Dubbo Surrounds
Statistical Area - sa2

Population growth drivers in Dubbo Surrounds are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Dubbo Surrounds' population is approximately 6,288 as of November 2025. From the 2021 Census which reported a population of 5,963 people, this reflects an increase of 325 individuals (5.5%). This change is inferred from ABS's estimated resident population of 6,146 in June 2024 and an additional 110 validated new addresses since the Census date. The population density ratio is 1.5 persons per square kilometer. Dubbo Surrounds' growth of 5.5% since the 2021 census exceeded both the SA4 region (3.4%) and the SA3 area, positioning it as a growth leader in the region. Natural growth contributed approximately 56.1% to overall population gains during recent periods, with all drivers including interstate migration and overseas migration being positive factors.

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, NSW State Government's SA2 level projections are used, 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. Future population dynamics anticipate above median growth for locations outside of capital cities. Based on latest population numbers, Dubbo Surrounds is projected to expand by 787 persons to 2041, recording a total gain of 10.3% over the 17 years.

Residential development activity is lower than average in Dubbo Surrounds according to AreaSearch's national comparison of local real estate markets

Dubbo Surrounds has recorded approximately 17 residential properties granted approval annually. Over the past five financial years, from FY21 to FY25, 85 homes were approved, with an additional 4 approved so far in FY26. On average, each dwelling built over these years brought in 2.8 new residents per year, reflecting strong demand that supports property values.

The average construction cost value of new homes is $273,000, which is below regional norms, indicating more affordable housing options for purchasers. This financial year has seen $4.8 million in commercial development approvals, demonstrating the area's primarily residential nature. Compared to the Rest of NSW, Dubbo Surrounds has approximately half the rate of new dwelling approvals per person and ranks among the 14th percentile nationally, suggesting limited housing choices for buyers and supporting demand for existing homes. The current development activity is lower than national averages, reflecting market maturity and possible development constraints.

New development consists of 90% detached dwellings and 10% medium to high-density housing, maintaining the area's traditional low-density character with a focus on family homes appealing to those seeking space. As of now, there are an estimated 1404 people in the area per dwelling approval, reflecting its quiet, low activity development environment. Future projections indicate Dubbo Surrounds adding 645 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 Surrounds has limited levels of nearby infrastructure activity, ranking in the 0thth percentile nationally

Infrastructure changes significantly influence an area's performance. AreaSearch identified 48 projects likely impacting the region. Notable initiatives include PCYC Western NSW Sports Hub, NSW SES Dubbo Unit Headquarters, New Dubbo Bridge, and Blueridge Business Park. The following list details those expected to be 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 of employment trends sees Dubbo Surrounds performing better than 90% of local markets assessed across Australia

Dubbo Surrounds has a skilled workforce with diverse sector representation and an unemployment rate of 0.9% as of June 2025. It employs 3,253 residents, with an unemployment rate 2.7% lower than the Rest of NSW's rate of 3.7%.

Workforce participation is high at 65.8%, compared to the Rest of NSW's 56.4%. Key employment industries include agriculture, forestry & fishing, health care & social assistance, and construction. Dubbo Surrounds specialises in agriculture, forestry & fishing, with an employment share 2.8 times the regional level. However, accommodation & food services are under-represented, with only 4.5% of its workforce compared to 7.8% in the Rest of NSW.

Analysis of SALM and ABS data shows that from June 2024 to June 2025, Dubbo Surrounds' labour force decreased by 1.9%, while employment declined by 2.2%, causing unemployment to rise by 0.4 percentage points. In comparison, the Rest of NSW recorded an employment decline of 0.1%, labour force growth of 0.3%, and a similar unemployment increase of 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May 2025 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Dubbo Surrounds' employment mix suggests local growth of approximately 5.8% over five years and 12.5% over ten years, though this is a simple extrapolation for illustrative purposes only.

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 ending June 2022 shows median income in Dubbo Surrounds is $51,610 and average income is $60,818. This is lower than Rest of NSW's median income of $49,459 and average income of $62,998. Based on Wage Price Index growth rate of 12.61% from financial year ending June 2022 to September 2025, estimated median income would be approximately $58,118 and average income $68,487 by that date. According to the 2021 Census, Dubbo Surrounds' household, family and personal incomes are at the 62nd percentile nationally. Income distribution shows 35.1% of residents earn between $1,500 and $2,999 (2,207 individuals), similar to the broader regional trend of 29.9%. After housing costs, Dubbo Surrounds residents retain 89.2% of their income. The area's SEIFA income ranking places it in the 6th decile.

