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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
The median house price in Armidale is $648k, with units at $445k. House values have moved 9.1% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Armidale has an estimated 24,549 residents, up from 23,967 at the 2021 Census — a change of 582 people, or 2.4%. 636 new addresses have been validated here since Census night. Density is about 89 people per square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to research from AreaSearch, the resident count in Armidale stands at approximately 24,549 as of Aug 2026. This represents an addition of 582 people (2.4%) relative to the 2021 Census tally of 23,967 people. Such movements are derived using the ABS estimated resident population figure of 24,436 as of June 2025 alongside 636 validated new addresses registered following the Census. This headcount translates to a population density of 89 persons per square kilometer, offering ample room per resident and capacity for additional urban expansion. Across the previous ten years, Armidale maintained steady upward momentum with a 0.2% compound annual growth rate, exceeding the wider SA3 area.
Inbound overseas migration was the primary driver of population gains, accounting for roughly 84.4% of total net additions during recent periods. Projections published by ABS/Geoscience Australia in 2024 (benchmarked to base year 2022) are utilized by AreaSearch across SA2 regions. In instances where an SA2 area is omitted, figures from the NSW State Government's 2022 release (using base year 2021) are incorporated instead. Demographic growth rates by age bracket from these datasets are further projected across all regions covering 2032 to 2041. Looking ahead, local expansion is forecast to track slightly under the national regional median, with the population projected to grow by 1,736 persons to 2041 according to recent annual ERP statistics, denoting an overall rise of 6.6% across the 16 years.
Frequently Asked Questions - Population
659 new dwellings have been approved in Armidale over the past five years, an average of 131 a year. That places the area in the 62nd percentile for residential development activity nationally, about 5 approvals per 1,000 residents a year. Of the 132 dwellings approved in the latest reporting year, 47% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building authorisations in Armidale have tracked at roughly 131 properties annually, yielding 659 homes throughout the last 5 financial years. With no new residents per year per completed residence arriving between FY-22 and FY-26 across the last 5 financial years, incoming supply matches or outpaces demand, broadening prospective purchaser options and creating headroom for future population increases beyond current projections. Meanwhile, newly built dwellings reflect an average construction cost of $377,000, aligning with broader regional benchmarks. Additionally, commercial development approvals reached $19.6 million during the current financial year, highlighting consistent non-residential investment.
Relative to Rest of NSW, building activity in Armidale is moderately stronger, tracking 26.0% above the regional per-capita baseline over the 5 year period to balance prospective buyer inventory while sustaining local asset values. Medium-density townhouses or apartments comprise 53.0% of upcoming development, with detached houses accounting for 47.0%. This emphasis on higher-density formats provides more accessible price points for first-home buyers, downsizers, and investors. This configuration contrasts noticeably with the current built environment (82.0% houses), reflecting shifting lifestyle requirements, affordability pressures, and tightening supplies of greenfield land. Registering approximately 182 people per approval, the locality retains a low-density character. According to the latest quarterly figures from AreaSearch, Armidale is slated to add 1,623 residents by 2041. Considering prevailing construction volumes, residential development appears well placed to satisfy demographic requirements, supporting favorable market conditions for prospective purchasers and facilitating potential growth above existing forecasts.
Frequently Asked Questions - Development
Development applications around Armidale
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 22 current infrastructure and development projects inside Armidale, worth an estimated $25.2 billion. A further 80 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $37.4 billion. 22 are already under construction and 37 are due for completion within three years. The pipeline spans energy, residential development and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Major civil works, strategic planning schemes, and infrastructure upgrades exert a powerful influence over local economic trajectory. AreaSearch has tracked 17 significant undertakings anticipated to shape the area. Key works include the New England Renewable Energy Zone (REZ), Armidale East Mall Revitalisation, Social Housing Development Initiative - Armidale, and Armidale Retail Precinct Expansion, with prominent schemes detailed in the following summary.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
New England Renewable Energy Zone (REZ)
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. The project remains in the planning phase with a refined 1km study corridor and a 250m EIS corridor following extensive community consultation. The EIS is expected to be publicly exhibited in the second half of 2026, with a preferred network operator commitment deed anticipated in late 2027 and Stage 1 operations targeted for 2032.
Armidale Hospital & Health Facilities Upgrades
Minor capital health works program funded by the NSW Government including modernization 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.
Armidale East Mall Revitalisation
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 stations, car/bike charging stations, raised pedestrian intersections, tree plantings, potential public art, and heritage-sensitive design elements. Detailed concept plans were endorsed by Council in May 2024; Council is seeking grant funding for detailed design and construction.
Kentucky Street Cultural Precinct Active Transport Corridor
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.
The South Hill Estate
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.
