Dubbo Surrounds

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

Dubbo Surrounds' population is approximately 6,232 as of May 2026. This figure reflects an increase of 269 people since the 2021 Census, which recorded a population of 5,963. The growth is inferred from ABS's estimated resident population of 6,189 in June 2025 and an additional 124 validated new addresses since the Census date. This results in a density ratio of 1.5 persons per square kilometer. Dubbo Surrounds' 4.5% growth since the 2021 census exceeds the SA4 region's 2.8%. Natural growth contributed approximately 51.6% to overall population gains, with interstate 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 are used, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future population dynamics project an above median growth for locations outside capital cities, with Dubbo Surrounds expected to expand by 755 persons by 2041, reflecting a total gain of 11.4% over the 16 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, a total of 85 homes have been approved, with an additional 8 approved so far in FY26. Each dwelling built over these years has resulted in an average of 2.8 new residents per year, indicating strong demand that supports property values.

The average construction cost value for new homes is $273,000, which is below regional norms and reflects more affordable housing options. In terms of commercial development approvals, $4.8 million has been recorded in the current financial year, highlighting Dubbo Surrounds' primarily residential nature. Compared to the Rest of NSW, Dubbo Surrounds has roughly half the rate of new dwelling approvals per person. Nationally, it ranks among the 14th percentile of areas assessed, 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 in Dubbo Surrounds consists predominantly of detached dwellings at 90%, with medium and high-density housing making up the remaining 10%. This maintains the area's traditional low-density character, focusing on family homes that appeal to those seeking space. The estimated population density is 1404 people per dwelling approval, reflecting its quiet, low activity development environment. Future projections estimate Dubbo Surrounds will add 712 residents by 2041, according to the latest AreaSearch quarterly estimate. Current construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure.

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 49 projects that could impact the region. Notable projects include NSW SES Western Zone Headquarters Dubbo, Blueridge Business Park, PCYC Western NSW Sports Hub, and Central-West Orana Renewable Energy Zone. The following list details those most likely to be 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 0.8% as of December 2025. There are 3,259 residents in work, with the unemployment rate at 3.2%, which is below Regional NSW's rate of 3.9%. Workforce participation stands at 66.1%, higher than Regional NSW's 60.5%.

According to Census responses, 17.3% of residents work from home. Leading employment industries include agriculture, forestry & fishing, health care & social assistance, and construction. Dubbo Surrounds has a particular specialization in agriculture, forestry & fishing, with an employment share 2.8 times the regional level. However, accommodation & food services are under-represented at 4.5% compared to Regional NSW's 7.8%.

The area appears to offer limited local employment opportunities based on Census data comparison of working population and resident population. Between December 2024 and December 2025, the labour force decreased by 5.1%, while employment declined by 5.0%, leaving unemployment broadly unchanged. In contrast, Regional NSW saw an employment decline of 1.2% and a labour force decrease of 0.8%, with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 indicate that national employment is projected to expand by 6.6% over five years and 13.7% over ten years, but growth rates vary significantly between industry sectors. Applying these projections to Dubbo Surrounds' employment mix suggests local employment should increase by 5.8% over five years and 12.5% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localized population projections.

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

The latest AreaSearch postcode level ATO data for financial year 2023 shows that Dubbo Surrounds SA2 has an income below the national average. The median income is $54,017 and the average income is $62,027. In contrast, Regional NSW's median income is $52,390 with an average of $65,215. Based on a 10.32% growth in Wage Price Index since financial year 2023, estimates for March 2026 would be approximately $59,592 (median) and $68,428 (average). The 2021 Census data indicates that Dubbo Surrounds' household, family, and personal incomes cluster around the 61st percentile nationally. Distribution shows that 35.1% of individuals in Dubbo Surrounds earn between $1,500 - 2,999 annually, consistent with broader regional trends at 29.9%. After housing costs, residents retain 89.2% of their income, reflecting strong purchasing power and 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 per the latest Census, consisted of 98.8% houses and 1.3% other dwellings (including semi-detached, apartments, 'other' dwellings). This compares to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Dubbo Surrounds was at 43.9%, with the rest being mortgaged (46.4%) or rented (9.7%). The median monthly mortgage repayment in the area was $1,733, aligning with Regional NSW's average. The median weekly rent was $265, compared to Regional NSW's $330. Nationally, Dubbo Surrounds' mortgage repayments were lower than the Australian average of $1,863, while 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 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 Regional NSW average of 2.4.

