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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
The median house price in Cowra Surrounds is $405k, with units at $405k. House values have moved 4.5% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Cowra Surrounds has an estimated 5,820 residents, up from 5,716 at the 2021 Census — a change of 104 people, or 1.8%. 111 new addresses have been validated here since Census night. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
As of Aug 2026, demographic assessments by AreaSearch estimate the total population of Cowra Surrounds at approximately 5,820. This indicates an expansion of 104 people (1.8%) from the 5,716 people documented during the 2021 Census. Such movement is calculated using the June 2025 estimated resident population figure of 5,778 published by the ABS, combined with 111 validated new addresses registered following the Census. With this population base, the local density ratio stands at 1.9 persons per square kilometer, ensuring spacious living conditions. Outperforming the wider SA3 area (-0.4%), the 1.8% expansion recorded in Cowra Surrounds since the 2021 census positions it as a regional growth leader.
The primary driver of this demographic intake has been overseas migration, which accounted for roughly 59.6% of recent population additions. Projections published jointly by the ABS and Geoscience Australia in 2024 (using 2022 as a base year) are utilised by AreaSearch for SA2 areas, supplemented by the NSW State Government's 2022 release (2021 base year) where coverage is absent. For the period spanning 2032 to 2041, age-specific growth trajectories from these sources are integrated across all locations. Demographic forecasts indicate that future gains will track slightly below the national regional median, with Cowra Surrounds projected to add 495 persons through to 2041 according to current annual ERP figures, representing a cumulative increase of 7.8% over the 16 years.
Frequently Asked Questions - Population
84 new dwellings have been approved in Cowra Surrounds over the past five years, an average of 16 a year. That is 2.9 approvals per 1,000 residents. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals across Cowra Surrounds have averaged approximately 16 dwellings each year, totaling 84 homes over the previous 5 financial years (between FY-22 and FY-26). Alongside this, net resident inflow averaged 1.4 people per year for every home constructed during the past 5 financial years (between FY-22 and FY-26), preserving healthy balance between demand and supply alongside market stability. Newly sanctioned residential projects show an average value of $408,000. In addition, $4.9 million in commercial approvals was logged during this financial year, underlining a landscape centered primarily on housing.
Per-capita construction volumes in Cowra Surrounds mirror patterns across Rest of NSW, sustaining alignment with the wider region despite a recent deceleration in overall building activity. Rates remain lower than national figures, pointing toward established market conditions and potential development restrictions. Recent approvals consist of 94.0% detached dwellings and 6.0% attached dwellings, reinforcing the low-density fabric and catering to purchasers seeking standalone properties. The ratio of 525 people per residential approval illustrates the area's subdued and steady development pace. According to population projections, Cowra Surrounds is slated to expand by 453 residents by 2041 (benchmarked against the most recent AreaSearch quarterly estimate). Prevailing construction rates appear well-matched to upcoming demographic requirements, supporting stable local market conditions devoid of notable price inflation.
Frequently Asked Questions - Development
Development applications around Cowra Surrounds
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Cowra Surrounds, worth an estimated $4.6 billion. A further 89 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $14 billion. 24 are already under construction and 30 are due for completion within three years. The pipeline spans residential development, transport & logistics and environmental & disaster management. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Strategic planning policies, major infrastructure works, and local capital projects play a pivotal role in shaping regional performance. AreaSearch has pinpointed 15 projects with the potential to influence the area. Prominent developments include the Cowra High School Adjacent Residential Subdivision, Chardonnay Hills Estate, Bonsai Gardens Estate, and Yarrabilly Estate, with detailed descriptions of key undertakings outlined below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Cowra High School Adjacent Residential Subdivision
A 110-allotment residential subdivision adjoining Chardonnay Hills Estate and adjacent to Cowra High School, approved for construction.
