Tamworth Surrounds
Statistical Area - sa2

Tamworth Surrounds has seen population growth performance typically on par with national averages when looking at short and medium term trends

Tamworth Surrounds' population is approximately 20,190 as of August 2025. This figure represents a growth of 1,152 people since the 2021 Census, which reported a population of 19,038. The increase is inferred from the estimated resident population of 19,833 in June 2024 and an additional 428 validated new addresses since the Census date. This results in a population density of 2.2 persons per square kilometer. Tamworth Surrounds' growth rate of 6.1% since the 2021 census surpassed both the SA4 region (4.1%) and non-metro areas, indicating it as a growth leader. Interstate migration contributed approximately 66.4% of overall population gains during recent periods, with other factors such as overseas migration and natural growth also being positive contributors.

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 released in 2022 with a base year of 2021 are utilized. Growth rates by age group from these aggregations are applied to all areas for the years 2032 to 2041. According to population projections, Tamworth Surrounds is expected to increase by 2,845 persons to reach a total of 22,035 by 2041, marking a gain of 12.3% over the 17-year period.

AreaSearch assessment of residential development activity positions Tamworth Surrounds among the top 25% of areas assessed nationwide

Tamworth Surrounds has averaged approximately 123 new dwelling approvals annually. Over the past five financial years, from FY-21 to FY-25, a total of 618 homes were approved, with an additional 53 approved so far in FY-26. The average number of new residents arriving per year for each new home over these five years was 1.2.

This suggests a balance between supply and demand, contributing to stable market conditions. The average expected construction cost value of new dwellings is $390,000, which is below the regional average, indicating more affordable housing options for buyers. In FY-26, there have been commercial approvals totalling $15.9 million, reflecting moderate levels of commercial development. Compared to the Rest of NSW, Tamworth Surrounds has shown slightly higher development activity, with 37.0% more approvals per person over the five-year period, offering good buyer choice while supporting existing property values.

Recent construction comprises 69.0% detached dwellings and 31.0% townhouses or apartments, marking a shift from the current housing mix of 97.0% houses. This change reflects reduced availability of development sites and addresses evolving lifestyle demands and affordability requirements. With approximately 139 people per dwelling approval, Tamworth Surrounds exhibits characteristics of a growth area. By 2041, it is projected to grow by 2,488 residents. At current development rates, new housing supply should comfortably meet demand, providing favourable conditions for buyers and potentially supporting population growth beyond current projections.

Tamworth Surrounds has emerging levels of nearby infrastructure activity, ranking in the 22ndth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch identified 54 projects that could impact this region. Notable initiatives include Moore Creek Gardens, Oxley Vale Lifestyle Estate, Oxley Vale Neighbourhood Supermarket, and Eagle View Estate, with the following list detailing those likely most relevant.

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

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Employment conditions in Tamworth Surrounds rank among the top 10% of areas assessed nationally

Tamworth Surrounds has a diverse workforce with balanced white and blue collar jobs. Key sectors include health care & social assistance, agriculture, forestry & fishing, and education & training.

As of June 2025, the unemployment rate is 1.2%, with an estimated employment growth of 3.6% over the past year. The area has 11,377 residents in work, with an unemployment rate of 2.5% below Rest of NSW's rate of 3.7%. Workforce participation is 60.7%, compared to Rest of NSW's 56.4%. Employment is particularly strong in agriculture, forestry & fishing, at 2.6 times the regional level.

Conversely, accommodation & food services have lower representation at 5.1% versus the regional average of 7.8%. Over the year to June 2025, employment increased by 3.6%, while labour force grew by 3.4%, reducing unemployment by 0.2 percentage points. By comparison, Rest of NSW saw a slight decline in employment and an increase in unemployment. Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Tamworth Surrounds' employment mix suggests local growth of approximately 5.8% over five years and 12.6% over ten years, though these are simple extrapolations for illustrative purposes only and do not account for local population projections.

Income levels sit below national averages according to AreaSearch assessment

Tamworth Surrounds had a median taxpayer income of $47,363 and an average of $56,155 in financial year 2022. This was lower than the national average, with Rest of NSW having a median income of $49,459 and an average of $62,998. As of September 2025, current estimates suggest the median income would be approximately $53,335 and the average around $63,236, based on Wage Price Index growth since financial year 2022. Census data indicates that household, family, and personal incomes in Tamworth Surrounds rank modestly, between the 31st and 31st percentiles. The income band of $1,500 - 2,999 captures 29.5% of the community (5,956 individuals), similar to regional trends showing 29.9% in the same category. Housing costs allow for retention of 86.9%, but disposable income is below average at the 35th percentile. The area's SEIFA income ranking places it in the 4th decile.

