Area profile · Rest of NSW
Armidale Surrounds - North has an estimated 4,698 residents, up 3.8% since the 2021 Census, with 103 projects tracked in the area around Armidale Surrounds - North.
Updated 14 Oct 2026.
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01Profile
The analysis, national rankings and who lives there.
The Armidale Surrounds - North Statistical Area (Lv2) lies 335 kilometres south-southwest of the Brisbane CBD. Based on AreaSearch's analysis, its population is around 4,698 as of Aug 2026, an increase of 171 people (3.8%) since the 2021 Census, which recorded 4,527 people. This change is inferred from the ABS estimated resident population (ERP) of 4,692 as of June 2025 and an additional 163 validated new addresses recorded since the Census date. The area enjoys strong outright home ownership, a below-average unemployment rate, above-average children per family, affordable housing options, a notable agricultural employment base, and strong representation of detached houses.
Residents include a high proportion of mature age groups, and income levels fall within the lower quartile. Population growth follows a moderate expansion pattern, while sales activity is relatively low compared with population size.
Estimated resident population by year (ABS, not Census counts): 4,282 in 2001 and 4,692 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 4,698 (ABS June 2025 base).
Share of residents in each age band (ABS age profile, scaled to the Aug 2026 AreaSearch estimate). Largest: 55 to 64, 15%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 28.4%.
Armidale Surrounds - North ranks in the 68th percentile nationally for employment drivers and the 48th for infrastructure drivers.
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 Surrounds - North is $380 a week, up 5.2% over 12 months to Jun 2026 and 34% below Regional NSW. The gross rental yield across all dwellings is 4.0%.
34% below Regional NSW on median weekly rent
Median weekly rent by year, lodged bonds. Houses (solid line): $292 in 2017, $410 in 2026; Units (dashed orange line): $175 in 2017, $222 in 2023. The latest is to Jun 2026.
Yield is indicative: rents and sales come from different property pools.
| Address | Sale price | Settled | Address type |
|---|---|---|---|
| 2 Manse Street, Guyra NSW 2365 | $623,000 | 22 Sep 2026 | Street address |
| 40 Abercrombie Street, Guyra NSW 2365 | $545,000 | 21 Sep 2026 | Street address |
| 23 Prisk Street, Guyra NSW 2365 | $450,000 | 17 Sep 2026 | Street address |
| 157 Llangothlin Road, Guyra NSW 2365 | $1,000,000 | 4 Sep 2026 | Street address |
| 58 Llangothlin Road, Guyra NSW 2365 | $375,000 | 3 Sep 2026 | Street address |
| 8595 Waterfall Way, Ebor NSW 2453 | $2,600,000 | 25 Aug 2026 | Street address |
| 6 Coakes Street, Guyra NSW 2365 | $465,000 | 4 Aug 2026 | Street address |
| 11 White Gum Place, Guyra NSW 2365 | $579,000 | 31 Jul 2026 | Street address |
| 13 Lakeview Road, Guyra NSW 2365 | $720,000 | 29 Jul 2026 | Street address |
| 78 Brackin Street Hillgrove NSW 2350 | $425,000 | 24 Jul 2026 | Street address |
The 10 most recent of the 35 residential sales recorded since 27 Jan 2026 (the latest settled 22 Sep 2026), newest first. The median of these 35, houses and units together, was $480,000 (a different set from the medians above). Source: NSW Valuer General / AreaSearch, to September 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 | $380 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent over 12 months | +5.2% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, all dwellings | 4.0% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median house price | $500k | Contract-date median, 2026 to date | |
| Median unit price | $615k | Contract-date median, 2026 to date |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median price, latest residential sales | $480,000 | Median of the 35 most recent residential sales, settled 27 Jan 2026 to 22 Sep 2026, NSW Valuer General / AreaSearch | |
| Median rent, houses | $410 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for houses over 12 months | +3.5% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, houses | 4.3% | 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 | |
| Median rent, NSW | $715 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent, NSW, over 12 months | +5.6% | 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 53 tracked applications: 13 approved, 15 under assessment, 25 other (refused, withdrawn or no status).
