Tamworth Surrounds

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

Tamworth Surrounds' population, as of November 2025, is approximately 20,305. This figure reflects a growth of 1,267 people since the 2021 Census, which reported a population of 19,038. The increase is inferred from the estimated resident population of 19,833 as of June 2024 and an additional 474 validated new addresses since the Census date. This results in a population density ratio of 2.3 persons per square kilometer. Tamworth Surrounds' growth rate of 6.7% since the 2021 census exceeds that of the SA4 region (4.4%) and the non-metro area, indicating it as a growth leader in the region. Interstate migration contributed approximately 66.4% to overall population gains during recent periods.

AreaSearch is adopting 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 are used, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. According to population projections, the area is expected to increase by 2,845 persons to 2041, reflecting a total gain of 11.7% 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 67 approved so far in FY-26. On average, each new home has attracted around 1.2 new residents per year over these five years, indicating a balanced supply and demand dynamic that supports stable market conditions.

The average expected construction cost for new dwellings is $390,000, which is below the regional average, suggesting more affordable housing options for buyers. This financial year has seen $15.9 million in commercial approvals, reflecting moderate levels of commercial development activity. Comparatively, Tamworth Surrounds has shown slightly higher development levels than the rest of NSW, with a 37.0% increase per person over the five-year period. This trend maintains good buyer choice while supporting existing property values.

The recent construction breakdown comprises 69.0% detached dwellings and 31.0% townhouses or apartments, marking a shift from the current housing mix of predominantly houses (97.0%). 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. Looking ahead, AreaSearch's latest quarterly estimate projects an increase of around 2,373 residents by 2041. At current development rates, new housing supply is expected to comfortably meet demand, providing favourable conditions for buyers and potentially supporting population growth beyond current projections.

Tamworth Surrounds has moderate levels of nearby infrastructure activity, ranking in the 42ndth percentile nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 54 projects likely impacting the area. Notable projects include Moore Creek Gardens, Oxley Vale Lifestyle Estate, Oxley Vale Neighbourhood Supermarket, and Eagle View Estate. The following list details those most relevant:.

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.

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

Tamworth Surrounds has a balanced workforce with both white and blue collar jobs. Key sectors include essential services, with an unemployment rate of 1.2% as of June 2025.

The area experienced employment growth of 3.6% over the past year. As of June 2025, 11,377 residents are employed, with an unemployment rate of 2.5%, lower than Rest of NSW's 3.7%. Workforce participation is at 60.7%, slightly higher than Rest of NSW's 56.4%. Major industries for employment include health care & social assistance, agriculture, forestry & fishing, and education & training.

Agriculture, forestry & fishing has a particularly high representation, with an employment share 2.6 times the regional level. Conversely, accommodation & food services have lower representation at 5.1% compared to the regional average of 7.8%. Over the year to June 2025, employment increased by 3.6%, while labour force grew by 3.4%, leading to a decrease in unemployment rate by 0.2 percentage points. In comparison, Rest of NSW saw employment decline by 0.1% and an increase in unemployment by 0.4 percentage points. State-level data for NSW as of Nov-25 shows employment contracted by 0.03%, with the state unemployment rate at 3.9%. National forecasts from Jobs and Skills Australia project 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 employment should increase by approximately 5.8% over five years and 12.6% over ten years.

Income levels sit below national averages according to AreaSearch assessment

Tamworth Surrounds SA2 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 income of $62,998 during the same period. By September 2025, estimates suggest the median income would be approximately $53,335 and the average income would be around $63,236, based on a Wage Price Index growth of 12.61% since financial year 2022. Census data indicates that household, family, and personal incomes in Tamworth Surrounds rank modestly, between the 30th and 31st percentiles. The $1,500 - 2,999 earnings band captures 29.5% of the community (5,989 individuals), aligning with broader trends across regional levels showing 29.9% in the same category. Housing costs are manageable, with 86.9% retained. However, disposable income is below average at the 35th percentile, and 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 had 97.3% houses and 2.6% other dwellings at the latest Census, compared to Non-Metro NSW's 89.5% houses and 10.4% other dwellings. Home ownership in Tamworth Surrounds was 44.5%, with mortgaged dwellings at 38.7% and rented ones at 16.7%. The median monthly mortgage repayment was $1,590, higher than Non-Metro NSW's average of $1,500 but lower than the national average of $1,863. The median weekly rent in Tamworth Surrounds was $275, lower than both Non-Metro NSW's $300 and Australia's national figure of $375.

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

Family households compose 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%. 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 disparity 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%). Trade and technical skills are prominent, with 42.1% of residents aged 15+ holding vocational credentials - advanced diplomas (9.9%) and certificates (32.2%).

Educational participation is high, with 28.3% of residents currently enrolled in formal education, including 11.3% in primary education, 9.1% in secondary education, and 2.0% pursuing tertiary education.

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 public transport stops in Tamworth Surrounds. These include both train and bus services. There are 110 individual routes serving these stops, resulting in 1,446 weekly passenger trips.

Residents enjoy excellent transport accessibility, with an average distance of 195 meters to the nearest stop. The service frequency is 206 trips per day across all routes, which equates to approximately one weekly trip per individual 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 9,746 people), compared to the national average of 55.3%.

The most common medical conditions are arthritis (10.2%) and asthma (9.6%). A total of 62.5% of residents report no medical ailments, slightly lower than the Rest of NSW figure of 63.4%. As of 2021, 21.8% (4,422 people) are aged 65 and over, higher than the Rest of NSW average of 19.9%. Senior health outcomes present challenges but perform better than the general population in certain 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 below average, with 92.0% of its population being citizens, 94.2% born in Australia, and 98.0% speaking English only at home. Christianity was the main religion, comprising 67.9% of people, compared to 63.6% across Rest of NSW. The top three ancestry groups were Australian (34.1%), English (32.5%), and Scottish (8.5%).

Notably, Australian Aboriginal was overrepresented at 6.4%, Irish at 8.4%, and German at 3.3%.

Tamworth Surrounds hosts a notably older demographic compared to the national average

Tamworth Surrounds has a median age of 45 years, which is slightly higher than Rest of NSW's median age of 43 and considerably older than the national norm of 38 years. Compared to the Rest of NSW average, Tamworth Surrounds has an over-representation of the 55-64 age cohort (14.0% locally) and an under-representation of the 25-34 age group (9.7%). Between 2021 and present, the 15 to 24 age group has increased from 10.2% to 11.0% of the population, while the 45 to 54 age cohort has decreased from 13.7% to 12.7%. Demographic projections suggest that by 2041, Tamworth Surrounds' age profile will change significantly. The 25-34 age group is projected to grow by 612 people (31%), increasing from 1,967 to 2,580. Conversely, the number of individuals in the 15-24 age range is expected to decrease by 64.