Chardonnay Hills Estate
Chardonnay Hills Estate is a residential subdivision located on the northwest side of Cowra Township in New South Wales, offering 66 approved allotments with elevated views over the Lachlan Valley. The lots range in size from 467m2 to 1,056m2 and are fully serviced with underground electricity, town water, sewerage, natural gas, telephone, NBN, and sealed roads.
Yarrabilly Estate
A residential development featuring a community title seniors independent living project with 100 detached two-bedroom residences, a community building, and associated infrastructure, with potential for future stages as per the master plan.
Cowra Drought Security Project
The Cowra Drought Security Project has completed a 26-kilometre pipeline from the Billimari bore fields to the Lachlan River Pump Station, providing bore water access during droughts. The project includes two 60-metre-deep bores, a pump station, and a 200 KL storage reservoir.
Cowra Hospital Redevelopment
A $110.2 million redevelopment of Cowra Hospital featuring new emergency department, inpatient wards, maternity unit, palliative care facilities, and the hospital's first CT scanner. The project includes a modern two-level facility with enhanced views and improved access.
Olympic Highway Safety Improvements
A rolling program of safety upgrades along the Olympic Highway corridor. Key active segments include a $5 million upgrade 13km north of Young involving road widening, drainage replacement, and safety barriers, and a $26 million package for overtaking lanes and shoulder sealing near Cowra. The program aims to reduce run-off-road crashes and improve regional freight efficiency between the Hume Highway and Cowra.
74 Kendal Street Commercial Redevelopment
Proposed redevelopment of commercial property to create modern office and retail spaces. The project will provide contemporary commercial facilities to support local business growth and attract new enterprises to the Cowra central business district.
Cowra Drought Resilience Plan
Comprehensive drought resilience planning initiative developed with the Future Drought Fund in partnership with Orange, Blayney, Cabonne, and Weddin councils. The program helps local businesses prepare for dry times by offering training, support, and advice on risk management, while improving awareness of mental health services and promoting tourism.
2,888 residents of Cowra Surrounds are employed, from a labour force of 2,991. Unemployment sits at 3.4%, with participation at 60.7%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.1% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 5,210, about 90% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
A well-distributed workforce featuring both blue and white collar roles characterizes Cowra Surrounds, accompanied by broad industry representation and a low unemployment rate of 3.4%. There are 2,888 residents participating in employment as of March 2026. This jobless rate sits 0.7% below the Regional NSW benchmark of 4.1%, while overall labour force engagement aligns with the Regional NSW figure of 60.6%. Census records show 20.4% of working locals operated from home, an outcome potentially shaped by Covid-19 lockdown restrictions. The primary employment sectors among local workers are agriculture, forestry & fishing, health care & social assistance, and education & training.
The agricultural sector is exceptionally prominent, with local employment concentrations reaching 6.0 times the regional average. Conversely, health care & social assistance engages a smaller proportion of the workforce, comprising 12.3% in Cowra Surrounds versus 16.9% across Regional NSW. Comparing resident counts with Census workplace numbers suggests a restricted base of local job opportunities. Evaluation of ABS and SALM metrics by AreaSearch indicates that across the 12 months to March 2026, the local workforce contracted by 1.2% while employment slipped by 2.2%, yielding a 1.0 percentage points rise in unemployment. By comparison, Regional NSW recorded an employment contraction of 0.9%, a 0.4% decline in labour force numbers, and an increase in unemployment of 0.5 percentage points. Broader trends can be evaluated via Jobs and Skills Australia's Mar-26 national employment projections. These five- and ten-year forecasts have been applied to local workforce distributions to outline potential trajectories. Across the nation, overall employment is expected to rise by 6.6% over five years and 13.7% over ten years, though rates vary significantly by sector. Applying these industry benchmarks to the local employment base suggests job growth of 5.1% over five years and 11.6% over ten years in Cowra Surrounds (noting this relies on a weighted model for illustration without factoring in local population projections).
