Area profile · Rest of NSW
Armidale Surrounds - South has an estimated 6,162 residents, up 4.5% since the 2021 Census, with 5 projects tracked in Armidale Surrounds - South.
Updated 14 Oct 2026.
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01Profile
The analysis, national rankings and who lives there.
The Armidale Surrounds - South Statistical Area (Lv2) lies 362 kilometres north of the Sydney CBD. Based on AreaSearch's analysis, its population is around 6,162 as of Aug 2026, an increase of 268 people (4.5%) since the 2021 Census, which recorded 5,894 people. This figure is inferred from the estimated resident population (ERP) of 6,033 from the ABS as of June 2025, plus 154 validated new addresses added since the Census date. Market conditions are shaped by strong outright home ownership, a notable base of education employment, a housing stock led by detached dwellings, elevated agricultural employment, above-average children per family, and a pronounced proportion of residents aged 55 to 64.
Standout features include a high proportion of mature residents, largely couples without children, alongside lower-quartile income levels. In terms of population growth, the area shows limited expansion patterns. The latest population estimate date is Aug 2026.
Estimated resident population by year (ABS, not Census counts): 6,038 in 2001 and 6,033 in 2025. The dashed segment ends at the AreaSearch estimate for Aug 2026: 6,162 (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, 15.1%.
Share of households in each weekly household income band (2021 Census). Largest: $1,500 - 2,999, 30.4%.
Armidale Surrounds - South ranks in the 78th percentile nationally for employment drivers and the 67th for sales 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 Surrounds - South is $451 a week, up 8.5% over 12 months to Jun 2026 and 22% below Regional NSW. The gross rental yield across all dwellings is 3.8%.
22% below Regional NSW on median weekly rent
Median weekly rent by year, lodged bonds. Houses: $289 in 2017, $478 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 |
|---|---|---|---|
| 40 Jacksons Road, Arding NSW 2358 | $1,150,000 | 4 Sep 2026 | Street address |
| 18 Park Street, Uralla NSW 2358 | $500,000 | 1 Sep 2026 | Street address |
| 4 Thunderbolts Way, Uralla NSW 2358 | $680,000 | 28 Aug 2026 | Street address |
| 56 Hill Street, Uralla NSW 2358 | $565,000 | 28 Aug 2026 | Street address |
| 141 Kendall Road, Invergowrie NSW 2350 | $895,000 | 24 Aug 2026 | Street address |
| 48 Rowan Avenue, Uralla NSW 2358 | $545,000 | 24 Aug 2026 | Street address |
| 20 East Street, Uralla NSW 2358 | $880,000 | 21 Aug 2026 | Street address |
| 22 Bridge Street, Uralla NSW 2358 | $530,000 | 21 Aug 2026 | Street address |
| 24 Duke Street, Uralla NSW 2358 | $460,000 | 21 Aug 2026 | Street address |
| 10 Park Street, Uralla NSW 2358 | $595,000 | 17 Aug 2026 | Street address |
The 10 most recent of the 38 residential sales recorded since 21 May 2026 (the latest settled 4 Sep 2026), newest first. The median of these 38, houses and units together, was $597,500 (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 | $451 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent over 12 months | +8.5% | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Gross rental yield, all dwellings | 3.8% | AreaSearch estimate, indicative: rents and sales come from different property pools | |
| Median house price | $650k | Contract-date median, 2026 to date | |
| Median unit price | $248k | Contract-date median, 2026 to date |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median price, latest residential sales | $597,500 | Median of the 38 most recent residential sales, settled 21 May 2026 to 4 Sep 2026, NSW Valuer General / AreaSearch | |
| Median rent, houses | $478 a week | Rental bond lodgements, median for the 12 months to Jun 2026 | |
| Change in median rent for houses over 12 months | +9.5% | 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 | |
| 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 92 tracked applications: 11 approved, 18 under assessment, 63 other (refused, withdrawn or no status).
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AreaSearch tracks 5 projects in Armidale Surrounds - South (1 under construction) and 109 more in the surrounding area.
