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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
The median house price in Tamworth Surrounds is $575k, with units at $538k. House values have moved 5.5% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Sales Detail
Tamworth Surrounds has an estimated 20,412 residents, up from 19,038 at the 2021 Census — a change of 1,374 people, or 7.2%. Growth has averaged 1.1% a year over five years. 642 new addresses have been validated here since Census night. Interstate and internal migration accounts for 72.5% of that increase. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to the analysis conducted by AreaSearch, the population of Tamworth Surrounds stands at approximately 20,412 as of May 2026. This represents a growth of 1,374 people (7.2%) from the 19,038 residents recorded during the 2021 Census. This population shift is calculated using the ABS estimated resident population of 20,158 as of June 2025 alongside an extra 642 validated new addresses registered since the Census date. With these figures, the population density is 2.3 persons per square kilometer, indicating residents enjoy significant personal space. The area's 7.2% growth rate since the 2021 census outpaced both the broader SA4 region (3.6%) and the Rest of NSW, positioning it as a frontrunner for growth locally.
The expansion was chiefly fueled by interstate migration, which accounted for roughly 72.5% of the total population increase, although other factors such as overseas migration and natural growth also made positive contributions. Projections from the ABS and Geoscience Australia, published in 2024 using 2022 as the baseline, are utilized by AreaSearch for each SA2. For SA2 regions lacking this coverage, projections from the NSW State Government released in 2022 with a 2021 baseline are applied instead. Age bracket growth trends derived from these sources are projected forward for the years 2032 to 2041. Future demographic forecasts indicate the area will experience population expansion exceeding the median for regional locations nationwide, with an anticipated increase of 2,708 persons to 2041 based on the most recent annual ERP data, representing a total rise of 12.0% over the 16 years.
Frequently Asked Questions - Population
618 new dwellings have been approved in Tamworth Surrounds over the past five years, an average of 123 a year. That places the area in the 82nd percentile for residential development activity nationally, about 6 approvals per 1,000 residents a year. Of the 95 dwellings approved in the latest reporting year, 69% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 163, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
In Tamworth Surrounds, development approvals average approximately 123 dwellings annually, culminating in 618 homes over the last 5 financial years. For the current FY-26 period, 150 approvals have been documented so far. With an average of 1.7 new residents added per built dwelling each year over the 5 financial years spanning FY-21 to FY-25, demand and supply appear well-balanced, supporting stable conditions in the market. The average construction value for these new residences is $345,000. Additionally, commercial development is moving at a moderate pace, with $15.9 million in commercial approvals recorded during this financial year.
Compared to the Rest of NSW, building activity in Tamworth Surrounds is slightly higher, running 36.0% above the regional average per capita over the 5 year period, which helps preserve existing home values while ensuring options for buyers. Of the houses built recently, 69.0% are detached homes and 31.0% are townhouses or apartments. This growing share of multi-unit dwellings offers diverse options across various budgets, ranging from spacious family residences to more economical compact spaces. This represents a notable shift from the established housing stock, which currently stands at 97.0% houses, driven by a decline in available development lots and evolving lifestyle preferences and budget constraints. Reflecting its status as a growth sector, the area registers about 141 people for every approved dwelling. Looking forward, projections based on the most recent AreaSearch quarterly figures indicate Tamworth Surrounds is set to add 2,454 residents by 2041. Continuing at the current pace of construction, the upcoming housing supply is expected to easily satisfy this demand, offering favorable circumstances for purchasers and potentially enabling growth that exceeds current population estimates.
Frequently Asked Questions - Development
Development applications around Tamworth Surrounds
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 7 current infrastructure and development projects inside Tamworth Surrounds, worth an estimated $3.03 billion. A further 86 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $38 billion. 21 are already under construction and 32 are due for completion within three years. The pipeline spans energy, residential development and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local infrastructure projects, planning choices, and significant developments have a major impact on regional performance. AreaSearch has tracked a total of 54 projects that are expected to influence the local area. Key developments include Moore Creek Gardens, Oxley Vale Lifestyle Estate, Oxley Vale Neighbourhood Supermarket, and Eagle View Estate, with the list below detailing the most significant undertakings.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Moore Creek Gardens
A residential estate north of Tamworth, offering over 300 lots for housing. The development features modern infrastructure and amenities, including NBN connectivity. Moore Creek Gardens Estate offers a blend of country charm and modern living, featuring spacious lots ranging from 2,000 to over 3,000 square metres, modern amenities, sealed roads, footpaths, underground utilities, and high-speed NBN internet.
