Armidale Surrounds - South

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's population was approximately 6,071 as of November 2025. This figure represents an increase of 177 people, a 3.0% rise from the 2021 Census which reported a population of 5,894. The change is inferred from the estimated resident population of 5,983 in June 2024 and an additional 44 validated new addresses since the Census date. This results in a population density ratio of 1.9 persons per square kilometer. Armidale Surrounds - South's growth rate of 3.0% since the census is within 0.3 percentage points of the SA3 area's growth rate of 3.3%, indicating competitive growth fundamentals. Overseas migration contributed approximately 76.0% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future population dynamics anticipate an increase just below the median of regional areas nationally, with the area expected to grow by 544 persons to 2041 based on the latest annual ERP population numbers, reflecting a total increase of 7.4% over the 17 years.

AreaSearch assessment of residential development drivers sees a low level of activity in Armidale Surrounds - South, placing the area among the bottom 25% of areas assessed nationally

Armidale Surrounds - South has recorded approximately 19 residential properties granted approval annually over the past five financial years, totalling 98 homes. As of FY26, 1 approval has been recorded. The population has fallen during this period, yet housing supply has remained adequate relative to demand, resulting in a well-balanced market with good buyer choice. New dwellings are developed at an average cost of $265,000, below regional norms, offering more affordable housing options for purchasers.

In the current financial year, $1.6 million in commercial development approvals have been recorded, reflecting the area's residential nature. Compared to Rest of NSW, Armidale Surrounds - South records 19.0% less building activity per person and ranks among the 34th percentile nationally, indicating relatively constrained buyer choice and supporting interest in existing homes. This level is lower than the national average, suggesting market maturity and possible development constraints. Recent construction comprises 92.0% detached houses and 8.0% attached dwellings, preserving the area's low density nature and attracting space-seeking buyers.

With an estimated 484 people per dwelling approval, it reflects a quiet, low activity development environment. Population forecasts indicate Armidale Surrounds - South will gain 451 residents by 2041. Given current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers and potentially enabling growth that exceeds current forecasts.

Armidale Surrounds - South has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 30 projects likely affecting the region. Notable ones include New England Solar Farm, Armidale Regional Airport Business Park, Deeargee Solar And Battery Project, and Proposed Solar Farm at 347 Dangarsleigh Road. Below is a list of most relevant projects.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

The exceptional employment performance in Armidale Surrounds - South places it among Australia's strongest labour markets

Armidale Surrounds - South has an unemployment rate of 1.1% as of June 2025, with a 3.7% employment growth over the past year. There are 3,389 residents in work, and the unemployment rate is 2.5 percentage points lower than Rest of NSW's rate of 3.7%.

Workforce participation is 59.1%, compared to Rest of NSW's 56.4%. Key industries include education & training, agriculture, forestry & fishing, and health care & social assistance. Agriculture, forestry & fishing is particularly specialized, with an employment share 2.8 times the regional level. However, health care & social assistance is under-represented at 13.5% compared to Rest of NSW's 16.9%.

Employment opportunities appear limited locally based on Census data analysis. Between June 2024 and June 2025, employment levels increased by 3.7%, labour force grew by 3.1%, reducing the unemployment rate by 0.5 percentage points. In comparison, Rest of NSW had an employment decline of 0.1% with a rise in unemployment of 0.4 percentage points. Statewide in NSW as of Nov-25, employment contracted by 0.03%, with an unemployment rate of 3.9%. Nationally, the unemployment rate was 4.3%. Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Armidale Surrounds - South's industry mix suggests local employment could increase by 6.0% over five years and 12.7% over ten years, though this is a simplified extrapolation for illustrative purposes only.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's data for financial year 2022 shows median income in Armidale Surrounds - South SA2 was $44,920, with average income at $53,704. This is below national averages of $49,459 (median) and $62,998 (average) for Rest of NSW. By September 2025, estimated median income in Armidale Surrounds - South SA2 would be approximately $50,584, with average income at $60,476, based on Wage Price Index growth since financial year 2022. According to the 2021 Census, incomes in Armidale Surrounds - South rank modestly, between the 29th and 31st percentiles for household, family, and personal incomes. The predominant income cohort is $1,500 - 2,999, representing 30.4% of locals (1,845 people). Housing costs are manageable with 88.1% retained, but disposable income ranks at the 34th percentile and the area's SEIFA income ranking places it in the 5th decile.