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AreaSearch tracks 103 projects in and around Armidale Surrounds - North, 23 of them under construction.
Proposed modern service station and truck stop on the New England Highway, featuring EV super chargers, general store, Post Office…
Proposed wind farm around 15km north-west of Armidale in the New England Renewable Energy Zone.
Development of a utility-scale Battery Energy Storage System (BESS) with an export capacity of up to 400 MW / 1,600 MWh to connect directly…
The Doughboy Wind Farm, set 40km northeast of Armidale, NSW, plans 55 turbines (340MW), a substation, a transmission link, and a battery…
Safety upgrades on the New England Highway between Willow Tree and Uralla as part of the Saving Lives on Country Roads program.
A residential subdivision project in the sought-after South Hill area of Armidale, offering modern residential lots with views over…
EnergyCo is planning the New England REZ network infrastructure to connect solar, wind, and storage projects to the NSW electricity grid…
Proposed expansion of the Girraween Shopping Centre to include additional retail spaces, supermarket, and community facilities.
A comprehensive revitalisation project to transform the East Mall section of Beardy Street into a vibrant public space.
Minor capital health works program funded by the NSW Government including modernisation and ensuite additions to staff accommodation at…
The $60 million Armidale Hospital Redevelopment featured a new four-storey building that significantly expanded healthcare capacity for the…
An ongoing project to replace aged timber bridges throughout the Armidale region with new concrete structures.
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 48 projects in and around the area that are not yet completed and have one: 2026 11, 2027 14, 2028 11, 2029 2, 2030 6, 2031 0, 2032 0, 2033 0, 2034 2, 2035 2. 31 have no completion year.
AreaSearch has tracked 53 substantial development applications lodged in and around Armidale Surrounds - North over the past 5 years, 41 in the last 12 months; 15 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2021 (part year) 2, 2022 3, 2023 0, 2024 3, 2025 4, 2026 (to Oct) 41.
Key application 8 Stock Yard Road, Guyra Commercial | $2.8m Approved
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 53 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Tracked, last 12 months | 41 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 1.6 per 1,000 people | ABS building approvals | 18th percentile nationally |
| Average approvals a year | 7 | ABS building approvals | 14th percentile nationally |
| Applications approved | 13 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Applications under assessment | 15 | Tracked by AreaSearch, in and around the area, last 5 years |
The long-run outlook for infrastructure is part of AreaSearch Operator and Pro. Log in to see the forecast detail in Full.
Infrastructure development impacting the Armidale Surrounds - North SA2 spans multiple sectors including Residential Development, Transport & Logistics, and Energy, among others.
While specific investment values are not publicly disclosed for all projects impacting the Armidale Surrounds - North SA2, the area shows active development across multiple infrastructure categories within 15km.
Infrastructure development activity impacting the Armidale Surrounds - North SA2 currently ranks below national averages at the 30th percentile.
On AreaSearch's development drivers ranking, residential development activity is lower than average in Armidale Surrounds - North compared with local real estate markets nationally.
Dwelling approval activity in the Armidale Surrounds - North SA2 area has seen 17 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Armidale Surrounds - North SA2's current population of 4,698 has been supported by 7 approvals on average over recent years.
The Armidale Surrounds - North SA2 has seen 1.6 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 551 people in the Armidale Surrounds - North SA2, compared to one for every 183 in Regional NSW.
The long-run outlook for development is part of AreaSearch Operator and Pro. Log in to see the forecast detail in Full.
Looking at development activity over the past five years, the Armidale Surrounds - North SA2's approval levels have been significantly below the yearly average of 7, showing a notable downturn in recent development.
Over the past five years, the population in the Armidale Surrounds - North SA2 has grown by approximately 143 people, while 36 residential approvals were recorded. This equates to a ratio of 4.0 people added for each new dwelling approval. This high ratio suggests strong population growth relative to housing supply, potentially indicating unmet housing demand.