The New England Solar Farm is a 720 MW energy generation project developed in two stages: Stage One delivers 400 MW of generation capacity…
ACEN Australia Pty Ltd (ACEN) proposes to develop the Deeargee Solar and Battery Project, a large-scale grid connected solar and battery…
The New England REZ Transmission Project is EnergyCo's network infrastructure for the New England Renewable Energy Zone in north-east NSW.
Stage Two of the Thunderbolt Energy Hub is a proposed wind energy expansion located south-east of the New England Highway.
Neoen's Thunderbolt Energy Hub Stage 1 (Thunderbolt Wind Farm) is an approved wind farm with up to 32 turbines in the New England REZ near…
A $6.5 million business park development at the Armidale Regional Airport precinct.
Planning proposal by Armidale Regional Council to reclassify and rezone Council-owned operational land (Lot 25 DP 229148) from RE1 Public…
A completed $121 million state-of-the-art secondary school that combines Armidale High School and Duval High School.
A proposed 5MW solar farm at Petersons Armidale Winery & Guesthouse, 347 Dangarsleigh Road, Armidale.
Minor capital health works program funded by the NSW Government including modernisation and ensuite additions to staff accommodation at…
Construction of a continuous concrete pedestrian and active transport corridor along Kentucky Street connecting residential areas with the…
Proposed expansion of the Girraween Shopping Centre to include additional retail spaces, supermarket, and community facilities.
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 55 projects in and around the area that are not yet completed and have one: 2023 1, 2024 0, 2025 0, 2026 14, 2027 16, 2028 13, 2029 2, 2030 5, 2031 0, 2032 0, 2033 0, 2034 2, 2035 2. 32 have no completion year.
AreaSearch has tracked 92 substantial development applications lodged in and around Armidale Surrounds - South over the past 5 years, 73 in the last 12 months; 18 are recorded as under assessment. Coverage varies by council.
Applications per year (dashed: part year): 2021 (part year) 1, 2022 4, 2023 6, 2024 5, 2025 5, 2026 (to Oct) 71.
Key application 52 Hill Street, Uralla Commercial | $2.9m
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Tracked applications | 92 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Tracked, last 12 months | 73 | Tracked by AreaSearch, in and around the area | |
| ABS building approvals | 2.6 per 1,000 people | ABS building approvals | 34th percentile nationally |
| Average approvals a year | 16 | ABS building approvals | 28th percentile nationally |
| Applications approved | 11 | Tracked by AreaSearch, in and around the area, last 5 years | |
| Applications under assessment | 18 | Tracked by AreaSearch, in and around the area, last 5 years |
Key infrastructure and planning changes likely to influence the Armidale Surrounds - South SA2 include: 7-9 Caroline Crescent Affordable Housing Planning Proposal (Planning); Armidale Hospital & Health Facilities Upgrades (Approved); Kentucky Street Cultural Precinct Active Transport Corridor (Approved); Armidale Retail Precinct Expansion (Under Assessment); 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 Surrounds - South SA2 spans multiple sectors including Residential Development, Communities, Precincts & Urban Renewal, and Energy, among others.
While specific investment values are not publicly disclosed for all projects impacting the Armidale Surrounds - South SA2, the area shows active development across multiple infrastructure categories within 15km.
Infrastructure development activity impacting the Armidale Surrounds - South SA2 currently ranks below national averages at the 32nd percentile.
AreaSearch's development drivers ranking sees a low level of activity in Armidale Surrounds - South, placing the area among the bottom 18% of areas assessed nationally.
Dwelling approval activity in the Armidale Surrounds - South SA2 area has seen 23 residential approvals over the past two financial years, based on AreaSearch's SA2 aggregation method. The Armidale Surrounds - South SA2's current population of 6,162 has been supported by 16 approvals on average over recent years.
The Armidale Surrounds - South SA2 has seen 2.6 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 523 people in the Armidale Surrounds - South 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 - South SA2's approval levels have been below the yearly average of 16, indicating a recent decline in approval activity.
Over the past five years, the population in the Armidale Surrounds - South SA2 has grown by approximately 51 people, while 78 residential approvals were recorded. This equates to a ratio of 0.7 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.
