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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.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
The median house price in Dorrigo is $682k, with units at $195k. House values have moved 4.8% 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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Sales Detail
Dorrigo has an estimated 3,252 residents. 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
According to research conducted by AreaSearch, Dorrigo records a resident count of approximately 3,252 as of Aug 2026. This indicates a slight addition of 2 people (0.1%) relative to the 2021 Census tally of 3,250 people. The estimation stems from the ABS estimated resident population figure of 3,250 established as of June 2025 alongside 45 validated new addresses documented following the Census. This resident tally results in an open living environment characterized by a density of 1.6 persons per square kilometer. Recent demographic gains were almost entirely underpinned by overseas migration, serving as the core component of local population expansion.
Projections for each SA2 district utilize ABS/Geoscience Australia data released in 2024 with 2022 as the base year, while areas not encompassed by this dataset rely on NSW State Government SA2 modeling issued in 2022 using 2021 as the baseline. These aggregated cohort trends are applied across all localities for the 2032 to 2041 period. Looking at forward-looking demographic trajectories under this framework, the overall community count is expected to reduce by 123 persons by 2041. In contrast, specific age brackets will see expansion, particularly the 75 to 84 cohort, which is forecast to increase by 76 people.
Frequently Asked Questions - Population
35 new dwellings have been approved in Dorrigo over the past five years, an average of 7 a year. That is 2.2 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 Dorrigo have run at approximately 7 properties annually, accumulating to 35 homes across the preceding 5 financial years. With the resident count contracting over the recent timeframe, incoming stock has likely satisfied local purchasing requirements, with newly planned homes averaging an estimated construction value of $406,000. In addition, $2.7 million in non-residential commercial approvals was registered during this financial year, underlining the largely residential profile of the district. Per capita dwelling approval volumes in Dorrigo sit at approximately two-thirds of the benchmark for Rest of NSW, positioning the area in the 29th percentile across the country; this limits new buyer options while boosting demand for pre-existing stock.
These below-average figures relative to the national landscape indicate both market maturity and prospective development barriers. Furthermore, all new residential approvals have been detached houses, maintaining low-density living and appealing to purchasers seeking space. The ratio of 527 people per residential approval underscores a calm, subdued development setting. Given that demographic projections point toward a static or shrinking resident base, downward pressure on housing demand should ease, presenting advantages for prospective buyers.
Frequently Asked Questions - Development
Development applications around Dorrigo
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
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 Dorrigo. A further 49 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $4.88 billion. 18 are already under construction and 14 are due for completion within three years. The pipeline spans residential development, sports & recreation and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Major infrastructure developments and planning projects significantly guide local growth trajectories. AreaSearch has pinpointed 1 specific project of potential influence in the area, with major initiatives including the Pacific Highway Upgrade: Hexham To Brisbane, Waterfall Way Corridor Strategy, New England Renewable Energy Zone (REZ), and Doughboy Wind Farm.
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
Waterfall Way Corridor Strategy
A $50 million investment for vital road and safety improvements along the Waterfall Way, which connects the Pacific Highway and the New England Highway. The project includes road rehabilitation and widening, new overtaking lanes, and safety improvements.
Retail & ShopTop Housing Development, Hyde Street, Bellingen
Mixed-use development involving demolition, remediation, and construction of shop-top housing with 15 residential units and retail premises, on the site of the former Carl Foster's Garage. The project was approved by the Northern Regional Planning Panel on 20 March 2019, with a capital investment value of $8,985,000. The proposal includes commercial space (a supermarket opportunity has been marketed for the site) and is located within the Bellingen Heritage Conservation Area.
Watson Place Affordable Housing
Affordable housing complex providing 23 one-bedroom apartments for women over 55 at risk of homelessness. The project was officially opened in December 2024 and was delivered through RFBI's subsidiary, Bellorana, with $10 million in combined funding from the NSW and Australian governments. All 23 apartments were tenanted before the official opening.
