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 4,616 as of May 2026. This figure reflects a growth of 247 people since the 2021 Census, which reported a population of 4,369. The increase is inferred from ABS data showing an estimated resident population of 4,611 in June 2025 and 61 new addresses validated since the Census date. This results in a density ratio of 0.80 persons per square kilometer. Gunnedah Surrounds' growth rate of 5.7% since the 2021 Census exceeds both the SA4 region (3.6%) and Rest of NSW, indicating it as a growth leader. Interstate migration contributed approximately 51.3% to overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year. For areas not covered by this data, NSW State Government's SA2 level projections released in 2022 with 2021 as the base year are used. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Based on projected demographic shifts, a population increase of just below the median of regional areas is expected by 2041. The latest annual ERP population numbers project an increase of 498 persons by 2041, reflecting a total increase of 10.7% over the 16 years.

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 6 new dwelling approvals per year over the past five financial years, totalling 32 homes. As of FY-26, 3 approvals have been recorded. On average, 6.9 new residents have been added annually for every home built between FY-21 and FY-25, indicating significant demand exceeding supply, which typically drives price growth and increased buyer competition. New properties are constructed at an average expected cost of $412,000, reflecting quality-focused development.

In the current financial year, $2.2 million in commercial approvals have been registered, highlighting the area's residential nature. Compared to the Rest of NSW, Gunnedah Surrounds has significantly less development activity, with 69.0% fewer approvals per person than the regional average. This scarcity of new dwellings typically strengthens demand and prices for existing properties. The area also falls below the national average in terms of development activity, suggesting its established nature and potential planning limitations. All new construction in the area has been standalone homes, maintaining its traditional low density character with a focus on family homes appealing to those seeking space.

As of now, there are an estimated 654 people per dwelling approval in Gunnedah Surrounds, reflecting its quiet development environment. According to the latest AreaSearch quarterly estimate, the area is projected to add 493 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 influence an area's performance. AreaSearch has identified 19 projects likely to impact the area. Key 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 labour market strength in Gunnedah Surrounds positions it well ahead of most Australian regions

Gunnedah Surrounds has a diverse workforce with both white and blue collar jobs, predominantly in manufacturing and industrial sectors. As of December 2025, the unemployment rate is 1.7%. In comparison to Regional NSW's unemployment rate of 3.9%, Gunnedah Surrounds has a lower rate of 2.2%.

The workforce participation rate is higher at 75.9% compared to Regional NSW's 60.5%. According to Census data, 19.3% of residents work from home. Dominant employment sectors include agriculture, forestry & fishing, mining, and health care & social assistance. Agriculture, forestry & fishing employs 5.9 times more residents than the regional average.

However, health care & social assistance employs only 9.5% of local workers compared to Regional NSW's 16.9%. Some residents commute elsewhere for work based on Census data. In the 12-month period ending December 2025, labour force decreased by 0.5% and employment decreased by 0.6%, leading to an unemployment rate rise of 0.1 percentage points. Regional NSW recorded a higher employment decline of 1.2%. Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.7% over ten years, but local projections vary by industry sector. 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.

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

According to AreaSearch's aggregation of ATO data released on June 30, 2023, Gunnedah Surrounds SA2 had a median income among taxpayers of $53,091. The average income stood at $64,357. These figures are lower than national averages of $52,390 and $65,215 for Regional NSW respectively. Based on Wage Price Index growth of 10.32% since June 30, 2023, estimated incomes as of March 2026 would be approximately $58,570 (median) and $70,999 (average). According to the 2021 Census, household, family, and personal incomes in Gunnedah Surrounds rank modestly between the 36th and 40th percentiles. Income data shows that 30.8% of the population falls within the $1,500 - $2,999 range, similar to surrounding regions at 29.9%. Housing costs are manageable with 89.9% retained. However, disposable income is below average at the 47th percentile and 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