Kootingal Residential Growth Precinct
A structure plan for residential expansion east of Kootingal to support population growth and housing diversity over the next 20 years. The precinct covers approximately 645m x 910m and will provide full urban residential lots (450m2 - 1000m2). Two open space areas will be provided, with active transport links connecting to the existing blue/green corridor and the Kootingal urban area. A perimeter road will buffer the State Heritage listed Moonby House. Access is via Limbri Road with a potential northern connection via Grant Street.Development cannot commence until the Kootingal sewerage system is upgraded, which is in early investigation with a minimum five-year lead time. Council deferred adoption of the Regional Structure Plan in December 2025 until early 2026 to workshop community feedback.
Oxley Vale Lifestyle Estate
A 218-dwelling manufactured housing estate designed as a land lease community for the over-50s population. The development includes a large community clubhouse with a library, games room, kitchen, bar, and consultation rooms, alongside recreational facilities such as a gym, outdoor pool, pickleball and tennis courts, and a bowling green.
Oxley Vale Neighbourhood Supermarket
Redevelopment of the existing site into a modern neighbourhood supermarket, liquor retail outlet, and integrated service station. Following the successful rezoning of the land to E1 Local Centre under the Tamworth Regional LEP 2010 Phase 1 Review, the development supports local community growth and reduces travel distances for residents of Oxley Vale.
Eagle View Estate
Eagle View Estate is a master-planned lifestyle estate in Moore Creek, Tamworth, NSW, offering large residential blocks ranging from 1000 m2 to 2800 m2. It combines modern country living with close access to urban amenities including schools, hospital, and airport, just 10 minutes from Tamworth CBD.
Bendemeer Renewable Energy Hub
A co-located renewable energy hub by Athena Energy Australia comprising a 257 MW DC (200 MW AC) solar farm with a 150 MW / 300 MWh battery energy storage system, plus a proposed 360 MW wind farm (51 turbines). The solar and BESS component is a NSW State Significant Development (SSD-36651552) and has received more than 234 public submissions. Following community feedback, considerable design amendments were made in April 2025, reducing the DC capacity from 280 MW to 257 MW, cutting the project footprint by 23% to 369.2 ha, and updating the BESS from NMC to LFP technology.The amended Response to Submissions is currently under assessment by the NSW Department of Planning. The wind farm component (SSD) is progressing on a separate approval pathway, with a scoping report submitted in late 2024 within the New England Renewable Energy Zone. The hub is expected to generate approximately 577,000 MWh of clean energy annually, enough to power around 74,000 NSW homes, and create up to 307 construction jobs.
East Tamworth Watermain Replacement
Replacement of aging water infrastructure in East Tamworth, focusing on watermain renewal along Hall Street between Lancaster Avenue and Rosedale Avenue. Part of Council's Strategic Asset Renewal Program to enhance water supply reliability and reduce maintenance costs from aging infrastructure failures.
Tamworth Regional Skywalk
A 1.47km elevated walking platform rising 120m through the tree canopy from Endeavour Drive to Oxley Scenic Lookout. The structure includes three viewing platforms, two rest areas, and a 20-metre enclosed pedestrian bridge across Scenic Road. Designed for accessibility, it provides a safe pedestrian alternative to the narrow Scenic Road. Construction reached a major milestone in March 2026 with the installation of the bridge and stairs, with finishing works including handrails, lighting, and landscaping now underway.
11,150 residents of Tamworth Surrounds are employed, from a labour force of 11,389. Unemployment sits at 2.1%, with participation at 70.0%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 16,683, about 82% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local workforce is evenly distributed between white-collar and blue-collar occupations, with a strong representation of public service roles and a very low unemployment rate of 2.1%. By March 2026, working residents numbered 11,150, keeping the unemployment rate 2.0% lower than the Regional NSW mark of 4.1%. Additionally, labor participation is exceptionally high, sitting at 70.0% compared to the Regional NSW average of 60.6%. Census data indicates a moderate 20.0% of the workforce operated from home, though this figure may reflect the influence of pandemic lockdowns. The primary sectors employing local residents are health care & social assistance, agriculture, forestry & fishing, and education & training.