Armidale Surrounds - South is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Population | 6,162 | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | |
| Growth since 2021 Census | +4.5% | AreaSearch estimate, Aug 2026, against the 2021 Census | 36th percentile nationally |
| Population density | 2 per km² | AreaSearch estimate, Aug 2026, from the ABS June 2025 base | 10th percentile nationally |
| Average yearly growth, 2020 to 2025 | +0.2% | 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 | 5,894 | 2021 Census | |
| Residents added since the 2021 Census | 268 | AreaSearch estimate, Aug 2026, against the 2021 Census | |
| Average yearly growth, 2022 to 2025 | +0.8% | 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 | 3,280.28 km² | AreaSearch boundary analysis |
Total population for the Armidale Surrounds - South SA2 was estimated to be approximately 6,162 as at Aug 2026. This is based upon an estimated resident population of 6,033 from the ABS up to June 2025.
The armidale surrounds - south sa2 has added approximately 268 people and shown a 4.55% increase from the 5,894 people recorded at the 2021 Census period.
The population density in the Armidale Surrounds - South SA2 is estimated at 1 persons per square kilometre based on the latest population estimate.
Over the past 10 years, the population in the Armidale Surrounds - South SA2 has shown a compound annual growth rate of -0.2% per annum.
Population growth in the Armidale Surrounds - South SA2 is driven by: Overseas migration (47.9%), Interstate migration (44.5%), Natural increase (7.6%). The primary driver is Overseas migration, contributing 47.9% of overall population gains.
Armidale Surrounds - South hosts an older demographic, ranking in the top quartile nationwide.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median age | 47 years | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | 84th percentile nationally |
| Aged 65 and over | 24.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Children under 15 | 18.4% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 34 | 19.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 64 | 47.2% | 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 | 47 years | 2021 Census | |
| Aged 0 to 4 | 5.4% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 5 to 14 | 13.0% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 15 to 24 | 10.2% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 25 to 34 | 8.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 35 to 44 | 10.3% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 45 to 54 | 12.9% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 55 to 64 | 15.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 65 to 74 | 14.1% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 75 to 84 | 8.4% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate | |
| Aged 85 and over | 1.8% | ABS estimated resident population age profile (June 2025), scaled to the Aug 2026 AreaSearch estimate |
AreaSearch estimates the median age in the Armidale Surrounds - South SA2 at 47 years as at August 2026. That is in line with the 2021 Census figure of 47 years, on an age profile AreaSearch re-estimates for population change recorded since the Census.
At an estimated 47 years as at August 2026, Armidale Surrounds - South is 4 years older than the Regional NSW 2021 Census average (43 years) and 9 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 - South SA2 compared to the Regional NSW region is the 55 - 64 group, making up 15.1% of the population.
On AreaSearch estimates updated to August 2026, the most under-represented age group in the Armidale Surrounds - South SA2 compared to the Regional NSW region is the 25 - 34 group, making up 8.9% of the population.
Yes, certain age groups in the Armidale Surrounds - South SA2 show significant variance compared to Regional NSW. The most under-represented age group is 85+ year-olds (1.8% vs 2.9%).
AreaSearch estimates children aged 0-14 years at 18.4% of the population in the Armidale Surrounds - South SA2 as at August 2026.
AreaSearch estimates people aged 65 and over at 24.2% of the population in the Armidale Surrounds - South SA2 as at August 2026.
Income figures position the area below 78% of locations analysed nationally by AreaSearch.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Median taxable income (ATO) | $49,571 a year | ATO FY-24, annual | 14th percentile nationally |
| Average taxable income | $57,332 a year | ATO FY-24, annual |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Census household income / week | $1,402 | 2021 Census, weekly | 29th percentile nationally |
| Census personal income / week | $716 | 2021 Census, weekly | 31st percentile nationally |
| High-income households | 16.2% | 2021 Census | |
| Census family income / week | $1,790 | 2021 Census, weekly | |
| Low-income households | 28.3% | 2021 Census |
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Armidale Surrounds - South SA2 is approximately $52,734. The official ATO data from FY-24 recorded a median of $49,571.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Armidale Surrounds - South SA2 is approximately $60,990. The official ATO data from FY-24 recorded an average of $57,332.