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%. This disparity 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%). Trade and technical skills are prominent, with 46.9% of residents aged 15+ holding vocational credentials - advanced diplomas (10.3%) and certificates (36.6%).

Educational participation is 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 transportation in Dubbo Surrounds indicates that there are 319 active transport stops currently operating. These include a mix of train and bus services. A total of 48 individual routes serve these stops, collectively providing 444 weekly passenger trips. The accessibility of transport is rated as good, with residents typically located approximately 219 meters from the nearest transport stop. As it is primarily a residential area, most residents commute outward to other locations for work or leisure. The car remains the dominant mode of transportation, used by 96% of residents.

On average, there are 2.3 vehicles per dwelling in the area, which is higher than the regional average. According to the 2021 Census, some 17.3% of residents work from home, which may reflect changes due to COVID-19 conditions. The service frequency averages approximately 63 trips per day across all routes, equating to roughly one weekly trip per individual stop. A map accompanying the analysis shows the locations of the 100 nearest stops to the location's centrepoint.

Dubbo Surrounds's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low across both younger and older age cohorts

Health data for Dubbo Surrounds shows positive outcomes, with mortality rates and health conditions largely matching national benchmarks. Prevalence of common health conditions is low across both younger and older age groups. Approximately 50% (~3,103 people) have private health cover, compared to 51.9% in Regional NSW and a national average of 55.7%.

The most prevalent medical conditions are arthritis (9.1%) and asthma (9.0%), with 66.7% reporting no medical ailments, compared to 63.3% across Regional NSW. Working-age residents have an above-average prevalence of chronic health conditions. As of 2021, 20.9% of residents are aged 65 and over (1,299 people), lower than the 23.4% in Regional NSW. Health outcomes among seniors are above average, aligning with national rankings for the general population.

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, as per the census data from June 2016, had a cultural diversity index of below average. The population composition was predominantly Australian-born citizens, with 89.6% being citizens and 95.6% born in Australia. English was spoken at home by 99.1% of the residents.

Christianity was the dominant religion, practiced by 71.8%, which is higher than the regional average of 55.9%. In terms of ancestry, Australians made up the largest group at 37.2%, followed by those with English (30.7%) and Irish (9.2%) heritage. Notably, Australian Aboriginals were overrepresented in Dubbo Surrounds at 6.2% compared to the regional average of 4.6%. Maltese and Scottish ancestry also had notable representation at 0.4% and 7.6%, respectively, although these figures were close to or slightly below the regional averages.

Dubbo Surrounds's median age exceeds the national pattern

Dubbo Surrounds has a median age of 42 years, similar to Regional NSW's average of 43 but considerably older than Australia's average of 38 years. The age profile shows that individuals aged 55-64 are particularly prominent, making up 14.4% of the population, while those aged 25-34 make up a smaller proportion at 8.5%, compared to Regional NSW. Between 2021 and now, the percentage of the population aged 15-24 has grown from 10.1% to 13.2%, while the percentage of those aged 75-84 has increased from 5.2% to 6.8%. Conversely, the proportion of individuals aged 45-54 has declined from 14.1% to 11.8%, and the percentage of those aged 5-14 has dropped from 15.4% to 13.8%. Population forecasts for 2041 indicate significant demographic changes in Dubbo Surrounds, with the 25-34 cohort projected to grow by 28%, adding 149 residents to reach a total of 677. In contrast, population declines are projected for the 15-24 and 55-64 age cohorts.