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 reflects an increase of 6.1% since the 2021 Census, which recorded a population of 19,038 people. 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 exceeded that of the SA4 region (4.1%) and the non-metro area, indicating strong growth in the region. Interstate migration contributed approximately 66.4% to overall population gains recently.

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 for areas not covered by this data, released in 2022 with a base year of 2021. Growth rates by age group are applied to all areas from 2032 to 2041. By 2041, the area is projected to increase by 2,845 persons, marking a total gain of 12.3% over the 17 years.

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. On average, each new home has accommodated around 1.2 new residents per year over these five financial years, indicating balanced supply and demand dynamics.

The average expected construction cost value 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. Compared to the Rest of NSW, Tamworth Surrounds has demonstrated slightly higher development activity, with 37.0% more approvals per person over the five-year period, maintaining good buyer choice while supporting existing property values. Recent construction trends show 69.0% detached dwellings and 31.0% townhouses or apartments, marking a shift from the current housing mix of predominantly houses (97.0%), reflecting reduced availability of development sites and addressing evolving lifestyle demands and affordability requirements.

With around 139 people per dwelling approval, Tamworth Surrounds exhibits characteristics of a growth area. Projections indicate an expected population increase of 2,488 residents by 2041. At current development rates, new housing supply should comfortably meet demand, presenting favorable conditions for buyers and potentially supporting growth beyond current population 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 has identified 55 projects that may impact the area. Notable ones include Moore Creek Gardens, Oxley Vale Lifestyle Estate, Oxley Vale Neighbourhood Supermarket, and Eagle View Estate. The following list details those likely most relevant.

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, there are 11,377 residents employed in these sectors. The unemployment rate in Tamworth Surrounds is 2.5% lower than the Rest of NSW's rate of 3.7%. Workforce participation stands at 60.7%, compared to Rest of NSW's 56.4%. Over the year ending June 2025, employment increased by 3.6%, while labour force grew by 3.4%, resulting in a 0.2 percentage point decrease in unemployment rate.

In comparison, Rest of NSW experienced an employment decline of 0.1% and a rise in unemployment by 0.4 percentage points during the same period. State-level data to Sep-25 shows NSW's employment contracted by 0.41%, with the state unemployment rate at 4.3%. National unemployment stands at 4.5%, with national employment growth of 0.26%. Jobs and Skills Australia projects national employment to grow by 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, assuming constant population projections for illustrative purposes.

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 the financial year 2022. This was lower than national averages, with Rest of NSW having a median income of $49,459 and an average income of $62,998. By March 2025, estimated incomes would be approximately $52,383 (median) and $62,107 (average), based on Wage Price Index growth of 10.6% since the financial year 2022. Census data shows household, family, and personal incomes ranked modestly in Tamworth Surrounds, between the 31st and 31st percentiles. The $1,500 - 2,999 earnings band captured 29.5% of the community (5,956 individuals), consistent with broader regional trends at 29.9%. Housing costs were manageable with 86.9% retained, but disposable income was below average at the 35th percentile. The area's SEIFA income ranking placed 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 types (semi-detached, apartments, 'other') in the latest Census, compared to Non-Metro NSW's 89.5% houses and 10.4% others. 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. Median weekly rent in Tamworth Surrounds was $275, below both Non-Metro NSW's figure of $300 and the national average of $375.

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

Family households comprise 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 account for 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, 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 educational challenges with university qualification rates at 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 common at 12.1%, followed by postgraduate qualifications at 2.5% and graduate diplomas at 1.9%. Trade and technical skills are prominent, with 42.1% of residents aged 15+ holding vocational credentials - 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 education, 9.1% in secondary education, and 2.0% pursuing tertiary education. Sixteen schools serve 1,254 students across Tamworth Surrounds, demonstrating varied educational conditions. The educational 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, resulting in many families traveling to nearby areas 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 within Tamworth Surrounds, comprising a mix of train and bus services. These stops are serviced by 110 individual routes, collectively providing 1,446 weekly passenger trips. Transport accessibility is rated excellent, with residents typically located 195 meters from the nearest stop.

Service frequency averages 206 trips per day across all routes, 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, as indicated by health data. Both younger and older age groups have high prevalence rates for common health conditions.

Private health cover is low, with approximately 48% of the total population (~9,691 people) having it, compared to the national average of 55.3%. The most prevalent medical conditions are arthritis (affecting 10.2% of residents) and asthma (9.6%). However, 62.5% of residents declare themselves completely clear of medical ailments, similar to the Rest of NSW figure of 63.4%. The area has a higher proportion of seniors aged 65 and over (21.8%, or 4,397 people), compared to Rest of NSW's 19.9%. Despite this, health outcomes among seniors in Tamworth Surrounds perform better than the general population in various 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 in Tamworth Surrounds, 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 an older demographic, ranking in the top quartile nationwide

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. 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. Conversely, the 45 to 54 age cohort has decreased from 13.7% to 12.7%. By 2041, demographic modeling projects significant changes in Tamworth Surrounds' age profile. The 25-34 age group is expected to expand by 623 people (32%), growing from 1,956 to 2,580. Conversely, the 15-24 age range is projected to decrease by 51 people.