Based on Wage Price Index adjustments to June 2026, the estimated median taxable income in the Armidale Surrounds - South SA2 is approximately $52,734 compared to $59,289 in Regional NSW. The official ATO data from FY-24 shows $49,571 and $55,733 respectively.
Based on Wage Price Index adjustments to June 2026, the estimated average taxable income in the Armidale Surrounds - South SA2 is approximately $60,990 compared to $73,521 in Regional NSW. The official ATO data from FY-24 shows $57,332 and $69,112 respectively.
As per the 2021 Census, the weekly household income bracket containing the largest proportion of the Armidale Surrounds - South SA2's households (~30.4% / 688 households) is the $1,500 - 2,999 cohort.
The largest weekly household income cohort in the Armidale Surrounds - South SA2 is the $1,500 - 2,999 group, representing about 30.4% 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 - South SA2 is $1,402/wk.
According to the 2021 Census, the median family income in the Armidale Surrounds - South SA2 is $1,790/wk.
The 2021 Census shows that the median personal income in the Armidale Surrounds - South SA2 is $716/wk.
As per AreaSearch's latest postcode level ATO data released for FY-24, the Armidale Surrounds - South SA2's median income among taxpayers is $49,571, with an average of $57,332. This is lower than average on a national basis, and compares to Regional NSW's median of $55,733 and average of $69,112. Based on Wage Price Index growth of 6.38% since FY-24, current estimates would be approximately $52,734 (median) and $60,990 (average) as of June 2026.
The estimated disposable income in the Armidale Surrounds - South SA2 is $5,351 per year according to AreaSearch analysis.
The armidale surrounds - south sa2's disposable income is $5,351 compared to $5,252 for Regional NSW, based on AreaSearch analysis.
Employment conditions in Armidale Surrounds - South demonstrate exceptional strength compared to most Australian markets.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Unemployment rate | 2.0% | ABS and DEWR labour data, compiled by AreaSearch | |
| Workforce participation | 68.5% | ABS and DEWR labour data, compiled by AreaSearch | |
| Employed residents | 3,263 | ABS and DEWR labour data, compiled by AreaSearch | |
| Daytime population | 5,189 | AreaSearch estimate of residents and workers present on a weekday | |
| Labour force | 3,329 | ABS and DEWR labour data, compiled by AreaSearch |
As of June 2026, the Armidale Surrounds - South SA2 has approximately 3,263 employed residents with an unemployment rate of 2.0%. This very low unemployment rate indicates a tight labour market with strong demand for workers. The area ranks in the top 25% nationally for employment performance, indicating a robust job market.
As of June 2026, the unemployment rate in the Armidale Surrounds - South SA2 stands at 2.0%, which is 2.2 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 - South SA2 is dominated by several key sectors. The largest employers are education & training (16.0% of employment), agriculture, forestry & fishing (15.1%), and health care & social assistance (13.5%). Other significant employers include construction and public administration & safety.
Over the past year to June 2026, the Armidale Surrounds - South 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 - South SA2 is 68.5%, 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 surrounds - south sa2 shows notable specialisation in agriculture, forestry & fishing, which employs 15.1% of the local workforce compared to 5.3% across Regional NSW. With a local vs regional employment ratio of 2.8, this represents a significant industry cluster that likely serves markets beyond the local area. The area also shows above-average employment in 1 other sectors, contributing to a distinctive economic profile.
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 - south sa2's employment market shows strong performance nationally, ranking in the top 25% of areas assessed by AreaSearch. This indicates robust employment conditions and economic vitality compared to other regions. Recent job advertisement trends show the broader employment region experienced 17.0% growth, ranking 2nd out of 37 regions nationally.
