Dubbo Surrounds

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

Based on AreaSearch's analysis, Dubbo Surrounds's population is around 6,330 as of Feb 2026. This reflects an increase of 367 people (6.2%) since the 2021 Census, which reported a population of 5,963 people. The change is inferred from the estimated resident population of 6,146 from the ABS as of June 2024 and an additional 123 validated new addresses since the Census date. This population level equates to a density ratio of 1.5 persons per square kilometer, providing ample space per person. Dubbo Surrounds's 6.2% growth since the 2021 census exceeded the SA4 region (3.2%) and the SA3 area, marking it as a growth leader in the region. Population growth for the area was primarily driven by natural growth, which contributed approximately 56.1% of overall population gains during recent periods, although all drivers, including interstate and overseas migration, were positive factors.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Anticipating future population dynamics, an above-median population growth for locations outside of capital cities is projected, with the area expected to expand by 787 persons by 2041 based on the latest annual ERP population numbers, reflecting a gain of 9.5% in total 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 around 17 residential properties granted approval annually, with 85 homes approved over the past 5 financial years (between FY-21 and FY-25) and 6 so far in FY-26. With an average of 2.8 new residents per year gained for each dwelling built over the past 5 financial years (between FY-21 and FY-25), reflecting robust demand that underpins property values, new homes are being built at an average construction cost of $273,000—below regional norms—reflecting more affordable housing options for purchasers. Additionally, $4.8 million in commercial development approvals have been recorded this financial year, demonstrating the area's primarily residential nature.

Compared to the rest of NSW, Dubbo Surrounds has around half the rate of new dwelling approvals per person while it places among the 14th percentile of areas assessed nationally, meaning more limited choices for buyers and supporting demand for existing homes. This activity is likewise lower than nationally, reflecting market maturity and pointing to possible development constraints. New development consists of 90.0% detached dwellings and 10.0% medium and high-density housing, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. The estimated count of 1404 people in the area per dwelling approval reflects its quiet, low activity development environment.

Future projections show Dubbo Surrounds adding 603 residents by 2041 (from the latest AreaSearch quarterly estimate). 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

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 49 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the PCYC Western NSW Sports Hub, NSW SES Dubbo Unit Headquarters, Blueridge Business Park, and the New Dubbo Bridge, with the list below detailing those likely to be of most relevance.

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 possesses a skilled workforce with diverse sector representation and an unemployment rate of just 0.8%. As of December 2025, 3,259 residents are in work, while the unemployment rate is 3.2% below Regional NSW's rate of 3.9%, and workforce participation is well beyond standard (66.6% compared to Regional NSW's 61.3%). Based on Census responses, a moderate 17.3% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Leading employment industries among residents comprise agriculture, forestry & fishing, health care & social assistance, and construction. The area has a particular employment specialization in agriculture, forestry & fishing, with an employment share 2.8 times the regional level. Conversely, accommodation & food is under-represented, with only 4.5% of Dubbo Surrounds's workforce compared to 7.8% in Regional NSW. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, the labour force decreased by 5.1% while employment declined by 5.0%, leaving unemployment broadly flat. By comparison, Regional NSW recorded an employment decline of 1.2%, a labour force decline of 0.8%, with unemployment rising 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Dubbo Surrounds. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Dubbo Surrounds's employment mix suggests local employment should increase by 5.8% over five years and 12.5% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

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 FY-23 reveals that income in the Dubbo Surrounds SA2 is below the national average, with the median assessed at $54,017 while the average income stands at $62,027. This contrasts with Regional NSW's figures of a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $58,803 (median) and $67,523 (average) as of September 2025. From the 2021 Census, household, family and personal incomes in Dubbo Surrounds cluster around the 61st percentile nationally. Distribution data shows the $1,500 - 2,999 earnings band captures 35.1% of the community (2,221 individuals), consistent with broader trends across the region showing 29.9% in the same category. After housing costs, residents retain 89.2% of income, reflecting strong purchasing power, and the area's SEIFA income ranking places it in the 5th decile.

