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 was around 20,728 as of November 2025, according to AreaSearch's analysis. This figure represents an increase of 1,100 people since the 2021 Census, which reported a population of 19,628. The growth is inferred from the estimated resident population of 20,421 in June 2024 and an additional 802 validated new addresses since the Census date. This results in a population density ratio of 815 persons per square kilometer, which aligns with averages seen across locations assessed by AreaSearch. Dubbo - South's growth rate of 5.6% since the 2021 census exceeded both the SA4 region (3.4%) and the SA3 area, indicating it as a growth leader in the region. Natural growth contributed approximately 53.2% of overall population gains during recent periods.

AreaSearch uses 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. According to population projections, regional areas across the nation are expected to have above median growth, with Dubbo - South projected to expand by 4,625 persons to 2041 based on the latest annual ERP population numbers, reflecting a total increase of 20.8% over the 17 years.

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

Dubbo - South has granted around 253 residential property approvals annually. Over the past five financial years, from FY-21 to FY-25, a total of 1,269 homes were approved, with an additional 125 approved so far in FY-26. On average, one person has moved to the area per dwelling built over these years, indicating that new supply meets or exceeds demand, providing ample buyer choice and capacity for population growth beyond current forecasts.

The average construction cost value of new homes is $366,000, below the regional average, suggesting more affordable housing options. This financial year has seen $33.5 million in commercial development approvals recorded, indicating strong commercial development momentum. Compared to the Rest of NSW, Dubbo - South has 128.0% more building activity per person, offering buyers greater choice and reflecting strong developer confidence in the location. The new building activity shows a mix of 53.0% detached houses and 47.0% medium and high-density housing, expanding the range of medium-density options to create opportunities across various price brackets. Dubbo - South currently has an 81.0% share of houses in its existing housing stock, indicating decreasing availability of developable sites and reflecting changing lifestyles and the need for more diverse, affordable housing options. With around 72 people per dwelling approval, it is classified as a low-density area.

According to AreaSearch's latest quarterly estimate, Dubbo - South is expected to gain 4,309 residents by 2041. Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Dubbo - South has emerging levels of nearby infrastructure activity, ranking in the 20thth percentile nationally

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

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 essential services sectors well represented. Its unemployment rate was 2.1% as of June 2025.

At this time, 10,177 residents were employed, with an unemployment rate 1.5% lower than the Rest of NSW's rate of 3.7%. Workforce participation in Dubbo - South was 64.6%, compared to Rest of NSW's 56.4%. Employment is concentrated in health care & social assistance, retail trade, and education & training. Health care & social assistance has a particularly high employment share at 1.3 times the regional level, while agriculture, forestry & fishing shows lower representation at 1.9% versus the regional average of 5.3%.

Labour force levels decreased by 1.7% over the year to June 2025, alongside a 2.8% employment decline, causing the unemployment rate to rise by 1.1 percentage points. In contrast, Rest of NSW experienced an employment decline of 0.1% and labour force growth of 0.3%, with a 0.4 percentage point rise in unemployment. State-level data to Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. National employment forecasts from May-25 suggest national employment will expand by 6.6% over five years and 14.3% over ten years. 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, assuming constant population projections for illustrative purposes.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

AreaSearch's latest postcode level ATO data for financial year 2022 shows median income in Dubbo - South SA2 is $55,510 and average income is $65,556. This contrasts with Rest of NSW's median income of $49,459 and average income of $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, estimated current incomes are approximately $62,510 (median) and $73,823 (average) as of September 2025. Census 2021 income data ranks personal income at the 66th percentile ($896 weekly) and household income at the 45th percentile. Income brackets indicate that 35.4% of individuals earn between $1,500 - 2,999 annually (7,337 individuals), similar to metropolitan regions where this cohort represents 29.9%. After housing costs, 85.3% of income remains for other expenses. 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 per the latest Census, consisted of 80.6% houses and 19.5% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro NSW had 88.0% houses and 12.1% other dwellings. Home ownership in Dubbo - South was at 27.9%, with the rest either mortgaged (33.5%) or rented (38.7%). The median monthly mortgage repayment was $1,567, higher than Non-Metro NSW's average of $1,450. The median weekly rent figure was $320, compared to Non-Metro NSW's $280. Nationally, Dubbo - South's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Dubbo - South features high concentrations of lone person households and group households, with a lower-than-average 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 account for 34.2%, comprising 30.3% lone person households and 3.9% group households. The median household size is 2.4 people, which is smaller than the Rest of NSW average of 2.5 people.

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 at 26.4% among residents aged 15+, surpassing the SA4 region average of 18.4% and the SA3 area rate 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+, including advanced diplomas (9.5%) and certificates (27.5%).

Educational participation is high, with 30.8% of residents currently enrolled in formal education, comprising 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

Transport analysis indicates 371 active transport stops operating within Dubbo - South, consisting of buses. These stops are served by 70 individual routes, collectively offering 1,412 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 138 meters from the nearest stop.

Service frequency averages 201 trips per day across all routes, equating to approximately three weekly trips per stop.

Health performance in Dubbo - South is lower than average with common health conditions somewhat prevalent across the board, though to a slightly higher degree among older age cohorts

Dubbo - South faces significant health challenges. Common health conditions are somewhat prevalent across all age groups but slightly higher among older age cohorts.

The rate of private health cover is approximately 52% of the total population (~10,861 people), leading that of the average SA2 area and compares to 49.7% across Rest of NSW. Asthma and mental health issues are the most common medical conditions in the area, impacting 9.1 and 8.9% of residents respectively. 66.0% of residents declare themselves completely clear of medical ailments compared to 64.1% across Rest of NSW. The area has 16.6% of residents aged 65 and over (3,447 people), which is lower than the 19.5% in Rest of NSW. Health outcomes among seniors present some challenges requiring more attention than the broader population.

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, surveyed in 2016, had a cultural diversity index below average. Its population was predominantly Australian-born citizens speaking English at home: 84.1%, 86.4%, and 87.4% respectively. Christianity was the main religion, at 62.5%, compared to 65.6% in Rest of NSW.

Top ancestral groups were Australian (29.3%), English (27.3%), and Australian Aboriginal (9.8%). Notably, Sri Lankan (0.3% vs regional 0.1%), Irish (8.8% vs 8.2%), and Indian (1.7% vs 0.8%) groups were overrepresented.

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

Dubbo-South's median age is 34, lower than Rest of NSW's 43 and Australia's 38. Locally, those aged 25-34 are over-represented at 18.6%, while those aged 65-74 are under-represented at 8.2%. Between 2021 and now, the 35-44 age group has increased from 12.4% to 14.4%, and the 25-34 cohort has risen from 17.5% to 18.6%. Conversely, the 45-54 cohort has decreased from 10.8% to 9.4%, and the 55-64 group has fallen from 10.5% to 9.1%. By 2041, demographic modeling projects significant changes in Dubbo-South's age profile. The 35-44 cohort is expected to expand by 1,212 people (41%), growing from 2,988 to 4,201. Meanwhile, the 55-64 cohort is projected to grow modestly by 72 people (4%).