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

Dwelling structure in Dubbo Surrounds, as evaluated at the 2016 Census, comprised 98.8% houses and 1.3% other dwellings. In comparison, Non-Metro NSW had 88.0% houses and 12.1% other dwellings. Home ownership in Dubbo Surrounds was 43.9%, with mortgaged dwellings at 46.4% and rented ones at 9.7%. The median monthly mortgage repayment was $1,733, higher than Non-Metro NSW's average of $1,450. Median weekly rent in Dubbo Surrounds was $265, compared to Non-Metro NSW's $280. Nationally, Dubbo Surrounds' mortgage repayments were lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Dubbo Surrounds features high concentrations of family households, with a higher-than-average median household size

Family households account for 81.1% of all households, including 38.5% couples with children, 33.7% couples without children, and 8.4% single parent families. Non-family households make up the remaining 18.9%, with lone person households at 17.1% and group households comprising 1.7%. The median household size is 2.8 people, larger than the Rest of NSW average of 2.5.

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

The area's university qualification rate is 18.2%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most common at 14.2%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.7%). Vocational credentials are prevalent, with 46.9% of residents aged 15+ holding such qualifications, including advanced diplomas (10.3%) and certificates (36.6%). Current educational participation is high at 32.6%, comprising 13.3% in primary, 10.7% in secondary, and 2.3% in tertiary education.

Dubbo Surrounds has 5 schools with a combined enrollment of 224 students, featuring 3 primary and 2 K-12 schools. School capacity is limited locally (3.6 places per 100 residents vs 16.2 regionally), leading many families to travel for schooling. Note: where school enrolments are 'n/a', please refer to the parent campus.

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

The analysis shows 318 active transport stops in Dubbo Surrounds, offering a mix of train and bus services. These stops are served by 44 individual routes, collectively providing 374 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 216 meters from the nearest stop.

Service frequency averages 53 trips per day across all routes, equating to approximately one weekly trip per stop.

Health performance in Dubbo Surrounds is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Dubbo Surrounds faces significant health challenges with common health conditions prevalent across both younger and older age cohorts. Approximately 50% of its total population (~3,144 people) have private health cover, compared to the national average of 55.3%.

The most common medical conditions are arthritis and asthma, affecting 9.1% and 9.0% of residents respectively. Sixty-six point seven percent of residents declared themselves completely clear of medical ailments, higher than the Rest of NSW's 64.1%. Nineteen point six percent of residents are aged 65 and over (1,235 people). Health outcomes among seniors in Dubbo Surrounds are above average, performing better than the general population in health metrics.

The latest Census data sees Dubbo Surrounds placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Dubbo Surrounds had a cultural diversity index of below average, with 89.6% of its population being Australian citizens, 95.6% born in Australia, and 99.1% speaking English only at home. Christianity was the predominant religion in Dubbo Surrounds, accounting for 71.8%, compared to 65.6% across Rest of NSW. The top three ancestry groups were Australian (37.2%), English (30.7%), and Irish (9.2%).

Notably, Australian Aboriginal representation was higher at 6.2% in Dubbo Surrounds than the regional average of 11.5%, while Maltese stood at 0.4% compared to 0.2%, and Scottish at 7.6% versus 6.6%.

Dubbo Surrounds hosts an older demographic, ranking in the top quartile nationwide

Dubbo Surrounds has a median age of 42 years, similar to the Rest of NSW average of 43 but considerably older than Australia's median age of 38 years. The age profile shows that those aged 55-64 are particularly prominent, comprising 14.7% of the population, while the 25-34 age group is smaller at 9.1%, compared to the Rest of NSW average. Between 2021 and present, the proportion of the population aged 15-24 has grown from 10.1% to 12.7%. Conversely, the proportion of those aged 45-54 has declined from 14.1% to 12.2%, and the 5-14 age group has dropped from 15.4% to 13.8%. Population forecasts for 2041 indicate significant demographic changes in Dubbo Surrounds, with the strongest projected growth in the 25-34 cohort, expected to grow by 29%, adding 167 residents to reach 740. In contrast, population declines are projected for the 15-24 and 55-64 age cohorts.