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 6,283 as of Aug 2025. This figure represents an increase of 320 people since the 2021 Census, which reported a population of 5,963. The change is inferred from ABS data indicating an estimated resident population of 6,146 in June 2024 and an additional 108 validated new addresses since the Census date. This results in a population density ratio of 1.5 persons per square kilometer. Dubbo Surrounds' growth rate of 5.4% since the 2021 census exceeded both the SA4 region's 3.2% and the SA3 area, positioning it as a growth leader. Natural growth contributed approximately 56.1% to overall population gains recently.

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 from 2022 with a base year of 2021 are utilized. 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 capital cities, with Dubbo Surrounds expected to expand by 787 persons to 2041 based on latest numbers, representing 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 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 about 2.8 new residents per year, indicating strong demand that supports property values.

The average construction cost value of new homes was $527,000. This financial year has seen $4.8 million in commercial approvals, suggesting limited focus on commercial development. Compared to the rest of NSW, Dubbo Surrounds had roughly half the rate of new dwelling approvals per person as of FY25, placing it among the 14th percentile nationally, which may limit choices for buyers and support demand for existing homes. New developments consist 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.

As of FY25, there were an estimated 1404 people in the area per dwelling approval, reflecting its quiet development environment. Population forecasts indicate Dubbo Surrounds will gain approximately 650 residents by 2041. With current construction levels, housing supply should meet demand adequately, creating favorable conditions for buyers while potentially enabling growth that exceeds current forecasts.

Dubbo Surrounds has limited levels of nearby infrastructure activity, ranking in the 0thth percentile nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 47 projects that could impact this region. Notable projects include PCYC Western NSW Sports Hub, New Dubbo Bridge, NSW SES Dubbo Facility, 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.

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, an unemployment rate of 0.9% as of June 2025. In this period, 3,253 residents were employed while the unemployment rate was 2.7% lower than Rest of NSW's rate of 3.7%.

Workforce participation in Dubbo Surrounds was higher at 65.8%, compared to Rest of NSW's 56.4%. Leading employment industries among residents included agriculture, forestry & fishing, health care & social assistance, and construction. The area had a particular specialization in agriculture, forestry & fishing, with an employment share 2.8 times the regional level. Conversely, accommodation & food services were under-represented, with only 4.5% of Dubbo Surrounds' workforce compared to 7.8% in Rest of NSW.

Analysis based on AreaSearch data from June 2024 to June 2025 showed a decrease in labour force by 1.9%, and employment declined by 2.2%, leading to an unemployment rate increase of 0.4 percentage points. In comparison, Rest of NSW had an employment decline of 0.1% and labour force growth of 0.3%. Jobs and Skills Australia's national employment forecasts from May 2025 projected overall employment growth by 6.6% over five years and 13.7% over ten years. Applying these projections to Dubbo Surrounds' employment mix suggested local growth of approximately 5.8% over five years and 12.5% over ten years, although these are simple extrapolations 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 2022 shows that Dubbo Surrounds has incomes below the national average. The median income is $51,610 and the average income is $60,818. In contrast, Rest of NSW has a median income of $49,459 and an average income of $62,998. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates for Dubbo Surrounds would be approximately $58,118 (median) and $68,487 (average) as of September 2025. The 2021 Census data indicates that household, family, and personal incomes in Dubbo Surrounds are around the 62nd percentile nationally. Income distribution shows that 35.1% of individuals earn between $1,500 and $2,999 per year, which is consistent with broader trends across the region at 29.9%. After housing costs, residents retain 89.2% of their income, reflecting strong purchasing power. 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 Non-Metro NSW, this was 88.0% houses and 12.1% other dwellings. Home ownership in Dubbo Surrounds stood at 43.9%, with mortgaged dwellings at 46.4% and rented dwellings at 9.7%. The median monthly mortgage repayment was $1,733, compared to Non-Metro NSW's $1,450. Median weekly rent in Dubbo Surrounds was $265, while Non-Metro NSW recorded $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 constitute 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 account for 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 has lower university qualification rates at 18.2% compared to the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 14.2%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.7%). Vocational credentials are prominent, 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% of residents currently enrolled in formal education. This includes 13.3% in primary, 10.7% in secondary, and 2.3% in tertiary education. Dubbo Surrounds' five schools have a combined enrollment of 224 students. The area has varied educational conditions with three primary and two K-12 schools. Local school capacity is limited at 3.6 places per 100 residents compared to the regional average of 16.2, leading many families to travel for schooling. Note: where schools show 'n/a' for enrolments, please refer to parent campus.

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 include a mix of train and bus services. There are 44 individual routes servicing these stops, collectively providing 374 weekly passenger trips.

The accessibility of transport is rated as good, with residents typically located 216 meters from the nearest transport stop. On average, service frequency across all routes is 53 trips per day, equating to approximately 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 (~3141 people), compared to the national average of 55.3%.

The most common medical conditions in the area are arthritis and asthma, impacting 9.1 and 9.0% of residents respectively. Sixty-six point seven percent of residents declared themselves completely clear of medical ailments, compared to 64.1% across Rest of NSW. Nineteen point six percent of residents are aged 65 and over (1234 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' cultural diversity is below average, with 89.6% of its population being citizens, 95.6% born in Australia, and 99.1% speaking English only at home. Christianity is the dominant religion, comprising 71.8% of people, compared to 65.6% across Rest of NSW. The top three ancestry groups are Australian (37.2%), English (30.7%), and Irish (9.2%).

Notably, Australian Aboriginal representation is higher at 6.2%, Maltese at 0.4%, and Scottish at 7.6%.

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

Dubbo Surrounds has a median age of 42 years, similar to Rest of NSW's average of 43 but older than Australia's median age of 38 years. The age profile indicates that those aged 55-64 are prominent, comprising 14.7% of the population, while the 25-34 age group is smaller at 9.1%. Between 2021 and present, the 15 to 24 age group has increased from 10.1% to 12.7%, while the 45 to 54 cohort has decreased from 14.1% to 12.2% and the 5 to 14 age group has dropped from 15.4% to 13.8%. Population forecasts for the year 2041 suggest significant demographic shifts in Dubbo Surrounds, with the 25-34 age cohort projected to grow by 29%, adding 168 residents to reach a total of 740. Conversely, population declines are forecasted for the 15 to 24 and 55 to 64 age cohorts.