Armidale Surrounds - South shows below-average educational performance compared to national benchmarks, though pockets of achievement exist.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Bachelor qualifications | 16.5% | 2021 Census | 48th percentile nationally |
| Postgraduate qualifications | 6.6% | 2021 Census | 61st percentile nationally |
| University qualifications | 26.0% | 2021 Census | |
| Vocational qualifications | 27.9% | 2021 Census | 60th percentile nationally |
| Graduate diploma or certificate | 2.9% | 2021 Census | 64th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Advanced diploma or diploma | 11.3% | 2021 Census | 64th percentile nationally |
| No post-school qualification | 34.9% | 2021 Census | |
| Residents attending an educational institution | 28.8% | 2021 Census | |
| Residents attending university or other higher education | 3.5% | 2021 Census | 34th percentile nationally |
| Residents attending primary school | 10.3% | 2021 Census | 53rd percentile nationally |
| Residents attending secondary school | 9.0% | 2021 Census | 73rd percentile nationally |
26.0% of people aged 15 and over in the Armidale Surrounds - South SA2 have university qualifications, compared to 21.3% in Regional NSW.
34.9% of people aged 15 and over in the Armidale Surrounds - South SA2 have no formal qualifications, compared to 39.1% in Regional NSW.
The armidale surrounds - south sa2 ranks in the 42th percentile nationally for education based on AreaSearch's analysis of qualification and performance metrics.
The most common qualifications in the Armidale Surrounds - South SA2 are: Certificate (27.9%), Bachelor Degree (16.5%), Advanced Diploma (11.3%).
28.8% of the population in the Armidale Surrounds - South SA2 is currently engaged in formal education, including 10.3% in primary school, 9.0% in secondary school, 3.5% at university (all shares of total residents).
The average ICSEA (Index of Community Socio-Educational Advantage) score for schools in the Armidale Surrounds - South SA2 is 969, indicating below-average socio-educational advantage compared to the national average of 1000.
There are 6 schools within the Armidale Surrounds - South SA2, with a combined enrollment of approximately 425 students.
The armidale surrounds - south sa2 includes 5 primary schools, 1 combined school.
Armidale Surrounds - South features high concentrations of couples without children but relatively few group households, 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 | 25.7% | 2021 Census | 52nd percentile nationally |
| Couples with children | 26.6% | 2021 Census | 37th percentile nationally |
| Couples without children | 34.4% | 2021 Census | 88th percentile nationally |
| One-parent families | 10.1% | 2021 Census | 45th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Group households | 2.2% | 2021 Census | 30th percentile nationally |
| Households at the 2021 Census | 2,265 | 2021 Census | |
| Estimated households | 2,368 | AreaSearch estimate, Aug 2026 | |
| Family households | 72.3% | 2021 Census | 54th percentile nationally |
| Average children per family | 1.9 per family | 2021 Census | 79th percentile nationally |
As of the 2021 Census, the Armidale Surrounds - South SA2 had 2,265 households. Based on population growth patterns, this has grown by approximately 4.5% to an estimated 2,368 households today.
The average household size in the Armidale Surrounds - South 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 72.3% of all households. Non-family households consist of lone person households (25.7%), group households (2.2%), and other household types (0.0%).
Of the 1,638 family households, couples with children account for 26.6% of all households, couples without children at home 34.4%, and single parent families 10.1%. This mix shapes local demand for schools, family services, and housing types.
Compared to Regional NSW, the Armidale Surrounds - South SA2 shows distinct household patterns. This family-oriented profile influences local demand for family homes, schools, and children's services.
Families in the Armidale Surrounds - South SA2 have an average of 1.9 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 51.7% of the adult population are currently married, while 29.3% have never married. This compares to 45.6% married and 34.3% never married across Regional NSW.
Single-person households represent 25.7% of all households in the Armidale Surrounds - South 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 2.2% of households, below the Regional NSW average of 3.3%. This lower rate suggests less student or young professional shared accommodation.
The latest Census data sees Armidale Surrounds - South placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Born overseas | 8.2% | 2021 Census | 7th percentile nationally |
| Speak another language at home | 2.6% | 2021 Census | 7th percentile nationally |
| English only at home | 97.4% | 2021 Census | 92nd percentile nationally |
| Australian citizens | 92.1% | 2021 Census | 90th percentile nationally |
| Born in Australia | 91.8% | 2021 Census | 92nd percentile nationally |
| Aboriginal and Torres Strait Islander residents | 6.2% | 2021 Census | 91st percentile nationally |
Armidale Surrounds - South was found to be below average in terms of cultural diversity, with 92.1% of its population being citizens, 91.8% born in Australia, and 97.4% speaking English only at home.