Armidale City Centre Vitality Plan
An integrated strategic urban renewal framework designed to consolidate long-term planning, infrastructure, and urban design across the Armidale CBD. Key initiatives include revitalization of Beardy Street Mall, public domain upgrades, heritage support, and catalyst redevelopment sites.
7-9 Caroline Crescent Affordable Housing Planning Proposal
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.
Armidale Retail Precinct Expansion
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.
13,155 residents of Armidale are employed, from a labour force of 13,764. Unemployment sits at 4.4%, with participation at 67.9%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local labor market in Armidale is defined by a qualified workforce, substantial representation across key community sectors, and a 4.4% unemployment rate. In work numbers stood at 13,155 residents as of March 2026, while the jobless rate sits 0.3% higher than the Regional NSW benchmark of 4.1%. Workforce participation remains notably elevated, reaching 67.9% compared to 60.6% across Regional NSW. Census records indicate that 26.2% of workers operated from home, though this metric was influenced by prevailing Covid-19 restrictions. Resident employment is concentrated in health care & social assistance, education & training, and retail trade.
Specialization in education & training is particularly pronounced, with local industry representation reaching 2.3 times the wider regional baseline. Conversely, construction accounts for a lower proportion of local jobs at 6.9%, compared to 9.7% regionally. Although employment is available locally, the ratio of Census working participants to the resident population points to significant outbound commuting. AreaSearch evaluations of ABS and SALM figures show that throughout the 12 months to March 2026, the local workforce contracted by 2.1% while total jobs dropped 4.0%, causing the unemployment rate to climb by 1.9 percentage points. Across Regional NSW over the same period, employment fell by 0.9%, the labor pool shrank 0.4%, and unemployment increased 0.5 percentage points. Broader demand trends can be evaluated via Jobs and Skills Australia national forecasts from Mar-26. These five- and ten-year industry models have been weighted against the local profile to gauge potential trends. Nationally, employment is projected to expand by 6.6% over five years and 13.7% over ten years, though sector trajectory varies. Applying these national sector rates across the local workforce structure indicates prospective employment gains of 6.6% over five years and 13.7% over ten years (note that this represents an illustrative weighting model and excludes local demographic projections).
Frequently Asked Questions - Employment
Median household income in Armidale is $1,432 a week (about $74,000 a year), with median personal income at $730 a week. ATO records put median taxable income at $51,116 a year against an average of $62,424. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Taxation statistics from the ATO for financial year 2023 at postcode level, analyzed by AreaSearch, show Armidale SA2 taxpayers earning a median income of $51,116 and an average of $62,424. These figures sit below nationwide averages and compare to Regional NSW benchmarks of $52,390 (median) and $65,215 (average). Accounting for a 10.32% rise in the Wage Price Index since financial year 2023, modeled figures as of March 2026 stand at approximately $56,391 for the median and $68,866 for the average. Census records position personal, family, and household earnings modestly between the 31st and 34th percentiles.
In terms of earnings brackets, 31.2% of the local population (7,659 individuals) falls within the $1,500 - 2,999 range, closely tracking the 29.9% seen across the surrounding region. Residents retain 85.4% of income following housing commitments, with the locality positioned in the 5th decile on the SEIFA income scale.
Frequently Asked Questions - Income
Armidale had 8,785 occupied dwellings at the 2021 Census, 82% detached houses and 5% apartments. 28% are owned with a mortgage, 39% rented and 33% owned outright. At that Census the median rent was $290 a week and the median mortgage repayment $1,500 a month. Rent absorbs 20.3% of household income here and mortgage repayments 24.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census findings show the residential landscape in Armidale comprising 82.0% separate houses and 18.0% alternative formats (including apartments, semi-detached properties, and 'other' dwellings), relative to 82.6% houses and 17.4% other dwellings throughout Regional NSW. Outright home ownership sits at 33.1%, trailing the Regional NSW benchmark, with remaining properties held under a mortgage (28.0%) or rented (38.9%). Typical monthly mortgage commitments stood at $1,500, markedly below the Regional NSW average of $1,733, while median weekly rent was $290 versus $330 regionally. Across Australia, local mortgage payments track well under the national median of $1,863, with rental costs also sitting substantially beneath the nationwide benchmark of $375.
Frequently Asked Questions - Housing
Armidale counted 8,785 households at the 2021 Census, averaging 2.3 people each. 23% are couples with children, fewer than in 77% of areas nationally, against 27% couples without children. 33% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 62.8% of local domestic arrangements, comprising couples without children (27.2%), couples with children (23.1%), and single parent households (11.5%). Non-family living arrangements account for the remaining 37.2%, consisting of lone person households (32.8%) and group dwellings (4.4%). Typical household occupancy is 2.3 people, slightly beneath the Regional NSW baseline of 2.4.