The agricultural, forestry, and fishing sector is especially prominent, with local employment concentration reaching 2.6 times the regional average. Conversely, accommodation & food services has a smaller footprint, employing 5.1% of residents compared to 7.8% across the region. Comparisons between the working population counted in the Census and the resident population suggest that the local area offers a limited number of job opportunities within its own boundaries. Analysis of SALM and ABS data by AreaSearch indicates that during the 12 months ending March 2026, the local labor force contracted by 2.1% while employment fell by 3.1%, resulting in a 1.0 percentage point increase in the unemployment rate. In comparison, Regional NSW experienced a 0.9% drop in employment, a 0.4% decline in the labor force, and a 0.5 percentage point rise in unemployment. National employment projections from Jobs and Skills Australia dated May-25 offer additional perspective on potential employment trends in Tamworth Surrounds. These five and ten-year forecasts have been aligned with the local industry profile to estimate future trends. Although overall national employment is projected to grow by 6.6% over five years and 13.7% over ten years, the expansion rates vary widely by industry. Adjusting these national rates to match the employment composition of Tamworth Surrounds suggests local jobs could grow by 5.8% over five years and 12.6% over ten years, representing a basic weighted extrapolation that does not incorporate localized population forecasts.
Frequently Asked Questions - Employment
Median household income in Tamworth Surrounds is $1,431 a week (about $74,000 a year), with median personal income at $713 a week. ATO records put median taxable income at $49,751 a year against an average of $57,298. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to the latest ATO figures compiled by AreaSearch for financial year 2023, personal incomes in the Tamworth Surrounds SA2 are lower than the national average. The median income for taxpayers in the SA2 is $49,751, and the average income is $57,298, which compares to Regional NSW averages of $52,390 and $65,215 respectively. Factoring in a Wage Price Index increase of 10.32% since financial year 2023, estimated figures for March 2026 would be roughly $54,885 for the median and $63,211 for the average. Census records show that household, family, and individual incomes are all relatively low in Tamworth Surrounds, falling between the 30th and 31st percentiles.
The largest income bracket consists of weekly earnings between $1,500 - 2,999, accounting for 29.5% of households (6,021 residents), which aligns with the broader regional figure of 29.9% in this bracket. Rent and mortgage outlays are manageable, with residents retaining 86.9% of their income, but disposable funds are lower than average at the 35th percentile, and the area is positioned in the 4th decile of the SEIFA income index.
Frequently Asked Questions - Income
Tamworth Surrounds had 7,008 occupied dwellings at the 2021 Census, 97% detached houses and 1% apartments. 39% are owned with a mortgage, 17% rented and 45% owned outright. At that Census the median rent was $275 a week and the median mortgage repayment $1,590 a month. Rent absorbs 19.2% of household income here and mortgage repayments 25.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the latest Census, the housing mix in Tamworth Surrounds consisted of 97.3% standalone houses and 2.6% other types of dwellings such as semi-detached homes and apartments, compared to Regional NSW where standalone houses made up 82.6% and other dwellings accounted for 17.4%. Homeownership rates in Tamworth Surrounds were significantly higher than the regional benchmark, sitting at 44.5%, with mortgaged properties making up 38.7% and rental properties accounting for 16.7%. The median monthly mortgage payment in the area was lower than the Regional NSW average at $1,590, and the median weekly rent was recorded at $275, compared to regional figures of $1,733 and $330 respectively.
On a national scale, mortgage payments in Tamworth Surrounds are considerably lower than the Australian average of $1,863, and rent costs are also well below the national median of $375.
Frequently Asked Questions - Housing
Tamworth Surrounds counted 7,008 households at the 2021 Census, an estimated 7,514 today, averaging 2.5 people each. 30% are couples with children, against 32% couples without children. 25% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
The vast majority of households are families, accounting for 73.1% of the total. This category includes 30.3% couples with children, 31.8% couples without children, and 10.2% single parents. Non-family households represent the remaining 26.9% of the area, consisting of lone individuals at 24.6% and shared group houses at 2.2%. The median household size is 2.5 residents, which is slightly higher than the Regional NSW average of 2.4.
Frequently Asked Questions - Households
16.5% of adults in Tamworth Surrounds hold a university qualification, including 12.1% with a bachelor degree and 2.5% with postgraduate qualifications, lower than 83% of areas nationally. A further 32.2% hold a vocational qualification. 16 schools serve the area, with 1,254 enrolment places and an average ICSEA of 918 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Educational outcomes present difficulties in the region, as the proportion of residents with university degrees (16.5%) is much lower than the NSW average of 32.2%. This gap highlights a clear opportunity for focused educational programs. Among university graduates, Bachelor degrees are the most common at 12.1%, followed by postgraduate degrees at 2.5% and graduate diplomas at 1.9%. Vocational and technical training is highly popular, with 42.1% of residents aged 15 and over holding qualification credentials, consisting of advanced diplomas at 9.9% and certificates at 32.2%. A high proportion of the population is engaged in learning, with 28.3% of local residents currently participating in formal education.