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 Surrounds - North reveals an overall ranking slightly below national averages considering recent, and medium term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 4,698 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +3.8% | AreaSearch estimate, Aug 2026, against the 2021 Census | 30th percentile nationally |
| Population density | 1 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 7th percentile nationally |
| Average yearly growth, 2020 to 2025 | +0.6% | ABS estimated resident population series to June 2025 | |
| Average yearly growth, 2015 to 2025 | +0.3% | ABS estimated resident population series to June 2025 |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population at the 2021 Census | 4,527 | 2021 Census | |
| Residents added since the 2021 Census | 171 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +1.0% | ABS estimated resident population series to June 2025 | |
| Population growth, 2024 to 2025 | +0.9% | ABS estimated resident population series to June 2025 | |
| Land area | 6,098.24 km² | AreaSearch boundary analysis |
Total population for the Armidale Surrounds - North SA2 was estimated to be approximately 4,698 as at Aug 2026. This is based upon an estimated resident population of 4,692 from the ABS up to June 2025.
The armidale surrounds - north sa2 has added approximately 171 people and shown a 3.78% increase from the 4,527 people recorded at the 2021 Census period.
The population density in the Armidale Surrounds - North SA2 is estimated at 0 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the Armidale Surrounds - North SA2 has shown a compound annual growth rate of 0.3% per annum.
Population growth in the Armidale Surrounds - North SA2 is driven by: Overseas migration (62.4%), Interstate migration (34.6%), Natural increase (3.0%). The primary driver is Overseas migration, contributing 62.4% of overall population gains.
Armidale Surrounds - North hosts a notably older demographic compared to the national average.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 44 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 74th percentile nationally |
| Aged 65 and over | 22.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 16.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 23.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 48.8% | 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 | 44 years | 2021 Census | |
| Aged 0 to 4 | 4.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 11.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 12.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 11.6% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 9.7% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 12.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 15.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 12.5% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 8.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 2.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the Armidale Surrounds - North SA2 at 44 years as at August 2026. That is in line with the 2021 Census figure of 44 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 44 years as at August 2026, Armidale Surrounds - North is comparable to the Regional NSW 2021 Census average (43 years) and 6 years older than the national Census average (38 years).
On AreaSearch estimates updated to August 2026, the most over-represented age group in the Armidale Surrounds - North SA2 compared to the Regional NSW region is the 55 - 64 group, making up 15.0% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the Armidale Surrounds - North SA2 compared to the Regional NSW region is the 35 - 44 group, making up 9.7% of the population.
No, the age distribution in the Armidale Surrounds - North SA2 is broadly in line with Regional NSW.
AreaSearch estimates children aged 0-14 years at 16.0% of the population in the Armidale Surrounds - North SA2 as at August 2026.
AreaSearch estimates people aged 65 and over at 22.9% of the population in the Armidale Surrounds - North SA2 as at August 2026.
Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $45,911 a year | ATO FY-24, annual | 6th percentile nationally |
| Average taxable income | $52,250 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $1,228 | 2021 Census, weekly | 15th percentile nationally |
| Census personal income / week | $672 | 2021 Census, weekly | 23rd percentile nationally |
| High-income households | 12.1% | 2021 Census | |
| Census family income / week | $1,568 | 2021 Census, weekly | |
| Low-income households | 33.8% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Armidale Surrounds - North SA2 is approximately $48,840. The official ATO data from FY-24 recorded a median of $45,911.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Armidale Surrounds - North SA2 is approximately $55,584. The official ATO data from FY-24 recorded an average of $52,250.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Armidale Surrounds - North SA2 is approximately $48,840 compared to $59,289 in Regional NSW. The official ATO data from FY-24 shows $45,911 and $55,733 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Armidale Surrounds - North SA2 is approximately $55,584 compared to $73,521 in Regional NSW. The official ATO data from FY-24 shows $52,250 and $69,112 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the Armidale Surrounds - North SA2's households (~28.4% / 462 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the Armidale Surrounds - North SA2 is the $1,500 - 2,999 group, representing about 28.4% 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 Surrounds - North SA2 is $1,228/wk.
According to the 2021 Census, the median family income in the Armidale Surrounds - North SA2 is $1,568/wk.
The 2021 Census shows that the median personal income in the Armidale Surrounds - North SA2 is $672/wk.