Frequently Asked Questions - Households
35.1% of adults in Armidale hold a university qualification, including 19.3% with a bachelor degree and 12.2% with postgraduate qualifications. A further 21.7% hold a vocational qualification. 16 schools serve the area, with 4,803 enrolment places and an average ICSEA of 966 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary attainment among Armidale residents is substantial, with 35.1% of those aged 15+ holding a higher education qualification, outpacing the SA4 region (19.5%) and Rest of NSW (21.3%). This educational concentration supports knowledge-intensive sectors. Bachelor degrees represent 19.3%, postgraduate awards account for 12.2%, and graduate diplomas stand at 3.6%. Vocational education is also widespread, with 31.0% of individuals aged 15+ holding technical qualifications, split between certificates (21.7%) and advanced diplomas (9.3%). Formal study engagement is substantial across the community, with 38.1% of all residents actively participating in education. This proportion includes 11.3% enrolled in higher education, 9.8% in primary schooling, and 9.5% in secondary institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Armidale reaches 414 stops on 51 routes, timetabled for about 1,300 services a week. The typical home sits about 160 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.2 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
The local transit network in Armidale includes 414 functional boarding points across a network of rail and bus options. A total of 51 distinct transit routes operate across these facilities, generating 1,298 weekly passenger departures. Transit accessibility ranks favorably, with the typical distance to a boarding point averaging 164 meters. Outward commuting characterizes the area, with private vehicles accounting for 91% of travel and 6% of commuters walking. Vehicle availability averages 1.2 per household, beneath the regional baseline. A notable 26.2% of workers worked from home according to the 2021 Census, subject to COVID-19 settings.
Transit service schedules deliver an average of 185 trips daily across all operations, which corresponds to around 3 weekly trips per individual stop. The spatial distribution of the 100 closest stops relative to the center is illustrated in the accompanying map.
Frequently Asked Questions - Transport
Transport Stops Detail
66.1% of residents in Armidale report no long-term health condition. 5.4% need daily assistance with core activities, and 50.4% hold private health cover. The standardised death rate runs at 6.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Public health indicators analyzed by AreaSearch highlight notable health considerations in Armidale regarding long-term illnesses and mortality figures, with common conditions observed across younger and older demographics alike. Private health insurance participation is subdued, covering roughly 50% of residents (~12,372 people) relative to the 55.7% national baseline. Asthma and mental health conditions represent the most frequently reported diagnoses in the locality, affecting 8.8% and 9.6% of people, respectively, while 66.1% of residents reported no long-term medical conditions compared to 63.3% across Regional NSW. Working-age cohorts exhibit higher-than-average rates of chronic illness.
Seniors aged 65 and over make up 18.6% of the population (4,566 people), sitting below the 23.3% recorded in Regional NSW, with condition incidence ranking higher than broader national averages.
Frequently Asked Questions - Health
Armidale is largely Australian-born, at 81.8% of residents, with 13.0% speaking a language other than English at home. The largest reported ancestries are English (27.8%) and Australian (26.9%). 5.8% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Demographic indicators for cultural background in Armidale align closely with broader regional norms, showing 81.8% of the community born in Australia, 80.9% holding Australian citizenship, and 87.0% speaking exclusively English at home. Christianity forms the primary religious affiliation, representing 50.3% of residents. The Other religious category shows notable divergence, accounting for 3.5% of the local population compared to 0.8% in Regional NSW. Parental country of birth statistics indicate that English (27.8%), Australian (26.9%), and Irish (9.4%) form the three leading ancestries across Armidale. Specific demographic variations are also evident, with Australian Aboriginal representation at 5.8% (compared to 4.6% regionally), Scottish ancestry at 8.8% (vs 8.0%), and German heritage at 3.6% (vs 3.1%).
Frequently Asked Questions - Diversity
The median resident of Armidale is 36. 32.2% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The age distribution in Armidale is comparatively younger than Regional NSW. Updated estimates to August 2026 indicate that youth and children (0 - 24) comprise 35.1% of residents versus 29.3% regionally, while seniors and retirees (65+) represent 18.6% compared to 23.3% across Regional NSW. The median age remains at 36, matching the 2021 Census and sitting 7 years younger than the Regional NSW median of 43 at that Census. Since that time, mature adults and early retirees (45 - 64) declined from 22.0% to an estimated 19.5%. Projections to 2041 indicate that early to mid-career adults (25 - 44) will drive regional expansion, rising by 1,486 residents (23%) to reach 8,060, while cohorts comprising children, young adults, and mature-aged residents are expected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Armidale
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jun 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 last month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 last month all 22 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 636 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (23,967 at the 2021 Census → 24,549 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
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.