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 May 2026, is approximately 20,412. This figure represents an increase of 1,374 people since the 2021 Census, which recorded a population of 19,038. The growth is inferred from ABS estimated resident population data for June 2025 (20,158) and validated new addresses since the Census date (642). This results in a population density of 2.3 persons per square kilometer. Tamworth Surrounds' population grew by 7.2% between the 2021 Census and May 2026, outpacing both the SA4 region (3.6%) and the Rest of NSW. Interstate migration contributed approximately 72.5% to this growth.

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 using 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. By 2041, Tamworth Surrounds is projected to increase by 2,708 persons, reflecting a total gain of 12.0% over the 16-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 133 approved so far in FY-26. On average, each new home attracts 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 construction cost value for new dwellings is $345,000. This financial year has seen $15.9 million in commercial approvals registered, suggesting steady commercial development activity. Compared to the Rest of NSW, Tamworth Surrounds exhibits moderately higher new home approvals, with a 36.0% increase per person over the five-year period. This maintains reasonable buyer options while sustaining existing property demand.

New developments consist of 69.0% standalone homes and 31.0% attached dwellings, offering an expanding range of medium-density housing options that cater to various price brackets. This shift contrasts with the area's current housing composition, which is predominantly houses (97.0%). It suggests decreasing availability of developable sites and reflects evolving lifestyles and the need for more diverse, affordable housing alternatives. With around 139 people per dwelling approval, Tamworth Surrounds demonstrates characteristics of a growth area. According to AreaSearch's latest quarterly estimate, Tamworth Surrounds is projected to grow by approximately 2,454 residents by 2041. At current development rates, new housing supply should comfortably meet demand, providing favorable conditions for buyers and potentially supporting population growth beyond current projections.

Tamworth Surrounds has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Infrastructure changes significantly influence an area's performance. AreaSearch has identified 54 potential impact projects in total. Key ones include Moore Creek Gardens, Oxley Vale Lifestyle Estate, Oxley Vale Neighbourhood Supermarket, and Eagle View Estate. The following list details those likely to be 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.

Tamworth Surrounds ranks among the top 25% of areas assessed nationally for overall employment performance

Tamworth Surrounds has a balanced workforce with both white and blue collar jobs, with essential services sectors well represented. As of December 2025, the unemployment rate is 1.6%. In this month, 11,239 residents are employed while the unemployment rate is 2.4% lower than Regional NSW's rate of 3.9%.

Workforce participation in Tamworth Surrounds is high at 70.2%, compared to Regional NSW's 60.5%. According to Census responses, 20.0% of residents work from home. Employment is concentrated in health care & social assistance, agriculture, forestry & fishing, and education & training. The area has a strong specialization in agriculture, forestry & fishing, with an employment share 2.6 times the regional level.

Conversely, accommodation & food services have lower representation at 5.1% compared to Regional NSW's average of 7.8%. There appears to be limited local employment opportunities, indicated by the difference between Census working population and resident population. In the year to December 2025, the labour force decreased by 0.9%, while employment declined by 1.2%, causing the unemployment rate to rise by 0.3 percentage points. By comparison, Regional NSW recorded an employment decline of 1.2% and a labour force decline of 0.8%, with unemployment rising by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 provide insight into future demand within Tamworth Surrounds. These projections estimate national employment growth at 6.6% over five years and 13.7% over ten years. However, industry-specific growth rates vary significantly. Applying these projections to Tamworth Surrounds' employment mix suggests local employment should increase by 5.8% over five years and 12.6% over ten years, though this is a simple extrapolation for illustrative purposes and does not account for localized population projections.

Income levels sit below national averages according to AreaSearch assessment

Tamworth Surrounds SA2 had a median taxpayer income of $49,751 and an average of $57,298 in the financial year 2023, according to postcode level ATO data aggregated by AreaSearch. This is lower than national averages compared to Regional NSW's median income of $52,390 and average income of $65,215. Based on Wage Price Index growth of 10.32% since financial year 2023, estimated incomes as of March 2026 would be approximately $54,885 (median) and $63,211 (average). Census data shows household, family, and personal incomes rank modestly in Tamworth Surrounds, between the 30th and 31st percentiles. The income band of $1,500 - 2,999 captures 29.5% of the community (6,021 individuals), consistent with regional trends at 29.9%. Housing costs allow for retention of 86.9%, but disposable income is below average at the 35th percentile, and SEIFA income ranking places Tamworth Surrounds 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). This compared to Regional NSW's 82.6% houses and 17.4% 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 was $1,590, lower than Regional NSW's average of $1,733. The median weekly rent figure in Tamworth Surrounds was $275, compared to Regional NSW's $330. Nationally, Tamworth Surrounds' mortgage repayments were significantly lower at $1,590 against the Australian average of $1,863, and rents were substantially below the national figure of $375 at $275.

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 Regional 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 has university qualification rates of 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 the most common 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. This includes 11.3% in primary education, 9.1% in secondary education, and 2.0% pursuing tertiary education.

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

Transport analysis indicates 1,249 active public transport stops within Tamworth Surrounds, offering a mix of train and bus services. These stops are served by 109 individual routes, collectively facilitating 1,455 weekly passenger trips. Transport accessibility is rated excellent, with residents typically situated 186 meters from the nearest stop. As a primarily residential area, most commuters travel outward. Car remains the dominant mode at 93%, with 5% walking. Vehicle ownership averages 1.8 per dwelling, exceeding the regional average.

According to the 2021 Census, some 20.0% of residents work from home, potentially reflecting COVID-19 conditions. Service frequency averages 207 trips per day across all routes, equating to approximately one weekly trip per individual stop. An accompanying map displays the 100 nearest stops to the location's centrepoint.

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, as indicated by AreaSearch's assessment of mortality rates and chronic condition prevalence. Both younger and older age cohorts exhibit high prevalence of common health conditions. Private health cover is low, at approximately 48% of the total population (~9,716 people), compared to Regional NSW's 51.9% and the national average of 55.7%.

The most prevalent medical conditions are arthritis (10.2%) and asthma (9.6%). However, 62.5% of residents report having no medical ailments, slightly lower than Regional NSW's 63.3%. Working-age population health challenges include elevated chronic condition rates. The area has 22.2% of residents aged 65 and over (4,537 people), lower than Regional NSW's 23.4%. Senior health outcomes present some challenges, broadly in line with national rankings.

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, as per the data, had a cultural diversity level below average. Its population composition was predominantly Australian citizens at 92.0%, with 94.2% born in Australia and 98.0% speaking English only at home. Christianity was the dominant religion, accounting for 67.9% of people, compared to 55.9% across Regional NSW.

The top three ancestry groups were Australian (34.1%), English (32.5%), and Scottish (8.5%). Notably, some ethnic groups showed variations in representation: Australian Aboriginal was higher at 6.4% than the regional average of 4.6%, Irish was slightly lower at 8.4% compared to 8.8%, and German was similar 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 Regional NSW's median age of 43 and considerably older than the national norm of 38. Compared to the Regional NSW average, the 5-14 age cohort is notably over-represented in Tamworth Surrounds at 13.5%, while the 25-34 age group is under-represented at 9.4%. Between 2021 and present, the percentage of the population aged 15 to 24 has increased from 10.2% to 11.4%. Conversely, the percentage of the population aged 45 to 54 has decreased from 13.7% to 12.6%. By 2041, demographic modeling suggests Tamworth Surrounds' age profile will change significantly. The 25-34 age cohort is projected to increase by 548 people (29%), from 1,914 to 2,463. Conversely, the number of people aged 15 to 24 is expected to decrease by 76.