Taylors Rise Estate
Boutique residential estate offering 42 land lots ranging from 600sqm to 1621sqm, and brand-new completed homes, located near Bellingen CBD. Civil construction for the 42-lot subdivision was completed and registered in 2023, with home construction and lot sales progressing through completion.
Boambee East Residential Subdivision
Development application DA 0493/23DA submitted by Richard Benell was approved for a multi-stage residential subdivision across 647, 679A, and 679B Pacific Highway in Boambee East. The scheme subdivides the land into 70 residential lots, consisting of 63 Torrens Title lots and 7 Community Title lots, with new road access connecting through to Bruce King Drive. The development provides substantial greenfield housing supply within the Coffs Harbour LGA.
North Boambee Valley (East) Release Area
A long-term residential release area featuring The Lakes Estate and surrounding developments, with infrastructure supporting up to 361 dwellings. The development includes neighbourhood parks, walking trails, stormwater detention systems, collector roads with cycleways, koala habitat management zones, and community facilities. Developer contributions fund essential infrastructure including roads, parks, environmental protection measures, and flood mitigation systems. The completed Lakes Estate offers established residential lots with lake frontages and district views.
Sewering Coastal Villages Project
A major $38 million sewerage infrastructure project expanding the network to Mylestom, Repton, and Raleigh. The project involves a completed upgrade to the Urunga Sewerage Treatment Plant (STP), doubling its capacity to 10,000 equivalent persons. Current works focus on installing sewer reticulation mains and 228 low-pressure sewer units at individual properties, and constructing new pump stations to replace failing septic systems and protect the Bellinger and Kalang Rivers.
Urunga Boardwalk Replacement
Full replacement of the historic Urunga Boardwalk, part of the wider Urunga Precinct Revitalisation, following flood damage to the original structure. The upgrade widens the walkway to between 2.5 and 3 metres, installs over 300 fibre reinforced polymer piles, and rebuilds more than 850 metres of decking, viewing platforms, breakout areas and seating to improve accessibility, safety and tourism appeal. Construction began in July 2025. As of mid-2026 over 800 metres including the full 250 metre South Arm section is open to the public, with Stages 1 to 3 substantially complete and the final Stage 4 (360 metre breakwall section) underway, expected to finish late 2026.The project is being delivered by Bellingen Shire Council with XINC Engineering Pty Ltd (design and supply) and GPM Marine Constructions Pty Ltd (piling and installation).
1,305 residents of Dorrigo are employed, from a labour force of 1,370. Unemployment sits at 4.7%, with participation at 48.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.5% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Dorrigo maintains a skilled workforce spanning multiple industries, recording an unemployment rate of 4.7% and annual employment growth of 0.7%. In March 2026, 1,305 residents were employed, with the jobless rate tracking 0.6% higher than the Regional NSW benchmark of 4.1%, while local labour force participation sits well below the broader region (48.6% versus 60.6% in Regional NSW). In addition, Census data showed 26.4% of employed residents working from home, a metric that may reflect pandemic-era lockdown influences. Key employment sectors for the local workforce comprise agriculture, forestry & fishing, health care & social assistance, and construction.
The community displays substantial industry concentration in agriculture, forestry & fishing, where its employment share is 4.6 times the regional norm. Conversely, health care & social assistance represents 11.9% of workers, lower than the 16.9% registered regionally. Comparing Census counts of local jobs against the resident workforce suggests a constrained volume of employment opportunities within the immediate area. AreaSearch assessment of ABS and SALM figures indicates that over the 12-month period, local employment expanded by 0.7% while the labour pool shrank by 0.1%, leading to a drop in unemployment of 0.8 percentage points. Across Regional NSW, by comparison, employment reduced by 0.9%, the labour force contracted by 0.4%, and the jobless rate climbed by 0.5 percentage points. Broad employment forecasts from Jobs and Skills Australia as of Mar-26 provide additional context on future labour requirements in Dorrigo. Projected nationwide employment expansion sits at 6.6% over five years and 13.7% over ten years, with performance varying widely by sector. Applying these sectoral trajectories to Dorrigo's industry breakdown yields an estimated local employment uplift of 5.5% over five years and 11.9% over ten years (note that this is an illustrative weighting model and does not factor in local demographic forecasts).