AreaSearch's latest postcode level ATO data for FY-24 reveals that income in the Armidale Surrounds - North SA2 is lower than average on a national basis, with the median assessed at $45,911 while the average income stands at $52,250. This contrasts to Regional NSW's figures of a median income of $55,733 and an average income of $69,112. Based on Wage Price Index growth of 6.38% since FY-24, current estimates would be approximately $48,840 (median) and $55,584 (average) as of June 2026.
The estimated disposable income in the Armidale Surrounds - North SA2 is $4,773 per year according to AreaSearch analysis.
The armidale surrounds - north sa2's disposable income is $4,773 compared to $5,252 for Regional NSW, based on AreaSearch analysis.
Employment conditions in Armidale Surrounds - North demonstrate strong performance, ranking among the top 32% of areas assessed nationally.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 2.4% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 71.4% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 2,733 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 4,241 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 2,801 | ABS and DEWR labour data, compiled by AreaSearch |
As of June 2026, the Armidale Surrounds - North SA2 has approximately 2,733 employed residents with an unemployment rate of 2.4%. This very low unemployment rate indicates a tight labour market with strong demand for workers. Employment performance is above the national median, showing positive labour market dynamics.
As of June 2026, the unemployment rate in the Armidale Surrounds - North SA2 stands at 2.4%, which is 1.7 percentage points below Regional NSW's rate of 4.1%. This lower unemployment rate suggests stronger local employment conditions. For comparison, the national unemployment rate is 4.2%.
The employment landscape in the Armidale Surrounds - North SA2 is dominated by several key sectors. The largest employers are agriculture, forestry & fishing (39.2% of employment), health care & social assistance (10.3%), and education & training (9.7%). These three sectors alone account for 59.2% of local employment, indicating significant concentration. Other significant employers include retail trade and construction.
Over the past year to June 2026, the Armidale Surrounds - North 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 Surrounds - North SA2 is 71.4%, which represents the proportion of working-age residents who are either employed or actively seeking work. This high participation rate indicates strong workforce engagement and economic vitality. The local rate leading the Regional NSW average of 60.6%, indicating stronger workforce attachment in the local area.
The armidale surrounds - north sa2 shows notable specialisation in agriculture, forestry & fishing, which employs 39.2% of the local workforce compared to 5.3% across Regional NSW. With a local vs regional employment ratio of 7.4, this represents a significant industry cluster that likely serves markets beyond the local area.
The long-run outlook for employment is part of AreaSearch Operator and Pro. Log in to see the forecast detail in Full.
The armidale surrounds - north sa2's employment market shows above-average performance nationally, placing in the top half of areas assessed. Employment indicators suggest healthy labour market conditions relative to other regions. Recent job advertisement trends show the broader employment region experienced 17.0% growth, ranking 2nd out of 37 regions nationally.
Skilled workers will find selective opportunities in the Armidale Surrounds - North SA2, with knowledge-based sectors representing 24.4% of local jobs. Key sectors for skilled workers include health care & social assistance (10.3%), education & training (9.7%), and professional & technical (2.7%).
Education in Armidale Surrounds - North: university qualifications 22.1%, school advantage index (ICSEA) 917.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 15.0% | 2021 Census | 41st percentile nationally |
| Postgraduate qualifications | 4.2% | 2021 Census | 43rd percentile nationally |
| University qualifications | 22.1% | 2021 Census | |
| Vocational qualifications | 29.5% | 2021 Census | 69th percentile nationally |
| Graduate diploma or certificate | 2.9% | 2021 Census | 64th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 9.8% | 2021 Census | 31st percentile nationally |
| No post-school qualification | 38.6% | 2021 Census | |
| Residents attending an educational institution | 33.5% | 2021 Census | |
| Residents attending university or other higher education | 2.7% | 2021 Census | 22nd percentile nationally |
| Residents attending primary school | 13.7% | 2021 Census | 91st percentile nationally |
| Residents attending secondary school | 10.5% | 2021 Census | 92nd percentile nationally |
22.1% of people aged 15 and over in the Armidale Surrounds - North SA2 have university qualifications, compared to 21.3% in Regional NSW.
