Dubbo Surrounds

Population growth drivers in Dubbo Surrounds are slightly above average based on AreaSearch's ranking of recent, and medium term trends

Dubbo Surrounds' population was around 6,288 as of November 2025. Since the 2021 Census reporting a population of 5,963 people, there has been an increase of 325 people (5.5%). This change is inferred from the estimated resident population of 6,146 in June 2024 and an additional 110 validated new addresses since the Census date. The population density was approximately 1.5 persons per square kilometer. Dubbo Surrounds' growth rate exceeded that of its SA4 region (3.4%) and SA3 area between 2021 and 2025, making it a growth leader in the region. Natural growth contributed about 56.1% to overall population gains during this period, with interstate migration and overseas migration also being positive factors.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. For areas not covered by this data, NSW State Government's SA2 level projections released in 2022 with a base year of 2021 are used. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. Future population dynamics suggest an increase just below the median of national non-metropolitan areas, with the area expected to expand by 787 persons to reach a total population of around 7,075 by 2041 based on latest annual ERP population numbers, reflecting a gain of approximately 10.3% over the 17-year period from 2021 to 2041.

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

Dubbo Surrounds recorded approximately 17 residential properties granted approval annually. Over the past five financial years, from FY-21 to FY-25, 85 homes were approved, with an additional 4 approved so far in FY-26. Each dwelling built over these years attracted an average of 2.8 new residents per year, reflecting strong demand that supports property values.

The average construction cost value for new homes was $273,000, which is below regional norms, indicating more affordable housing options. In FY-26, $4.8 million in commercial development approvals have been recorded, demonstrating the area's primarily residential nature. Compared to Rest of NSW, Dubbo Surrounds has roughly half the rate of new dwelling approvals per person and ranks among the 14th percentile nationally, suggesting limited choices for buyers and supporting demand for existing homes. This activity is also lower than the national average, indicating 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. The estimated population density per dwelling approval is 1404 people, reflecting its quiet, low-activity development environment. Future projections estimate Dubbo Surrounds will add 645 residents by 2041 based on the latest AreaSearch quarterly estimate. Given 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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 48 projects that may impact the area. Key projects include PCYC Western NSW Sports Hub, NSW SES Dubbo Unit Headquarters, New Dubbo Bridge, and Blueridge Business Park. The following list details those likely 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 September 2025. It has 3,265 residents in work, with an unemployment rate 3.0% lower than the Rest of NSW's rate of 3.8%.

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.

Labour force analysis shows a decrease of 3.9% and employment decline of 4.1% from September 2024 to September 2025, leading to an unemployment rise of 0.2 percentage points. In contrast, the Rest of NSW saw an employment decline of 0.5%, labour force decline of 0.1%, and unemployment rising by 0.4 percentage points. State-level data from 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with a state unemployment rate of 3.9%. National forecasts suggest total employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Dubbo Surrounds' employment mix indicates local employment should increase by approximately 5.8% over five years and 12.5% over ten years, based on simple weighting extrapolation 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 that Dubbo Surrounds SA2 had median income of $51,610 and average income of $60,818. This is below the national averages of $49,459 (median) and $62,998 (average) for Rest of NSW. Based on Wage Price Index growth of 12.61% since FY2022, estimated median income as of September 2025 would be approximately $58,118 and average income $68,487. According to the 2021 Census, Dubbo Surrounds' incomes cluster around the 61st percentile nationally. Income distribution shows that 35.1% of residents earn between $1,500 - 2,999 (2,207 individuals), consistent with broader trends across the region at 29.9%. After housing costs, residents retain 89.2% of their income, indicating strong purchasing power and placing Dubbo Surrounds in the 6th decile based on SEIFA income ranking.

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

In Dubbo Surrounds, as per the latest Census, 98.8% of dwellings were houses, with the remaining 1.3% comprising semi-detached homes, apartments, and other types. This differs from Non-Metro NSW's dwelling structure, which had 88.0% houses and 12.1% other dwellings. Home ownership in Dubbo Surrounds stood at 43.9%, with mortgaged properties at 46.4% and rented ones at 9.7%. The median monthly mortgage repayment in the area was $1,733, higher than Non-Metro NSW's average of $1,450. 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 constitute 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 NSW's average of 32.2%. Bachelor degrees are the 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 them - advanced diplomas at 10.3% and certificates at 36.6%. Educational participation is high, with 32.6% currently enrolled in formal education, including 13.3% in primary, 10.7% in secondary, and 2.3% in tertiary education.

Educational participation is notably high, with 32.6% of residents currently enrolled in formal education. This includes 13.3% in primary education, 10.7% in secondary education, and 2.3% pursuing tertiary education.

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

The analysis of public transport in Dubbo Surrounds shows that there are 318 active transport stops currently operating. These stops offer a mix of train and bus services. There are 44 individual routes servicing these stops, providing a total of 374 weekly passenger trips collectively.

The accessibility to transport is rated as good, with residents typically located approximately 216 meters from the nearest transport stop. On average, there are 53 trips per day across all routes, which equates to roughly one weekly trip per individual 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. The rate of private health cover is relatively low at approximately 50% of the total population (~3144 people), compared to the national average of 55.3%.

The most common medical conditions are arthritis and asthma, impacting 9.1 and 9.0% of residents respectively. 66.7% of residents declare themselves completely clear of medical ailments, compared to 64.1% across Rest of NSW. The area has 19.6% of residents aged 65 and over (1235 people). Health outcomes among seniors 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 score below average, with 89.6% of its population being citizens, 95.6% born in Australia, and 99.1% speaking English only at home. Christianity was the predominant religion, accounting for 71.8% of people in Dubbo Surrounds, 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 was overrepresented at 6.2%, Maltese at 0.4%, and Scottish at 7.6%.

Dubbo Surrounds's median age exceeds the national pattern

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