Gunnedah Surrounds

An assessment of population growth drivers in Gunnedah Surrounds reveals an overall ranking slightly below national averages considering recent, and medium term trends

Gunnedah Surrounds' population is approximately 4,549 as of November 2025. This figure represents an increase of 180 people, a 4.1% rise from the 2021 Census count of 4,369 residents. The growth is inferred from the Australian Bureau of Statistics' estimated resident population of 4,521 in June 2024 and the addition of 51 validated new addresses since the Census date. This results in a population density ratio of 0.80 persons per square kilometer. Gunnedah Surrounds' growth rate of 4.1% since the census is within 0.5 percentage points of the SA4 region's growth rate of 4.6%, indicating competitive growth fundamentals. Natural growth contributed approximately 81.0% to overall population gains in recent periods.

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, AreaSearch employs NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. Based on projected demographic shifts, Gunnedah Surrounds is expected to increase by approximately 513 persons by 2041, reflecting a total increase of 10.7% over the 17-year period.

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

Gunnedah Surrounds has averaged approximately six new dwelling approvals each year over the past five financial years, totalling 32 homes. So far in the financial year 2026 (FY-26), one approval has been recorded. On average, 6.9 new residents have been added per year for every home built between FY-21 and FY-25, indicating significant demand exceeding supply. New properties are constructed at an average expected cost of $412,000, which is somewhat higher than regional norms, reflecting quality-focused development.

In the current financial year, $2.2 million in commercial approvals have been registered, demonstrating the area's residential nature. Compared to the Rest of NSW, Gunnedah Surrounds has significantly less development activity, 69.0% below the regional average per person. This scarcity of new dwellings typically strengthens demand and prices for existing properties. The estimated population density is 654 people per dwelling approval, reflecting its quiet, low activity development environment. According to AreaSearch's latest quarterly estimate, Gunnedah Surrounds is projected to add 485 residents by 2041.

If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and underpinning price growth.

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

Changes to local infrastructure significantly affect an area's performance. AreaSearch has identified 19 projects likely to impact the area. Notable projects include Gunnedah Koala Sanctuary, Gunnedah Sports Precinct Master Plans, Sawmill Business Centre Stage 2, and Gunnedah Hospital Redevelopment. The following list details those most relevant.

Professional plan users can use the search below to filter and access additional projects.

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The exceptional employment performance in Gunnedah Surrounds places it among Australia's strongest labour markets

Gunnedah Surrounds has a diverse workforce with both white and blue collar jobs, prominent manufacturing and industrial sectors, and an unemployment rate of 1.6% as of September 2025. This is lower than the Rest of NSW's rate of 3.8%. The employment growth in the past year was estimated at 1.5%.

There are 2,773 residents currently employed, with a workforce participation rate of 78.6%, significantly higher than the Rest of NSW average of 61.5%. According to Census responses, 19.3% of residents work from home, potentially influenced by Covid-19 lockdowns. The primary employment sectors are agriculture, forestry & fishing, mining, and health care & social assistance. Notably, agriculture, forestry & fishing has an employment concentration of 5.9 times the regional average, while health care & social assistance is at 9.5%, lower than the regional average of 16.9%.

Some residents commute for work outside the area. Over a 12-month period ending in September 2025, employment increased by 1.5% alongside labour force increase of 1.5%, keeping unemployment flat at 2.2%. This contrasts with Rest of NSW where employment fell by 0.5%, labour force contracted by 0.1%, and unemployment rose to 3.8%. National employment forecasts from Jobs and Skills Australia, published in May-25, project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Gunnedah Surrounds' employment mix suggests local employment should increase by 4.6% over five years and 10.9% over ten years, though this is a simplified extrapolation for illustrative purposes only.

The area's income profile falls below national averages based on AreaSearch analysis

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year ended June 2023, Gunnedah Surrounds SA2 had a median income among taxpayers of $53,091 with an average level of $64,357. This is lower than national averages which stood at $52,390 and $65,215 respectively for Rest of NSW. Based on Wage Price Index growth of 8.86% from June 2023 to September 2025, estimated median income would be approximately $57,795 and average income around $70,059 during this period. As per the 2021 Census, household incomes rank at the 36th percentile, family incomes at the 38th percentile, and personal incomes at the 40th percentile in Gunnedah Surrounds. Income analysis shows that 30.8% of the population, equating to 1,401 individuals, fall within the $1,500 - 2,999 income range, similar to regional averages where 29.9% occupy this bracket. Housing costs are manageable with 89.9% retained post-housing expenses, although disposable income ranks below average at the 47th percentile. The area's SEIFA income ranking places it in the 4th decile.