38.6% of people aged 15 and over in the Armidale Surrounds - North SA2 have no formal qualifications, compared to 39.1% in Regional NSW.
The armidale surrounds - north sa2 ranks in the 28th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the Armidale Surrounds - North SA2 are: Certificate (29.5%), Bachelor Degree (15.0%), Advanced Diploma (9.8%).
33.5% of the population in the Armidale Surrounds - North SA2 is currently engaged in formal education, including 13.7% in primary school, 10.5% in secondary school, 2.7% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Armidale Surrounds - North SA2 is 917, indicating below-average socio-educational advantage compared to the national average of 1000.
There are 8 schools within the Armidale Surrounds - North SA2, with a combined enrollment of approximately 465 students.
The armidale surrounds - north sa2 includes 6 primary schools, 2 combined schools.
Armidale Surrounds - North features high concentrations of couples without children but relatively few single parent families, with an average household size in line with Regional NSW.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median household size | 2.4 people | 2021 Census | 36th percentile nationally |
| Lone-person households | 29.0% | 2021 Census | 66th percentile nationally |
| Couples with children | 26.8% | 2021 Census | 37th percentile nationally |
| Couples without children | 31.7% | 2021 Census | 78th percentile nationally |
| One-parent families | 8.4% | 2021 Census | 23rd percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 3.3% | 2021 Census | 61st percentile nationally |
| Households at the 2021 Census | 1,627 | 2021 Census | |
| Estimated households | 1,688 | AreaSearch estimate, Aug 2026 | |
| Family households | 67.5% | 2021 Census | 34th percentile nationally |
| Average children per family | 2.1 per family | 2021 Census | 95th percentile nationally |
As of the 2021 Census, the Armidale Surrounds - North SA2 had 1,627 households. Based on population growth patterns, this has grown by approximately 3.7% to an estimated 1,688 households today.
The average household size in the Armidale Surrounds - North SA2 is 2.4 people. This compares to 2.4 in Regional NSW and reflects the area's household composition mix.
Family households dominate at 67.5% of all households. Non-family households consist of lone person households (29.0%), group households (3.3%), and other household types (0.0%).
Of the 1,098 family households, couples with children account for 26.8% of all households, couples without children at home 31.7%, and single parent families 8.4%. This mix shapes local demand for schools, family services, and housing types.
Compared to Regional NSW, the Armidale Surrounds - North SA2 shows distinct household patterns. This higher proportion of single-person households drives demand for smaller dwellings and different community services.
Families in the Armidale Surrounds - North SA2 have an average of 2.1 children, slightly above the Regional NSW average of 1.8. This influences local demand for child-related services and larger family homes.
Marriage patterns reveal 49.3% of the adult population are currently married, while 33.1% have never married. This compares to 45.6% married and 34.3% never married across Regional NSW.
Single-person households represent 29.0% of all households in the Armidale Surrounds - North 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 3.3% of households, in line with the Regional NSW average of 3.3%.
Armidale Surrounds - North is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 8.8% | 2021 Census | 9th percentile nationally |
| Speak another language at home | 4.7% | 2021 Census | 20th percentile nationally |
| English only at home | 95.3% | 2021 Census | 79th percentile nationally |
| Australian citizens | 84.8% | 2021 Census | 40th percentile nationally |
| Born in Australia | 91.2% | 2021 Census | 90th percentile nationally |
| Aboriginal and Torres Strait Islander residents | 4.8% | 2021 Census | 86th percentile nationally |
Armidale Surrounds - North was found to be below average in terms of cultural diversity, with 84.8% of its population being citizens, 91.2% born in Australia, and 95.3% speaking English only at home.
The main religion in Armidale Surrounds - North was found to be Christianity, which makes up 65.8% of people in Armidale Surrounds - North. This compares to 55.9% across Regional NSW.
In terms of ancestry (country of birth of parents), the top three represented groups in Armidale Surrounds - North are Australian, comprising 33.1% of the population, English, comprising 33.1% of the population, and Scottish, comprising 9.0% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Australian Aboriginal is notably overrepresented at 4.8% of Armidale Surrounds - North (vs 4.6% across Regional NSW) and Irish at 8.9% (vs 8.8%).