Frequently Asked Questions - Employment
Median household income in Dorrigo is $939 a week (about $49,000 a year), with median personal income at $532 a week. ATO records put median taxable income at $39,041 a year against an average of $48,869. 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
ATO postcode records for financial year 2023 indicate that earnings across the Dorrigo SA2 track below countrywide averages, featuring a median income of $39,041 and a mean of $48,869, compared to Regional NSW benchmarks of $52,390 (median) and $65,215 (average). Accounting for a 10.32% rise in the Wage Price Index since financial year 2023, updated figures estimate March 2026 levels at roughly $43,070 for median income and $53,912 for average earnings. According to the 2021 Census, personal, family, and household income figures in Dorrigo sit between the 1st and 5th percentiles nationally.
The largest segment is the $400 - 799 weekly income bracket, encompassing 30.1% of residents (978 people), in contrast to metropolitan patterns where 29.9% earn within the $1,500 - 2,999 range. With 42.4% receiving less than $800 weekly, local consumption capacity faces substantial constraints, and despite low housing costs allowing residents to retain 87.2% of income, overall disposable income sits at only the 4th percentile nationwide.
Frequently Asked Questions - Income
Dorrigo had 1,373 occupied dwellings at the 2021 Census, 96% detached houses and 1% apartments. 24% are owned with a mortgage, 20% rented and 57% owned outright. At that Census the median rent was $280 a week and the median mortgage repayment $1,200 a month. Rent absorbs 29.8% of household income here and mortgage repayments 29.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the latest Census, housing stock in Dorrigo consisted of 95.5% separate houses and 4.4% alternative dwellings such as apartments and semi-detached properties, whereas Regional NSW recorded 82.6% houses and 17.4% other formats. Full home ownership was significantly higher in Dorrigo than across Regional NSW, reaching 56.9%, while mortgaged properties accounted for 23.5% and rental homes comprised 19.6%. Typical monthly mortgage repayments stood at $1,200 and median weekly rent was $280, both substantially under the Regional NSW averages of $1,733 and $330. In the national context, Dorrigo maintains mortgage commitments well under the Australian median of $1,863 and rental rates far below the national benchmark of $375.
Frequently Asked Questions - Housing
Dorrigo counted 1,373 households at the 2021 Census, averaging 2.1 people each. 18% are couples with children, fewer than in 91% of areas nationally, against 34% couples without children. 36% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute 61.5% of local households, consisting of couples without children (33.5%), couples with children (17.8%), and single-parent households (9.2%). The remaining 38.5% comprises non-family residences, dominated by single-person dwellings at 35.7% and group households at 3.3%. The typical household size is 2.1 people, which is smaller than the 2.4 person benchmark for Regional NSW.
Frequently Asked Questions - Households
20.1% of adults in Dorrigo hold a university qualification, including 13.0% with a bachelor degree and 4.0% with postgraduate qualifications. A further 29.6% hold a vocational qualification. 8 schools serve the area, with 306 enrolment places and an average ICSEA of 941 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
Dorrigo records a university qualification rate of 20.1%, trailing well behind the statewide NSW benchmark of 32.2%. Higher education credentials are led by bachelor degrees at 13.0%, alongside postgraduate awards at 4.0% and graduate diplomas at 3.1%. In contrast, vocational and technical qualifications are widespread, with 40.2% of individuals aged 15+ holding practical credentials, including advanced diplomas (10.6%) and certificates (29.6%). A significant 25.9% of the population is actively engaged in formal study. This group includes 10.2% attending primary school, 7.0% in secondary education, and 2.3% enrolled in tertiary courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Dorrigo reaches 150 stops on 10 routes, timetabled for about 110 services a week. The typical home sits about 210 m from its nearest stop. Households keep an average of 1.4 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
Public transport networks within Dorrigo comprise 150 operational stops with bus connections, served by 10 routes that generate 110 weekly services in total. Commuters are typically situated 207 meters from their closest boarding point. Most workers travel outside the area for employment, with private motor vehicles accounting for 87% of commutes and 9% of journeys made by walking. Dwellings accommodate an average of 1.4 vehicles. Furthermore, 26.4% of working residents performed their duties from home at the 2021 Census, which may have been influenced by COVID-19 settings. Public transport routes register an overall service volume averaging 15 trips per day, which equates to virtually no scheduled departures per individual stop across a standard week.