Frequently Asked Questions - Employment
Median household income in Cowra Surrounds is $1,157 a week (about $60,000 a year), with median personal income at $601 a week. ATO records put median taxable income at $46,054 a year against an average of $52,577. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Aggregated ATO data from postcode levels for financial year 2023 indicates a median taxpayer income of $46,054 and an average of $52,577 in the Cowra Surrounds SA2. These figures track below national standards, as well as the Regional NSW median of $52,390 and average of $65,215. Factoring in a 10.32% rise in the Wage Price Index since financial year 2023, present values are estimated at roughly $50,807 (median) and $58,003 (average) as of March 2026. Figures from the 2021 Census place local personal, family, and household earnings between the 10th and 11th percentiles across Australia.
The most common individual weekly earnings bracket is $400 - 799, capturing 27.7% of residents (1,612 people), in contrast to the broader region where the $1,500 - 2,999 band forms the largest group at 29.9%. Although low living expenses allow residents to retain 90.0% of earnings, overall disposable income remains modest, placing at the 17th percentile nationally.
Frequently Asked Questions - Income
Cowra Surrounds had 2,187 occupied dwellings at the 2021 Census, 97% detached houses and 1% apartments. 30% are owned with a mortgage, 17% rented and 53% owned outright. At that Census the median rent was $210 a week and the median mortgage repayment $1,164 a month. Rent absorbs 18.2% of household income here and mortgage repayments 23.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, the housing inventory in Cowra Surrounds is composed of 96.9% houses alongside 3.1% other dwellings (incorporating apartments, semi-detached properties, and 'other' dwellings), contrasting with the Regional NSW balance of 82.6% houses and 17.4% other dwellings. Rates of outright ownership reach 53.1%, substantially outpacing Regional NSW, while remaining homes are under a mortgage (30.3%) or leased (16.6%). Typical monthly mortgage commitments stand at $1,164, markedly below the Regional NSW average of $1,733, and weekly rents average $210 compared to $330 regionally. On a nationwide scale, local mortgage payments sit far below the Australian benchmark of $1,863, with rental costs trailing well beneath the national figure of $375.
Frequently Asked Questions - Housing
Cowra Surrounds counted 2,187 households at the 2021 Census, averaging 2.3 people each. 24% are couples with children, against 35% couples without children. 28% of households are people living alone, and families average 2.1 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the majority of households at 68.6%, consisting of 34.5% couples without children, 23.7% couples with children, and 9.3% single parent families. The remaining 31.4% are non-family residences, where lone person households represent 28.1% and group households account for 3.3%. At 2.3 people per dwelling, the average household size is slightly lower than the Regional NSW standard of 2.4.
Frequently Asked Questions - Households
16.0% of adults in Cowra Surrounds hold a university qualification, including 12.3% with a bachelor degree and 2.2% with postgraduate qualifications, lower than 78% of areas nationally. A further 30.5% hold a vocational qualification. 6 schools serve the area, with 599 enrolment places and an average ICSEA of 947 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Local educational statistics highlight lower attainment levels, with tertiary degree holders accounting for 16.0% of the population, well below the NSW average of 32.2%. This dynamic provides clear scope for future educational programs. Among degree holders, bachelor degrees represent 12.3%, followed by postgraduate qualifications (2.2%) and graduate diplomas (1.5%). Technical and trade training is widespread, with 41.6% of residents aged 15+ possessing vocational credentials, including certificates (30.5%) and advanced diplomas (11.1%). A significant 27.7% of local residents are actively pursuing formal study. This student cohort comprises 10.5% enrolled in primary education, 9.3% in secondary education, and 2.0% taking part in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Cowra Surrounds reaches 464 stops on 41 routes, timetabled for about 370 services a week. The typical home sits about 300 m from its nearest stop. Households keep an average of 1.8 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Analysis of the transit network shows 464 operational transport stops across Cowra Surrounds, primarily consisting of bus services. A total of 41 distinct routes service these facilities, generating 370 weekly passenger trips. Overall transport accessibility is favourable, with typical walking distances to the nearest stop averaging 301 meters. Reflecting the area's residential function, commuting is predominantly outward-bound, led by private vehicles at 91%, while 6% of trips occur on foot. Vehicle availability stands above regional levels at an average of 1.8 per household. In addition, 20.4% of working residents carried out their duties from home (2021 Census; potentially influenced by COVID-19).
