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 was approximately 20,190 as of August 2025. This figure represents an increase of 1,152 people since the 2021 Census, which reported a population of 19,038. The growth is inferred from ABS data showing an estimated resident population of 19,833 in June 2024 and 428 new addresses validated since the Census date. This results in a population density ratio of 2.2 persons per square kilometer. Tamworth Surrounds' growth rate of 6.1% since the 2021 census exceeded both the SA4 region (4.1%) and the non-metro area, indicating it as a leader in regional population growth. Interstate migration contributed approximately 66.4% to overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections where ABS data is not available, released in 2022 with a base year of 2021. Growth rates by age group are applied to all areas for years 2032 to 2041. Population projections indicate an above median growth trend for regional areas nationally, with Tamworth Surrounds expected to increase by 2,845 persons to 2041, representing a total 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 per year. Development approval data is produced by the Australian Bureau of Statistics on a financial year basis, showing 618 homes approved over the past five financial years, from FY-21 to FY-25, with 22 approvals recorded so far in FY-26. On average, each new dwelling constructed over this period accommodates around 1.2 new residents per year. This has led to a stable market dynamic, with supply and demand appearing well-matched, while the average construction value of new homes is $390,000, reflecting more affordable housing options compared to regional norms.

In FY-26, commercial approvals amounting to $15.9 million have been registered, indicating steady commercial investment activity in the area. When comparing Tamworth Surrounds with the Rest of NSW, it has shown slightly higher development levels, at 37.0% above the regional average per person over the five-year period from FY-21 to FY-25. This has maintained good buyer choice while supporting existing property values in the area. Recent construction trends show a mix of 69.0% detached dwellings and 31.0% townhouses or apartments, demonstrating a shift from the current housing mix, which is predominantly houses at 97.0%.

This change reflects reduced availability of development sites and addresses shifting lifestyle demands and affordability requirements. With approximately 139 people per dwelling approval, Tamworth Surrounds exhibits characteristics of a growth area. Looking ahead, population projections indicate an expected growth of around 2,488 residents by the year 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting further 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 impact an area's performance. AreaSearch has identified 57 projects likely affecting the region. Notable initiatives include Moore Creek Gardens, Oxley Vale Lifestyle Estate, Oxley Vale Neighbourhood Supermarket, and Eagle View Estate. The following list details those expected to have most relevance.

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

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

Tamworth Surrounds has a balanced workforce with representation from both 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 in Tamworth Surrounds is 1.2%, lower than Rest of NSW's rate of 3.7%. Employment growth over the past year was estimated at 3.6%. By June 2025, 11,377 residents are employed, with workforce participation at 60.7% compared to Rest of NSW's 56.4%. The area shows strong specialization in agriculture, forestry & fishing, with an employment share of 2.6 times the regional level.

Conversely, accommodation & food services have lower representation at 5.1% versus the regional average of 7.8%. Employment increased by 3.6% over the year to June 2025, while labour force grew by 3.4%, reducing unemployment by 0.2 percentage points. In comparison, Rest of NSW saw employment decline by 0.1%, with unemployment rising by 0.4 percentage points. State-level data from Sep-25 shows NSW employment contracted by 0.41% (losing 19,270 jobs), with the state unemployment rate at 4.3%. Jobs and Skills Australia's national employment forecasts from May 2025 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 growth of approximately 5.8% over five years and 12.6% over ten years.

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 is lower than the national average, with Rest of NSW having a median income of $49,459 and an average income of $62,998. By March 2025, estimates based on Wage Price Index growth suggest the median income would be approximately $52,383 and the average would be around $62,107. Census data shows household, family, and personal incomes are all modest in Tamworth Surrounds, ranking between the 31st and 31st percentiles. The $1,500 - 2,999 earnings band includes 29.5% of individuals (5,956 people), similar to regional levels at 29.9%. 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' dwellings were 97.3% houses and 2.6% other dwellings in the latest Census. In comparison, Non-Metro NSW had 89.5% houses and 10.4% other dwellings. Home ownership in Tamworth Surrounds was 44.5%, with mortgages at 38.7% and rentals at 16.7%. The median monthly mortgage repayment was $1,590, higher than Non-Metro NSW's average of $1,500. Median weekly rent in Tamworth Surrounds was $275, lower than Non-Metro NSW's $300. Nationally, Tamworth Surrounds' mortgage repayments were significantly lower at $1,590 compared to the Australian average of $1,863, while rents were substantially below the national figure of $375.

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

Family households constitute 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 make up 26.9%, comprising 24.6% lone person households and 2.2% group households. The median household size is 2.5 people, 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 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%). 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 primary education (11.3%), secondary education (9.1%), and tertiary education (2.0%). Sixteen schools serve 1,254 students across the area. The educational mix consists of 13 primary schools, 1 secondary school, 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

The analysis of public transportation in Tamworth Surrounds indicates that there are currently 1,203 active transport stops operating within the area. These include a mix of train and bus services. The system is served by 110 individual routes, which collectively provide 1,446 weekly passenger trips.

The accessibility to public transportation is rated as excellent, with residents typically located just 195 meters from their nearest transport stop. Across all routes, service frequency averages 206 trips per day, equating 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 high prevalence of common conditions across both younger and older age groups. Private health cover is low at approximately 48% of the total population (~9691 people), compared to the national average of 55.3%.

The most prevalent medical conditions are arthritis, affecting 10.2% of residents, and asthma, impacting 9.6%. A total of 62.5% of residents report being completely free from medical ailments, compared to 63.4% in the Rest of NSW. The area has a higher proportion of seniors aged 65 and over at 21.8%, with 4397 people falling into this age category, compared to 19.9% in the Rest of NSW. Despite these figures, health outcomes among seniors perform better than those of the general population.

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' cultural diversity was found to be below average, with 92.0% of its population being citizens, 94.2% born in Australia, and 98.0% speaking English only at home. Christianity is the main religion in Tamworth Surrounds, comprising 67.9%, compared to 63.6% across Rest of NSW. The top three ancestry groups are Australian (34.1%), English (32.5%), and Scottish (8.5%).

Notably, Australian Aboriginal representation was higher at 6.4% in Tamworth Surrounds versus the regional average of 9.4%. Irish and German ethnicities also had slightly higher representations at 8.4% and 3.3% respectively.

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 the national average of 38. The 55-64 age cohort is notably over-represented in Tamworth Surrounds at 14.0%, while the 25-34 age group is under-represented at 9.7%. Between 2021 and present, the percentage of the population aged 15 to 24 has increased from 10.2% to 11.0%. Conversely, the percentage of the population aged 45 to 54 has decreased from 13.7% to 12.7%. By 2041, demographic modeling projects significant changes in Tamworth Surrounds' age profile. The 25-34 age cohort is expected to expand by 623 people (32%), growing from 1,956 to 2,580. Conversely, the number of individuals aged 15 to 24 is projected to fall by 51.