This group comprises 11.3% enrolled in primary schools, 9.1% in high schools, and 2.0% studying at the tertiary level.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tamworth Surrounds reaches 1,249 stops on 109 routes, timetabled for about 1,500 services a week. The typical home sits about 190 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.8 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport options in Tamworth Surrounds include 1,249 active transit stops, offering a combination of train and bus services. These locations are connected by 109 separate routes, which provide a total of 1,455 passenger trips each week. Transport access is highly rated, with the average distance to the nearest stop being 186 meters. Because the area is mainly residential, most working residents travel outside the area for employment, with private cars being the primary mode of travel for 93% of commuters, while 5% walk. Households own an average of 1.8 vehicles, which exceeds the regional average.
According to the 2021 Census, 20.0% of the workforce worked from home, which may have been influenced by COVID-19 rules. Service frequency averages 207 daily trips across all routes, which translates to roughly 1 weekly trip per transport stop. The linked map details the 100 closest transit stops to the central point of the location.
Frequently Asked Questions - Transport
Transport Stops Detail
62.5% of residents in Tamworth Surrounds report no long-term health condition, a less healthy profile than 81% of areas nationally. 6.2% need daily assistance with core activities, and 47.6% hold private health cover. The standardised death rate runs at 6.0 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Based on AreaSearch's evaluation of mortality data and the frequency of chronic illnesses, Tamworth Surrounds faces notable health challenges, with common medical conditions prevalent among both younger and older residents. Furthermore, the proportion of residents with private health insurance is very low, standing at roughly 48% of the population (~9,716 people), compared to 51.9% in Regional NSW and a national average of 55.7%. Arthritis and asthma are the most common medical diagnoses in the region, affecting 10.2% and 9.6% of residents respectively. Meanwhile, 62.5% of the population reported no chronic health conditions, compared to 63.3% across Regional NSW.
Health issues are notable among the working-age population due to higher rates of chronic illness. Residents aged 65 and older make up 22.2% of the population (4,537 people), which is slightly below the Regional NSW average of 23.4%. Health measures for older residents indicate some difficulties, with national performance metrics generally matching those of the wider population.
Frequently Asked Questions - Health
Tamworth Surrounds is largely Australian-born, at 94.2% of residents, with 2.0% speaking a language other than English at home. The largest reported ancestries are Australian (34.1%) and English (32.5%). 6.4% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity in Tamworth Surrounds is lower than average, with citizens making up 92.0% of the population, 94.2% of residents born in Australia, and 98.0% speaking only English at home. The predominant religion is Christianity, practiced by 67.9% of the population, compared to 55.9% across Regional NSW. Regarding parental country of birth, the three most common ancestries in Tamworth Surrounds are Australian at 34.1%, English at 32.5%, and Scottish at 8.5%. Certain ethnic backgrounds show distinct differences in representation compared to the wider region: Australian Aboriginal residents account for 6.4% of the local population (compared to 4.6% regionally), Irish ancestry stands at 8.4% (compared to 8.8% regionally), and German ancestry is at 3.3% (compared to 3.1% regionally).
Frequently Asked Questions - Diversity
The median resident of Tamworth Surrounds is 45, older than 78% of areas nationally. 20.7% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age in Tamworth Surrounds is 45 years, slightly higher than the Regional NSW average of 43 and noticeably older than the national median of 38. The 5 - 14 age bracket is highly represented locally at 13.5% compared to the Regional NSW average, whereas the 25 - 34 bracket is underrepresented at 9.4%. Since 2021, the cohort aged 15 to 24 grew from 10.2% to 11.4% of the population, while the group aged 45 to 54 shrank from 13.7% to 12.6%. Future demographic projections suggest the age structure of Tamworth Surrounds will change by 2041, with the 25 to 34 age bracket expected to grow by 548 people (29%) from 1,914 to 2,463, while the 15 to 24 cohort is projected to decrease by 76 people.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Tamworth Surrounds
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 2 months ago all 7 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jun 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 642 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (19,038 at the 2021 Census → 20,412 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (110041205). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.