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

In Gunnedah Surrounds, as per the latest Census evaluation, 98.1% of dwellings were houses with the remaining 2.0% comprising semi-detached homes, apartments, and other types. This is in contrast to Non-Metro NSW's figures of 82.6% houses and 17.4% other dwellings. Home ownership in Gunnedah Surrounds stood at 44.7%, with mortgaged properties making up 32.1% and rented dwellings accounting for 23.2%. The median monthly mortgage repayment was $1,300, lower than Non-Metro NSW's average of $1,733. Median weekly rent in the area was recorded at $275, compared to Non-Metro NSW's $330. Nationally, Gunnedah Surrounds' median monthly mortgage repayment was significantly lower than the Australian average of $1,863, and its median weekly rent figure was substantially below the national average of $375.

Gunnedah Surrounds has a typical household mix, with a higher-than-average median household size

Family households constitute 74.8% of all households, including 31.6% couples with children, 31.9% couples without children, and 9.9% single parent families. Non-family households comprise the remaining 25.2%, with lone person households at 22.4% and group households making up 2.8%. The median household size is 2.6 people, larger than the Rest of NSW average of 2.4.

Gunnedah Surrounds faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 15.5%, significantly lower than the NSW average of 32.2%. This discrepancy presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common, with 12.6% of residents holding one, followed by postgraduate qualifications at 1.7% and graduate diplomas at 1.2%. Vocational credentials are prevalent among residents aged 15 and above, with 40.2% holding them.

Advanced diplomas account for 9.5%, while certificates make up 30.7% of these vocational credentials. Educational participation is high in the area, with 31.5% of residents currently enrolled in formal education. This includes 13.1% in primary education, 8.6% in secondary education, and 1.9% pursuing tertiary education.

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

Gunnedah Surrounds has 334 active public transport stops offering a mix of train and bus services. These stops are served by 40 individual routes, collectively providing 368 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 323 meters from the nearest stop. Most residents commute outward due to its residential nature. Car remains the dominant mode at 90%, with 5% walking. Vehicle ownership averages 2.0 per dwelling, higher than the regional average.

According to the 2021 Census, 19.3% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages 52 trips per day across all routes, equating to approximately one weekly trip per stop. The map shows the 100 nearest stops to the location centrepoint.

The level of general health in Gunnedah Surrounds is notably higher than the national average with prevalence of common health conditions low among the general population though higher than the nation's average across older, at risk cohorts

Gunnedah Surrounds shows superior health outcomes, as assessed by AreaSearch using mortality rates and chronic condition prevalence.

The prevalence of common health conditions is low among its general population but higher than the national average for older, at-risk cohorts. Approximately 51% (~2,329 people) have private health cover, which is relatively low. The most prevalent medical conditions are asthma (9.6%) and arthritis (9.1%). Notably, 66.9% of residents report no medical ailments, compared to 63.3% in Rest of NSW. Working-age residents exhibit a higher prevalence of chronic health conditions. The area has 18.8% (855 people) aged 65 and over, lower than the 23.0% in Rest of NSW, but still ranks below the national average for this age group.

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

Gunnedah Surrounds had a cultural diversity index below the average, with 88.4% of its population being Australian citizens, 95.6% born in Australia, and 98.5% speaking English only at home. Christianity was the predominant religion in Gunnedah Surrounds, comprising 66.0%, compared to 55.9% across Rest of NSW. The top three ancestry groups were Australian (37.2%), English (31.5%), and Irish (8.2%).

Notably, Australian Aboriginal representation was higher at 7.6% in Gunnedah Surrounds than the regional average of 4.6%. Scottish representation was also slightly higher at 7.5%, while South African representation was notably lower at 0.3% compared to the region's 0.2%.

Gunnedah Surrounds's population is slightly older than the national pattern

The median age in Gunnedah Surrounds was 40 years as of the Census conducted on 28 August 2021, which is slightly below Rest of NSW's average of 43 but above Australia's median age of 38. In this region, individuals aged 5-14 years made up 14.1% of the population, higher than the Rest of NSW average, while those aged 75-84 years constituted only 5.3%, lower than the Rest of NSW average. Between the Census periods of August 2016 and August 2021, the proportion of individuals aged 35 to 44 increased from 11.4% to 12.8%, while those aged 15 to 24 rose from 10.8% to 11.9%. Conversely, the percentage of individuals aged 55 to 64 decreased from 14.6% to 12.3%. Population projections for Gunnedah Surrounds indicate significant demographic shifts by 2041. The age group 45 to 54 is expected to grow notably, with an increase of 146 people (25%), from 577 to 724 individuals. Meanwhile, the 65 to 74 age cohort is projected to decrease by 94 people.