The latest Census data shows that in Gunnedah Surrounds, 98.1% of dwellings were houses, with the remaining 2.0% comprising semi-detached homes, apartments, and other types. This is in contrast to Regional NSW where 82.6% of dwellings were houses and 17.4% were other dwellings. Home ownership in Gunnedah Surrounds stood at 44.7%, with mortgaged properties at 32.1% and rented ones at 23.2%. The median monthly mortgage repayment was $1,300, lower than the Regional NSW average of $1,733. The median weekly rent in Gunnedah Surrounds was $275, compared to $330 in Regional NSW. Nationally, mortgage repayments were significantly higher at $1,863 and rents were substantially higher at $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 account for the remaining 25.2%, with lone person households at 22.4% and group households comprising 2.8%. The median household size is 2.6 people, larger than the Regional 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%. Bachelor degrees are most common at 12.6%, followed by postgraduate qualifications (1.7%) and graduate diplomas (1.2%). Vocational credentials are prevalent, with 40.2% of residents aged 15+ holding them, including advanced diplomas (9.5%) and certificates (30.7%). Educational participation is high at 31.5%, with 13.1% in primary education, 8.6% in secondary education, and 1.9% pursuing tertiary education.

Educational participation is notably high, 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

The analysis of public transportation in Gunnedah Surrounds indicates that there are 334 active transport stops currently operating. These include a mix of train and bus services. The area is serviced by 40 individual routes which collectively provide 368 weekly passenger trips. Transport accessibility is rated as good, with residents typically located approximately 323 meters from the nearest transport stop. As a primarily residential area, most residents commute outward for work or other purposes. The dominant mode of transportation remains car use at 90%, while walking accounts for 5% of journeys.

Vehicle ownership averages 2.0 per dwelling in the area, which is above the regional average. According to the 2021 Census data, some 19.3% of residents work from home, a figure that may reflect COVID-19 conditions. Service frequency across all routes averages approximately 52 trips per day, equating to roughly one weekly trip per individual stop. The accompanying map displays the locations of the 100 nearest stops to the area's centrepoint.

Gunnedah Surrounds's residents are healthier than average in comparison to broader Australia with prevalence of common health conditions quite low among the general population though higher than the nation's average across older, at risk cohorts

Health data for Gunnedah Surrounds shows positive outcomes, with mortality rates and health conditions aligning with national benchmarks.

Common health condition prevalence is low among the general population but higher among older, at-risk cohorts compared to national averages. Approximately 51% (~2,363 people) have private health cover, which is relatively low. The most common medical conditions are asthma (9.6%) and arthritis (9.1%), with 66.9% of residents reporting no medical ailments, higher than the Regional NSW average of 63.3%. Working-age residents show a higher prevalence of chronic health conditions. The area has 19.3% (891 people) of residents aged 65 and over, lower than the 23.4% in Regional NSW but still ranking lower nationally compared to the broader population.

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 level below average, with 88.4% of its population being citizens, 95.6% born in Australia, and 98.5% speaking English only at home. Christianity was the predominant religion, comprising 66.0% of people, compared to 55.9% across Regional 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 Australian representation was notably higher at 0.3% compared to the regional average of 0.2%.

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

The median age in Gunnedah Surrounds was 40 years in 2021, which was slightly below Regional NSW's average of 43 but above Australia's median of 38. In comparison with the regional average, those aged 5-14 were notably overrepresented at 13.8% locally, while those aged 75-84 were underrepresented at 5.4%. Between the 2016 and 2021 censuses, the population aged 15 to 24 grew from 10.8% to 12.3%, and the 35 to 44 cohort increased from 11.4% to 12.7%. Conversely, the 55 to 64 cohort declined from 14.6% to 12.4%. Population forecasts for 2041 indicate significant demographic changes in Gunnedah Surrounds. The 45 to 54 age group is projected to expand notably, increasing by 135 people (23%) from 578 to 714. Meanwhile, the 65 to 74 cohort is projected to decline by 101 people.