Transit services maintain an average frequency of 52 trips per day across the collective network, resulting in virtually no weekly trips per individual stop on average. The linked visual reference depicts the 100 nearest stops relative to the geographic centrepoint.
Frequently Asked Questions - Transport
Transport Stops Detail
60.5% of residents in Cowra Surrounds report no long-term health condition, a less healthy profile than 80% of areas nationally. 6.6% need daily assistance with core activities, and 46.3% hold private health cover. The standardised death rate runs at 6.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health assessments by AreaSearch indicate elevated health burdens in Cowra Surrounds across mortality metrics and long-term illness rates, with prevalent chronic conditions observed in both younger and older demographics. Private healthcare coverage is notably subdued at around 46% of the population (~2,694 people), falling beneath both the Regional NSW level of 51.9% and the national rate of 55.7%. The primary reported chronic conditions in the locality are arthritis, affecting 13.0% of residents, and mental health issues, impacting 8.8%, while 60.5% of people reported having no chronic medical conditions compared to 63.3% across Regional NSW.
Working-age locals show heightened rates of chronic disease. Residents aged 65 and over account for 28.8% of the community (1,678 people), exceeding the 23.3% regional benchmark. Health challenges among older demographics remain pronounced, tracking higher against national indices than the general community.
Frequently Asked Questions - Health
Cowra Surrounds is largely Australian-born, at 92.5% of residents, with 2.8% speaking a language other than English at home. The largest reported ancestries are Australian (33.2%) and English (32.7%). 3.4% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cowra Surrounds displays lower overall cultural diversity, with 87.5% of residents holding Australian citizenship, 92.5% born in Australia, and 97.2% speaking English exclusively within the home. Christianity represents the predominant religious affiliation, encompassing 68.9% of the local population, compared to 55.9% observed across Regional NSW. Regarding parental lineage, the three largest ancestry groups identified are Australian at 33.2%, English at 32.7%, and Irish at 10.3%. Variations emerge in several other heritage backgrounds, with Maltese ancestry notably elevated at 0.9% (vs 0.4% regionally), while Scottish stands at 8.2% (vs 8.0%) and Australian Aboriginal represents 3.4% (vs 4.6%).
Frequently Asked Questions - Diversity
The median resident of Cowra Surrounds is 50, older than 91% of areas nationally. 19.4% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The demographic profile of Cowra Surrounds tilts toward older, post-family age brackets. Older and retired groups (65+) represent 28.8% of the populace as at August 2026 compared to 23.3% in Regional NSW, whereas young-to-mid adults (25 - 44) make up 16.8% versus 23.5% across the region. The median age is estimated at 50 as at August 2026, identical to the 2021 Census result, and sits 7 years above the Regional NSW level of 43 recorded at that Census, as well as the national median of 38 at that Census. Since the Census, the senior cohort expanded from 27.1% to an estimated 28.8%.
This structural change is concentrated in specific cohorts: the 65 to 74 group decreased from 15.7% to an estimated 13.7%, while the 75 to 84 bracket rose from 9.2% to 11.4%, without a compensating arrival of younger residents. By 2041, senior cohorts are forecast to drive the majority of demographic growth, expanding by 341 residents (20%) to 2,019, while numbers of young adults and children are expected to decline over the same timeline.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Cowra Surrounds
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 last month headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Sep 2026 this month all 1 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Sep 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 6 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 111 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (5,716 at the 2021 Census → 5,820 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (103021064). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.