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

Tamworth Surrounds' dwelling structure, as per the latest Census, consisted of 97.3% houses and 2.6% other dwellings (semi-detached, apartments, 'other' dwellings). In contrast, Non-Metro NSW had 89.5% houses and 10.4% other dwellings. Home ownership in Tamworth Surrounds was at 44.5%, with mortgaged dwellings at 38.7% and rented ones at 16.7%. The median monthly mortgage repayment in the area was $1,590, while the median weekly rent was $275. Nationally, Tamworth Surrounds' mortgage repayments were lower than the Australian average of $1,863, with rents substantially below the national figure of $375.

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

Family households account for 73.1% of all households, including 30.3% couples with children, 31.8% couples without children, and 10.2% single parent families. Non-family households constitute the remaining 26.9%, with lone person households at 24.6% and group households comprising 2.2% of the total. The median household size is 2.5 people, which is larger than the Rest of NSW average of 2.4.

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

The area's university qualification rate is 16.5%, significantly lower than the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are most prevalent at 12.1%, followed by postgraduate qualifications (2.5%) and graduate diplomas (1.9%). Vocational credentials are prominent, with 42.1% of residents aged 15+ holding such qualifications - advanced diplomas at 9.9% and certificates at 32.2%.

Educational participation is high, with 28.3% of residents currently enrolled in formal education. This includes 11.3% in primary, 9.1% in secondary, and 2.0% in tertiary education. Sixteen schools serve 1,254 students across Tamworth Surrounds, with varied educational conditions. The mix includes 13 primary, 1 secondary, and 2 K-12 schools. Local school capacity is limited at 6.2 places per 100 residents compared to the regional average of 16.5, leading many families to travel for schooling. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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

Transport analysis shows 1,203 active transport stops in Tamworth Surrounds, offering a mix of train and bus services. These stops are served by 110 individual routes, collectively facilitating 1,446 weekly passenger trips. Transport accessibility is rated excellent, with residents typically situated 195 meters from the nearest stop.

Service frequency averages 206 trips per day across all routes, equating to approximately one weekly trip per stop.

Health performance in Tamworth Surrounds is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Tamworth Surrounds faces significant health challenges, with common conditions prevalent across both younger and older age groups. Private health cover is low, at approximately 48% (around 9,691 people), compared to the national average of 55.3%.

The most common conditions are arthritis (affecting 10.2% of residents) and asthma (9.6%), while 62.5% report no medical ailments, slightly lower than Rest of NSW's 63.4%. The area has a higher proportion of seniors aged 65 and over, at 21.8% (4,397 people), compared to Rest of NSW's 19.9%. Health outcomes among seniors present challenges but perform better than the general population in health metrics.

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

Tamworth Surrounds had a cultural diversity index below the average, with 92.0% of its population being Australian citizens, 94.2% born in Australia, and 98.0% speaking English only at home. Christianity was the predominant religion in Tamworth Surrounds, comprising 67.9% of the population, compared to 63.6% across Rest of NSW. The top three ancestral groups were Australian (34.1%), English (32.5%), and Scottish (8.5%).

Notably, Australian Aboriginal representation was higher at 6.4%, compared to 9.4% regionally, while Irish representation was slightly higher at 8.4% versus 8.0%. German ancestry was also marginally higher at 3.3% compared to 2.9% regionally.

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

Tamworth Surrounds' median age is 45 years, which is slightly higher than Rest of NSW's median age of 43 and considerably older than Australia's national norm of 38 years. Comparing with the Rest of NSW average, Tamworth Surrounds has a notably over-represented cohort of individuals aged 55-64 (14.0% locally), while those aged 25-34 are under-represented (9.7%). Between 2021 and present, the percentage of population aged 15 to 24 has increased from 10.2% to 11.0%. Conversely, the cohort aged 45 to 54 has decreased from 13.7% to 12.7%. By 2041, demographic modeling suggests Tamworth Surrounds' age profile will change significantly. The 25-34 age group is projected to expand by 623 people (32%), increasing from 1,956 to 2,580. Conversely, the number of individuals aged 15-24 is expected to decrease by 51.