The main religion in Armidale Surrounds - South was found to be Christianity, which makes up 58.0% of people in Armidale Surrounds - South. 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 - South are Australian, comprising 31.4% of the population, English, comprising 30.9% of the population, and Irish, comprising 10.4% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Australian Aboriginal is notably overrepresented at 6.2% of Armidale Surrounds - South (vs 4.6% across Regional NSW), Scottish at 9.1% (vs 8.0%) and German at 3.6% (vs 3.1%).
8.2% of the Armidale Surrounds - South SA2 population was born overseas, compared to 13.0% across Regional NSW.
2.6% of the population in the Armidale Surrounds - South SA2 speaks a language other than English at home, compared to 7.1% in Regional NSW.
6.2% of the Armidale Surrounds - South SA2 population identifies as Australian Aboriginal, compared to 4.6% in Regional NSW.
92.1% of the Armidale Surrounds - South SA2 population holds citizenship, compared to 89.2% in Regional NSW.
04Place
Housing, health, transport, local services and the reports on them.
Armidale Surrounds - South 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 | 18.0% | 2021 Census | 19th percentile nationally |
| Owned outright | 44.9% | 2021 Census | 82nd percentile nationally |
| Detached houses | 95.7% | 2021 Census | 82nd percentile nationally |
| Median mortgage repayment | $1,426 a month | 2021 Census, monthly | 24th percentile nationally |
| Owned with a mortgage | 37.1% | 2021 Census | 57th percentile nationally |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Semi-detached, terrace and townhouses | 2.4% | 2021 Census | 19th percentile nationally |
| Median weekly rent paid, 2021 Census | $250 | 2021 Census, weekly | 13th percentile nationally |
| Median rent as a share of median household income | 17.8% | 2021 Census, ratio calculated by AreaSearch | 21st percentile nationally |
| Median mortgage repayment as a share of household income | 23.5% | 2021 Census, ratio calculated by AreaSearch | 44th percentile nationally |
| People per bedroom | 0.7 per bedroom | 2021 Census | 12th percentile nationally |
In the Armidale Surrounds - South SA2, 44.9% of homes are owned outright, 37.1% are owned with a mortgage, and 18.0% are rented.
According to the latest data, 95.7% of dwellings in the Armidale Surrounds - South SA2 are houses.
In the Armidale Surrounds - South SA2, 0.8% of dwellings are apartments or units, with an additional 2.4% being semi-detached dwellings.
Outright home ownership in the Armidale Surrounds - South SA2 stands at 44.9%, compared to 39.6% in Regional NSW.
The median monthly mortgage repayment in the Armidale Surrounds - South SA2 is $1,426, compared to $1,733 in Regional NSW.
The aggregate monthly housing cost in the Armidale Surrounds - South SA2 is $724, which represents the average monthly cost across all housing types.
In the Armidale Surrounds - South SA2, households with mortgages typically spend 23.5% of their income on mortgage repayments, while renters spend 17.8% of their income on rent.
The average persons per bedroom ratio in the Armidale Surrounds - South SA2 is 0.7, indicating the level of household density.
Housing affordability in the Armidale Surrounds - South SA2 shows mortgage holders spending 23.5% of income on repayments (vs 27.9% in Regional NSW), while renters spend 17.8% of income on rent (vs 23.0% in Regional NSW).
The dwelling mix in the Armidale Surrounds - South SA2 consists of 95.7% detached houses, 2.4% semi-detached dwellings, 0.8% apartments, and 1.1% other dwelling types.
Housing in Armidale Surrounds - South consumes approximately 11.9% of median household income ($6,071 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 - South show attached dwellings contributing 17% of approvals compared to 4% of existing stock, while detached houses represent 83% of applications versus 96% of current dwellings. This suggests increasing densification. Density increases remain below national trends.
Health performance in Armidale Surrounds - South 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 | 47.1% | ATO FY 2024, private health cover | 8th percentile nationally |
| No long-term health condition | 62.9% | 2021 Census | 18th percentile nationally |
| Need help with daily activities | 6.1% | 2021 Census | 63rd percentile nationally |
| No long-term health condition, under 65 | 70.9% | 2021 Census | 15th percentile nationally |
| Three or more long-term health conditions, under 65 | 2.3% | 2021 Census | 82nd percentile nationally |
Around 47.1% of people in the Armidale Surrounds - South SA2 are covered by private health insurance, which compares to 52.2% in Regional NSW.