8.8% of the Armidale Surrounds - North SA2 population was born overseas, compared to 13.0% across Regional NSW.
4.7% of the population in the Armidale Surrounds - North SA2 speaks a language other than English at home, compared to 7.1% in Regional NSW.
4.8% of the Armidale Surrounds - North SA2 population identifies as Australian Aboriginal, compared to 4.6% in Regional NSW.
84.8% of the Armidale Surrounds - North SA2 population holds citizenship, compared to 89.2% in Regional NSW.
04Place
Housing, health, transport, local services and the reports on them.
Armidale Surrounds - North is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Rented homes | 24.4% | 2021 Census | 39th percentile nationally |
| Owned outright | 49.6% | 2021 Census | 91st percentile nationally |
| Detached houses | 96.2% | 2021 Census | 84th percentile nationally |
| Median mortgage repayment | $1,094 a month | 2021 Census, monthly | 11th percentile nationally |
| Owned with a mortgage | 26.0% | 2021 Census | 17th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 1.5% | 2021 Census | 14th percentile nationally |
| Median weekly rent paid, 2021 Census | $250 | 2021 Census, weekly | 13th percentile nationally |
| Median rent as a share of median household income | 20.4% | 2021 Census, ratio calculated by AreaSearch | 47th percentile nationally |
| Median mortgage repayment as a share of household income | 20.6% | 2021 Census, ratio calculated by AreaSearch | 19th percentile nationally |
| People per bedroom | 0.7 per bedroom | 2021 Census | 12th percentile nationally |
In the Armidale Surrounds - North SA2, 49.6% of homes are owned outright, 26.0% are owned with a mortgage, and 24.4% are rented.
According to the latest data, 96.2% of dwellings in the Armidale Surrounds - North SA2 are houses.
In the Armidale Surrounds - North SA2, 1.0% of dwellings are apartments or units, with an additional 1.5% being semi-detached dwellings.
Outright home ownership in the Armidale Surrounds - North SA2 stands at 49.6%, compared to 39.6% in Regional NSW.
The median monthly mortgage repayment in the Armidale Surrounds - North SA2 is $1,094, compared to $1,733 in Regional NSW.
The aggregate monthly housing cost in the Armidale Surrounds - North SA2 is $548, which represents the average monthly cost across all housing types.
In the Armidale Surrounds - North SA2, households with mortgages typically spend 20.6% of their income on mortgage repayments, while renters spend 20.4% of their income on rent.
The average persons per bedroom ratio in the Armidale Surrounds - North SA2 is 0.7, indicating the level of household density.
Housing affordability in the Armidale Surrounds - North SA2 shows mortgage holders spending 20.6% of income on repayments (vs 27.9% in Regional NSW), while renters spend 20.4% of income on rent (vs 23.0% in Regional NSW).
The dwelling mix in the Armidale Surrounds - North SA2 consists of 96.2% detached houses, 1.5% semi-detached dwellings, 1.0% apartments, and 1.3% other dwelling types.
Housing in Armidale Surrounds - North consumes approximately 10.3% of median household income ($5,317 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 Surrounds - North show attached dwellings contributing 11% of approvals compared to 4% of existing stock, while detached houses represent 89% of applications versus 96% of current dwellings. This suggests increasing densification. The area shows minimal growth in housing density compared to other Australian locations.
Health performance in Armidale Surrounds - North 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 | 46.2% | ATO FY 2024, private health cover | 1st percentile nationally |
| No long-term health condition | 67.1% | 2021 Census | 37th percentile nationally |
| Need help with daily activities | 4.4% | 2021 Census | 31st percentile nationally |
| No long-term health condition, under 65 | 74.5% | 2021 Census | 38th percentile nationally |
| Three or more long-term health conditions, under 65 | 2.4% | 2021 Census | 84th percentile nationally |
Around 46.2% of people in the Armidale Surrounds - North SA2 are covered by private health insurance, which compares to 52.2% in Regional NSW.
