Dubbo - South

Dubbo - South lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

Dubbo - South's population is approximately 20,821 as of February 2026. This figure represents an increase of 1,193 people since the 2021 Census, which reported a population of 19,628. The growth was inferred from the estimated resident population of 20,412 in June 2024 and an additional 833 validated new addresses since the Census date. This results in a population density ratio of 818 persons per square kilometer, which is relatively inline with averages seen across locations assessed by AreaSearch. Dubbo - South's growth rate of 6.1% since the 2021 census exceeded the SA4 region's growth rate of 3.2%, indicating it as a growth leader in the region. Natural growth contributed approximately 53.2% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Looking ahead, an above median population growth is projected for regional areas nationally, with Dubbo - South expected to expand by 4,625 persons to 2041 based on the latest annual ERP population numbers, reflecting a total increase of 20.2% over the 17 years.

AreaSearch assessment of residential development activity positions Dubbo - South among the top 25% of areas assessed nationwide

Dubbo - South granted approximately 253 residential approvals annually. From FY-21 to FY-25, 1,269 homes were approved, with 149 approved so far in FY-26. On average, one person per year moved to the area for each dwelling built over these five years.

This indicates that new supply is meeting or exceeding demand, providing ample buyer choice and capacity for population growth beyond current forecasts. The average construction value of new homes was $307,000. In FY-26, $33.5 million in commercial approvals have been registered, demonstrating strong commercial development momentum. Compared to the Rest of NSW, Dubbo - South records 128.0% more construction activity per person. This level is notably higher than the national average, suggesting strong developer confidence in the location. New building activity comprises 53.0% detached houses and 47.0% medium and high-density housing, offering a mix of opportunities across price brackets.

This represents a shift from the area's existing housing composition, which is currently 81.0% houses. Dubbo - South has around 72 people per dwelling approval, indicating characteristics of a low density area. By 2041, Dubbo - South is projected to grow by 4,216 residents. Based on current development patterns, new housing supply should readily meet demand, offering favourable conditions for buyers and potentially facilitating population growth beyond current projections.

Dubbo - South has emerging levels of nearby infrastructure activity, ranking in the 34thth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 14 projects likely impacting the region. Notable initiatives include Central-West Orana Renewable Energy Zone, The Village Southlakes, Keswick Estate Residential Development, and Southlakes Estate.

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.

AreaSearch analysis reveals Dubbo - South significantly outperforming the majority of regions assessed nationwide

Dubbo - South has a skilled workforce with an unemployment rate of 2.1% as of September 2025. It has an unemployment rate 1.8% lower than the Rest of NSW's rate of 3.8%. The workforce participation rate is 64.1%, slightly higher than the Rest of NSW's 61.5%.

According to Census responses, 8.6% of residents work from home. Employment is concentrated in health care & social assistance, retail trade, and education & training. The area has a strong specialization in health care & social assistance, with an employment share 1.3 times the regional level. However, agriculture, forestry & fishing shows lower representation at 1.9% compared to the regional average of 5.3%.

Many residents commute elsewhere for work based on Census data. Over the year to September 2025, labour force levels decreased by 3.8%, with employment declining by 4.4%, resulting in a 0.6 percentage point rise in unemployment rate. National employment forecasts from Jobs and Skills Australia project national employment growth of 6.6% over five years and 13.7% over ten years, with varying rates across industry sectors. Applying these projections to Dubbo - South's employment mix suggests local employment should increase by 6.8% over five years and 14.3% over ten years.

The economic profile demonstrates above-average performance, with income metrics exceeding national benchmarks based on AreaSearch comparative assessment

AreaSearch's latest postcode level ATO data for financial year 2023 shows that Dubbo - South SA2 has a median income of $59,014 and an average income of $68,912. This is higher than the Rest of NSW's median income of $52,390 and average income of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes for September 2025 would be approximately $64,243 (median) and $75,018 (average). According to Census 2021 income data, personal income ranks at the 66th percentile ($896 weekly), with household income at the 45th percentile. The income bracket of $1,500 - 2,999 captures 35.4% of the community (7,370 individuals), similar to metropolitan regions where this cohort represents 29.9%. After housing expenses, 85.3% of income remains for other expenses. The area's SEIFA income ranking places it in the 5th decile.