A total of 100 transport stops nearest to the central coordinate are detailed on the accompanying map.
Frequently Asked Questions - Transport
Transport Stops Detail
62.9% of residents in Dorrigo report no long-term health condition. 6.7% need daily assistance with core activities, and 46.1% hold private health cover. The standardised death rate runs at 5.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Dorrigo demonstrates notable health hurdles based on chronic illness and mortality metrics, with common conditions present across both younger and older cohorts. Private health insurance participation is subdued, covering roughly 46% of the population (~1,499 people), below the Regional NSW proportion of 51.9% and the national rate of 55.7%. Arthritis and mental health challenges represent the most prevalent diagnoses locally, affecting 10.2 and 8.8% of the community respectively, while 62.9% reported no long-term medical conditions compared to 63.3% across Regional NSW. Chronic conditions are elevated among working-age residents. Meanwhile, 34.9% of the population is aged 65 and over (1,134 people), surpassing the 23.3% level in Regional NSW, with senior residents exhibiting comparatively resilient health measures that exceed national benchmarks.
Frequently Asked Questions - Health
Dorrigo is largely Australian-born, at 87.9% of residents, with 3.3% speaking a language other than English at home. The largest reported ancestries are English (32.5%) and Australian (30.4%). 3.1% 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
Cultural diversity measures in Dorrigo sit below average levels, with 87.9% of residents holding Australian citizenship, 87.9% born domestically, and 96.7% speaking solely English at home. Christianity represents the primary religious affiliation at 45.7% of the community. Judaism forms the most distinct relative variance, accounting for 0.1% of residents in line with the 0.1% share recorded across Regional NSW. Regarding ancestral background, English ancestry is the most common among residents at 32.5%, followed by Australian at 30.4% and Irish at 10.1%. Other specific ancestries show distinct local representation, including Scottish at 9.5% (compared to 8.0% regionally), Welsh at 0.8% (against 0.5% regionally), and Australian Aboriginal heritage at 3.1% (compared to 4.6% across Regional NSW).
Frequently Asked Questions - Diversity
The median resident of Dorrigo is 54, older than 96% of areas nationally. 14.3% 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
Dorrigo exhibits a distinctly mature population structure, with estimates as of August 2026 showing 34.9% of residents in older and retired cohorts (65+), contrasting with 23.3% across Regional NSW. Those aged 0 - 24 represent 20.6% of locals versus 29.3% in the broader region. The median age is estimated at 54 as at August 2026, unchanged since the 2021 Census, which sits 11 years above the Regional NSW figure of 43 and above the national median of 38. Older demographics (65+) expanded from 29.0% at the Census to 34.9%, driven largely by local ageing as the 55 to 64 group decreased from 19.8% to 16.9% while the 65 to 74 group rose from 17.1% to 19.2%.
By 2041, the 25 - 44 cohort is projected to see the strongest expansion, adding 51 residents (9%) to total 619, while older and middle-aged brackets are expected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Dorrigo
8 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 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 8 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago 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 2 months ago 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 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 3 sections | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2025 about a year ago 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 Jul 2025. | ||
| 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 — 45 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (3,250 at the 2021 Census → 3,252 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 (104021087). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.