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

Dwelling structure within Dubbo Surrounds, as evaluated at the latest Census, comprised 98.8% houses and 1.3% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional NSW's 82.6% houses and 17.4% other dwellings. Meanwhile, the level of home ownership within Dubbo Surrounds was higher than that of Regional NSW, at 43.9%, with the remainder of dwellings either mortgaged (46.4%) or rented (9.7%). The median monthly mortgage repayment in the area was in line with the Regional NSW average at $1,733, while the median weekly rent figure was recorded at $265, compared to Regional NSW's $1,733 and $330. Nationally, Dubbo Surrounds's mortgage repayments are lower than the Australian average of $1,863, while rents are 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 dominate at 81.1% of all households, comprising 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% of the total. The median household size of 2.8 people is 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 faces educational challenges, with university qualification rates (18.2%) substantially below the NSW average of 32.2%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 14.2%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.7%). Trade and technical skills feature prominently, with 46.9% of residents aged 15+ holding vocational credentials, including advanced diplomas (10.3%) and certificates (36.6%).

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

Public transport analysis reveals 319 active transport stops operating within Dubbo Surrounds, comprising a mix of trains and buses. These stops are serviced by 48 individual routes, collectively providing 444 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 219 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 96%. Vehicle ownership averages 2.3 per dwelling, which is above the regional average. Some 17.3% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 63 trips per day across all routes, equating to approximately 1 weekly trip per individual stop. The accompanying map shows the 100 nearest stops to the location 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 indicates relatively positive outcomes for Dubbo Surrounds residents, with AreaSearch's analysis of mortality rates and health conditions showing results broadly in line with national benchmarks. The prevalence of common health conditions is quite low across both younger and older age cohorts, and the rate of private health cover is relatively low at approximately 50% of the total population (~3,152 people). This compares to 51.9% across Regional NSW, while the national average is 55.7%.

The most common medical conditions in the area are arthritis and asthma, impacting 9.1 and 9.0% of residents, respectively, while 66.7% declared themselves as completely clear of medical ailments compared to 63.3% across Regional NSW. Working-age residents show an above average prevalence of chronic health conditions. The area has 19.9% of residents aged 65 and over (1,257 people), which is lower than the 23.4% in Regional NSW. Health outcomes among seniors are above average, with national rankings broadly in line with 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 was found to be below average in terms of cultural diversity, with 89.6% of its population being citizens, 95.6% born in Australia, and 99.1% speaking English only at home. The main religion in Dubbo Surrounds is Christianity, which makes up 71.8% of the population. This compares to 55.9% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Dubbo Surrounds are Australian, comprising 37.2% of the population, which is substantially higher than the regional average of 30.0%, English, comprising 30.7% of the population, and Irish, comprising 9.2% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Australian Aboriginal is notably overrepresented at 6.2% of Dubbo Surrounds (vs 4.6% regionally), Maltese at 0.4% (vs 0.4%) and Scottish at 7.6% (vs 8.0%).

Dubbo Surrounds's median age exceeds the national pattern

At 42 years, Dubbo Surrounds's median age is similar to the Regional NSW average of 43 while considerably older than Australia's 38 years. The age profile shows 55 - 64 year-olds are particularly prominent (14.6%), while the 25 - 34 group is comparatively smaller (9.3%) than in Regional NSW. Since 2021, the 15 to 24 age group has grown from 10.1% to 13.0% of the population, while the 75 to 84 cohort increased from 5.2% to 6.2%. Conversely, the 45 to 54 cohort has declined from 14.1% to 11.8% and the 5 to 14 group dropped from 15.4% to 13.5%. Population forecasts for 2041 indicate substantial demographic changes for Dubbo Surrounds. The 25 to 34 cohort shows the strongest projected growth at 26%, adding 153 residents to reach 740. In contrast, population declines are projected for the 15 to 24 and 55 to 64 cohorts.