reports 2021 only; the figures on this page are more current wherever the ledger shows a later date.
This page uses ABS Statistical Area Level 2 (SA2) boundaries for statistical reporting (for example census and ERP). SA2 areas can differ materially from Suburbs and Localities (SAL) boundaries, even when they share similar names, because they are defined for different purposes and often use different geographic boundaries.
AreaSearch compiles this page from official and industry sources, including ABS, Geoscience Australia, GNAF, ATO, State governments, Valuer General, Rental Board and Infrastructure Australia, then calculates statistics for the boundary shown, and ranks, growth rates and benchmarks itself. Property sales come from the state valuation authority, rents from state rental bond lodgements, development applications from council and state planning portals, school data from ACARA, and public transport from state transport departments. Infrastructure projects and development applications also include sites in the surrounding area, labelled as such.
No. Most of this page is built beyond the Census. Dated for this area: population (Aug 2026), age profile (Aug 2026), infrastructure projects (Aug 2026) and income (FY 2024). Compiled with this profile from sources that publish on their own cycles: development and approvals, property sales and rents, employment, households, education, transport, health and services and amenities. Only housing and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Armidale from the 2021 Census, ATO taxpayer data and AreaSearch estimates and analysis. Each topic has its own table of key figures beside the section it belongs to, and each row names its source and date. The percentile compares Armidale with every neighbourhood-sized area across Australia (ABS SA2 areas): a higher percentile means more of that measure than most, not necessarily better.
Source: AreaSearch (areasearch.com.au) compiled from ABS Census 2021, ATO and other public sources.