Armidale Surrounds - South is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Armidale Surrounds - South's dwelling structures, as per the latest Census, consisted of 95.7% houses and 4.3% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. This contrasts with Non-Metro NSW's composition of 87.1% houses and 12.9% other dwellings. Home ownership in Armidale Surrounds - South stood at 44.9%, with mortgaged dwellings at 37.1% and rented ones at 18.0%. The median monthly mortgage repayment in the area was $1,426, surpassing Non-Metro NSW's average of $1,408. Meanwhile, the median weekly rent figure was recorded at $250, lower than Non-Metro NSW's $280. Nationally, Armidale Surrounds - South's mortgage repayments were significantly lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

Armidale Surrounds - South has a typical household mix, with a higher-than-average median household size

Family households account for 72.3% of all households, including 26.6% couples with children, 34.4% couples without children, and 10.1% single parent families. Non-family households constitute the remaining 27.7%, with lone person households at 25.7% and group households comprising 2.2%. The median household size is 2.4 people, which is larger than the Rest of NSW average of 2.3 people.

Armidale Surrounds - South shows below-average educational performance compared to national benchmarks, though pockets of achievement exist

The area's educational profile is notable regionally, with university qualification rates at 26.0% of residents aged 15+, surpassing the SA4 region average of 19.5%. Bachelor degrees are prevalent at 16.5%, followed by postgraduate qualifications (6.6%) and graduate diplomas (2.9%). Vocational credentials are prominent, with 39.2% of residents aged 15+ holding such qualifications – advanced diplomas account for 11.3% and certificates for 27.9%.

Educational participation is high, with 28.8% of residents currently enrolled in formal education. This includes 10.3% in primary education, 9.0% in secondary education, and 3.5% pursuing tertiary education.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Armidale Surrounds - South has 370 active public transport stops. These include a mix of train and bus services. There are 32 individual routes operating in the area.

Together, these routes provide 416 weekly passenger trips. The average distance from residents to the nearest transport stop is 213 meters. Service frequency averages 59 trips per day across all routes, which equates to approximately one weekly trip per individual stop.

Health performance in Armidale Surrounds - South is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Armidale Surrounds - South faces significant health challenges, with common conditions prevalent across both younger and older age groups. Private health cover stands at approximately 47%, covering around 2853 people, which is lower than the national average of 55.3%.

The most frequent medical conditions are arthritis (10.6%) and asthma (9.0%). A higher proportion of residents (62.9%) report no medical ailments compared to Rest of NSW (65.5%). The area has a larger senior population, with 22.5% aged 65 and over (1365 people), compared to the Rest of NSW's 20.2%. Health outcomes among seniors are above average, outperforming general population metrics.

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 had a cultural diversity index below average, with 92.1% of its population being citizens, 91.8% born in Australia, and 97.4% speaking English only at home. Christianity was the predominant religion, comprising 58.0% of people, compared to 55.0% across Rest of NSW. The top three ancestry groups were Australian (31.4%), English (30.9%), and Irish (10.4%).

Notably, Australian Aboriginal representation was higher at 6.2%, Scottish at 9.1%, and German at 3.6%.

Armidale Surrounds - South hosts an older demographic, ranking in the top quartile nationwide

Armidale Surrounds - South's median age at 47 years is significantly higher than the Rest of NSW average of 43 and exceeds the national average of 38 years. The age profile shows that those aged 55-64 are particularly prominent, making up 15.6% of the population, while the 25-34 age group is smaller at 9.5%. Between 2021 and present, the 0-4 age group has grown from 4.9% to 5.7%, while the 55-64 cohort has declined from 16.3% to 15.6%. By 2041, Armidale Surrounds - South is expected to experience notable shifts in its age composition. The 35-44 age group is projected to grow by 18 people, reaching 748 from 633. Meanwhile, the 15-24 cohort is projected to decline by 50 people.