Dubbo - South is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Dwelling structure in Dubbo - South, as evaluated at the 2016 Census, comprised 80.6% houses and 19.5% other dwellings. In comparison, Non-Metro NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Dubbo - South was 27.9%, with the remainder being mortgaged (33.5%) or rented (38.7%). The median monthly mortgage repayment was $1,567, lower than Non-Metro NSW's average of $1,733. The median weekly rent was $320, compared to Non-Metro NSW's $330. Nationally, Dubbo - South's median monthly mortgage repayment was significantly lower at $1,567, while the median weekly rent was substantially below the national figure of $375.

Dubbo - South features high concentrations of lone person households and group households, with a fairly typical median household size

Family households constitute 65.8% of all households, including 27.3% couples with children, 25.2% couples without children, and 12.2% single parent families. Non-family households comprise the remaining 34.2%, with lone person households at 30.3% and group households making up 3.9%. The median household size is 2.4 people, which aligns with the Rest of NSW average.

Educational outcomes in Dubbo - South fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area's educational profile is notable regionally, with university qualification rates of 26.4% among residents aged 15+ exceeding both the SA4 region average of 18.4% and the SA3 area average of 20.3%. Bachelor degrees are most prevalent at 17.6%, followed by postgraduate qualifications (6.1%) and graduate diplomas (2.7%). Vocational credentials are held by 37.0% of residents aged 15+, with advanced diplomas at 9.5% and certificates at 27.5%.

Educational participation is high, with 30.8% of residents currently enrolled in formal education, including 11.5% in primary, 7.7% in secondary, and 3.4% in tertiary education.

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

Dubbo - South has 389 active public transport stops, all of which are bus stops. These stops are served by 71 different routes that together facilitate 1,705 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents on average located 139 meters from the nearest stop. Most residents commute outward due to its residential nature. Cars remain the dominant mode of transportation at 94%. Vehicle ownership averages 1.3 per dwelling, below the regional average.

According to the 2021 Census, only 8.6% of residents work from home, which may be influenced by COVID-19 conditions. The service frequency averages 243 trips per day across all routes, equating to approximately 4 weekly trips per stop. The accompanying map displays the 100 nearest stops to the location's centrepoint.

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

Health data indicates significant health challenges in Dubbo - South.

AreaSearch's assessment shows notable prevalence of common health conditions across both younger and older age groups. The area has approximately 53% private health cover, slightly higher than the average SA2 area. The most prevalent medical conditions are asthma (9.1%) and mental health issues (8.9%). Conversely, 66.0% of residents report no medical ailments, compared to 63.3% in Rest of NSW. Working-age residents have a higher-than-average prevalence of chronic health conditions. The area has 16.6% of residents aged 65 and over (3,466 people), lower than the 23.4% in Rest of NSW. Health outcomes among seniors present some challenges, broadly aligning with national rankings.

Dubbo - South ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Dubbo-South had a cultural diversity score below average, with 84.1% of its population being Australian citizens, 86.4% born in Australia, and 87.4% speaking English only at home. Christianity was the predominant religion in Dubbo-South, accounting for 62.5%, compared to 55.9% across the rest of NSW. The top three ancestry groups were Australian (29.3%), English (27.3%), and Australian Aboriginal (9.8%), which was significantly higher than the regional average of 4.6%.

Notably, Sri Lankan (0.3%) and Indian (1.7%) ethnicities were overrepresented in Dubbo-South compared to the regional averages of 0.1% and 0.6%, respectively.

Dubbo - South's population is younger than the national pattern

Dubbo - South's median age is 34, which is considerably lower than the Rest of NSW figure of 43 and Australia's median age of 38. Compared to the Rest of NSW average, Dubbo - South has an over-representation of the 25-34 cohort (18.7%) and an under-representation of those aged 65-74 (8.3%). Between 2021 and present, the population of 35 to 44 year-olds has grown from 12.4% to 15.0%, while the 25 to 34 cohort increased from 17.5% to 18.7%. Conversely, the 45 to 54 age group declined from 10.8% to 9.0%, and the 55 to 64 group dropped from 10.5% to 9.0%. By 2041, demographic modeling suggests Dubbo - South's age profile will evolve significantly. The 35 to 44 age cohort is projected to expand by 1,086 people (35%), growing from 3,114 to 4,201. Meanwhile, the 15 to 24 cohort grows by a modest 4%, adding 88 people.