In the Armidale Surrounds - North SA2, 4.4% of the population is identified as requiring ongoing medical assistance. By comparison, 6.8% of people in Regional NSW require similar assistance.
8.7% of people in the Armidale Surrounds - North SA2 are diagnosed with asthma. In comparison, 8.4% of the population across Regional NSW is affected by asthma.
Diabetes affects 4.2% of the Armidale Surrounds - North SA2 population, while in Regional NSW, 4.7% of people are diagnosed with diabetes.
4.3% of people in the Armidale Surrounds - North SA2 have heart disease. Across Regional NSW,4.4% of the population is affected by heart disease.
In the Armidale Surrounds - North SA2, 46.2% 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 | 42 out of 100 | AreaSearch transport analysis of timetable data | 42nd percentile nationally |
| Public transport stops | 284 | Public transport timetable (GTFS) data, compiled by AreaSearch | 96th percentile nationally |
| Weekly public transport trips | 271 | Public transport timetable (GTFS) data, compiled by AreaSearch | 17th percentile nationally |
| People per public transport stop | 17 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 26 | Public transport timetable (GTFS) data, compiled by AreaSearch |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Vehicles per dwelling | 1.7 per dwelling | 2021 Census | |
| Working residents who worked from home | 26.9% | 2021 Census, taken during COVID-19 restrictions |
There are 284 public transport stops within the Armidale Surrounds - North SA2.
The Armidale Surrounds - North SA2 has 271 weekly trips across 26 routes, averaging 38 trips per day.
On average, residential properties are 166 metres from the nearest transport stop.
From the typical resident, the nearest school is 5.9 km away and the nearest child care centre 11.2 km.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 284 stops nearby, 271 weekly trips, access rating 42 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 24 out of 100 | AreaSearch proximity analysis | 24th percentile nationally |
| Nearest school | 5.9 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest child care | 11.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest pharmacy | 11.8 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest supermarket | 11.9 km | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest GP | 12.0 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 12.1 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 12.4 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 12.8 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 32.7 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 33.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 33.5 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 is 1 long day care centre with 29 places in Armidale Surrounds - North, about 6.8 children aged 0-4 per place.
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05Reports and tools
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06About this profile
Where the figures come from, downloads and nearby areas.
On AreaSearch's development drivers ranking, residential development activity is lower than average in Armidale Surrounds - North compared with local real estate markets nationally.
Armidale Surrounds - North has emerging levels of nearby infrastructure activity, ranking in the 30th percentile nationally.
No headline figures are reported for this area.
Armidale Surrounds - North's affordable property market has recorded 134 sales in the 12 months to June 2026, comprising 53% residential, 37% commercial and 10% vacant land transactions.
An assessment of population growth drivers in Armidale Surrounds - North reveals an overall ranking slightly below national averages considering recent, and medium term trends.
Armidale Surrounds - North hosts a notably older demographic compared to the national average.
Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis.
Employment conditions in Armidale Surrounds - North demonstrate strong performance, ranking among the top 32% of areas assessed nationally.
Education in Armidale Surrounds - North: university qualifications 22.1%, school advantage index (ICSEA) 917.
Armidale Surrounds - North features high concentrations of couples without children but relatively few single parent families, with an average household size in line with Regional NSW.
Armidale Surrounds - North is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics.
Armidale Surrounds - North is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
Health performance in Armidale Surrounds - North 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 below the typical area assessed nationally by AreaSearch, based on counts and proximity analysis.
Armidale Surrounds - North has an estimated 4,698 residents, up 3.8% since the 2021 Census, with 103 projects tracked in the area around Armidale Surrounds - North.
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 Surrounds - North.
Data currency
Refreshed . Sales to Sep 2026, rents to Jun 2026, population and age estimated to Aug 2026, taxable income FY 2024 and projects to Sep 2026. Housing, households 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 (110011187). 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 (Sep 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, education, transport, health and services and amenities. Only housing, households and cultural diversity remain wholly Census-based, because no more current small-area dataset exists for those measures.
Key demographics and figures for Armidale Surrounds - North 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 Surrounds - North 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.