In the Armidale Surrounds - South SA2, 6.1% of the population is identified as requiring ongoing medical assistance. By comparison, 6.8% of people in Regional NSW require similar assistance.
9.0% of people in the Armidale Surrounds - South SA2 are diagnosed with asthma. In comparison, 8.4% of the population across Regional NSW is affected by asthma.
Diabetes affects 4.7% of the Armidale Surrounds - South SA2 population, while in Regional NSW, 4.7% of people are diagnosed with diabetes.
4.2% of people in the Armidale Surrounds - South SA2 have heart disease. Across Regional NSW,4.4% of the population is affected by heart disease.
In the Armidale Surrounds - South SA2, 47.1% 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 | 41 out of 100 | AreaSearch transport analysis of timetable data | 41st percentile nationally |
| Public transport stops | 379 | Public transport timetable (GTFS) data, compiled by AreaSearch | 98th percentile nationally |
| Weekly public transport trips | 426 | Public transport timetable (GTFS) data, compiled by AreaSearch | 23rd percentile nationally |
| People per public transport stop | 16 | Public transport timetable (GTFS) data, compiled by AreaSearch | |
| Public transport routes | 36 | 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 | 28.3% | 2021 Census, taken during COVID-19 restrictions |
There are 379 public transport stops within the Armidale Surrounds - South SA2.
The Armidale Surrounds - South SA2 has 426 weekly trips across 36 routes, averaging 60 trips per day.
On average, residential properties are 213 metres from the nearest transport stop.
From the typical resident, the nearest school is 5.5 km away and the nearest child care centre 6.8 km.
Distance from the typical resident to the nearest of each service. Every bar starts at 0 m. The nearest is orange.
Public transport 379 stops nearby, 426 weekly trips, access rating 41 out of 100.
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Amenity score | 33 out of 100 | AreaSearch proximity analysis | 33rd percentile nationally |
| Nearest school | 5.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest child care | 6.8 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest GP | 7.9 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest supermarket | 8.5 km | AreaSearch proximity analysis, from the typical resident |
| Measure | Value | Source and date | National percentile |
|---|---|---|---|
| Nearest pharmacy | 8.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest bank | 8.5 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest hospital | 19.8 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest dentist | 20.7 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest fitness centre | 20.9 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest shopping centre | 21.2 km | AreaSearch proximity analysis, from the typical resident | |
| Nearest government service | 21.6 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 32 places in Armidale Surrounds - South, about 10.5 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.
AreaSearch's development drivers ranking sees a low level of activity in Armidale Surrounds - South, placing the area among the bottom 18% of areas assessed nationally.
Armidale Surrounds - South has emerging levels of nearby infrastructure activity, ranking in the 32nd percentile nationally.
No headline figures are reported for this area.
Armidale Surrounds - South's affordable property market has recorded 173 sales in the 12 months to June 2026, comprising 75% residential, 9% commercial and 16% vacant land transactions.
Armidale Surrounds - South is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends.
Armidale Surrounds - South hosts an older demographic, ranking in the top quartile nationwide.
Income figures position the area below 78% of locations analysed nationally by AreaSearch.
Employment conditions in Armidale Surrounds - South demonstrate exceptional strength compared to most Australian markets.
Armidale Surrounds - South shows below-average educational performance compared to national benchmarks, though pockets of achievement exist.
Armidale Surrounds - South features high concentrations of couples without children but relatively few group households, with an average household size in line with Regional NSW.
The latest Census data sees Armidale Surrounds - South placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics.
Armidale Surrounds - South is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership.
Health performance in Armidale Surrounds - South 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 - South has an estimated 6,162 residents, up 4.5% since the 2021 Census, with 5 projects tracked in Armidale Surrounds - South.
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 - South.
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 Oct 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 (110011188). 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 (Oct 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 - South 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 - South 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.
