Tumbarumba

Tumbarumba is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on AreaSearch's analysis, Tumbarumba's population is around 3,712 as of Feb 2026. This reflects an increase of 190 people (5.4%) since the 2021 Census, which reported a population of 3,522 people. The change is inferred from the estimated resident population of 3,543 from the ABS as of June 2024 and an additional 62 validated new addresses since the Census date. This population level equates to a density ratio of 0.80 persons per square kilometer, providing ample space per person. Tumbarumba's 5.4% growth since the 2021 census exceeded the SA3 area (2.9%) and the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration, which contributed approximately 93.8% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Anticipating future population dynamics, projections indicate a decline in overall population, with the area's population expected to shrink by 11 persons by 2041 according to this methodology. However, growth across specific age cohorts is anticipated, led by the 75 to 84 age group, which is projected to expand by 82 people. See the age section for more details.

AreaSearch assessment of residential development drivers sees a low level of activity in Tumbarumba, placing the area among the bottom 25% of areas assessed nationally

Tumbarumba has experienced around 12 dwellings receiving development approval annually, with 63 homes approved over the past 5 financial years (between FY-21 and FY-25) and 5 so far in FY-26. Given an average of only 0.6 new residents per year per dwelling constructed over the past 5 financial years (between FY-21 and FY-25), new construction is matching or outpacing demand, offering buyers more options and enabling population growth that could exceed current expectations, while new homes are being built at an average value of $295,000. Additionally, $7.0 million in commercial development approvals have been recorded this financial year, demonstrating the area's primarily residential nature.

When measured against the Rest of NSW, Tumbarumba records somewhat elevated construction (15.0% above regional average per person over the 5 year period), balancing buyer choice with support for current property values, though building activity has slowed in recent years. This level is similarly under the national average, indicating the area's established nature and suggesting potential planning limitations. Further, recent development has been entirely comprised of detached houses, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers. The estimated count of 737 people in the area per dwelling approval reflects its quiet, low activity development environment.

With population projections showing stability or decline, Tumbarumba should see reduced housing demand pressures, benefiting potential buyers.

Tumbarumba has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 15 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the Batlow Water Security (Concept Design) Project, Talbingo Battery Energy Storage System, Snowy 2.0 Transmission Connection Project, and Tumut River Works Program, with the list below detailing those likely to be of most relevance.

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.

While Tumbarumba retains a healthy unemployment rate of 2.9%, recent employment declines have impacted its national performance ranking

Tumbarumba possesses a balanced workforce spanning white and blue collar employment, with diverse sector representation, and an unemployment rate of just 2.9%. As of December 2025, 1,580 residents are in work while the unemployment rate is 1.0% below Regional NSW's rate of 3.9%, and workforce participation lags significantly (54.2% compared to Regional NSW's 61.3%). Based on Census responses, a moderate 17.4% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The key industries of employment among residents are agriculture, forestry & fishing, manufacturing, and public administration & safety. The area shows particularly strong specialization in agriculture, forestry & fishing, with an employment share of 5.0 times the regional level. On the other hand, health care & social assistance is under-represented, with only 8.1% of Tumbarumba's workforce compared to 16.9% in Regional NSW. While local employment opportunities exist in the area, it appears many residents commute elsewhere for work, based on the count of Census working population to local population.

Based on AreaSearch analysis of SALM and ABS data, during the year to December 2025, the labour force decreased by 3.0% alongside a 3.2% employment decline, causing the unemployment rate to rise by 0.3 percentage points. This compares to Regional NSW, where employment fell by 1.2%, labour force contracted by 0.8%, and unemployment rose 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Tumbarumba. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Tumbarumba's employment mix suggests local employment should increase by 4.7% over five years and 10.8% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the Tumbarumba SA2 is below the national average, with the median assessed at $51,115 while the average income stands at $59,428. This contrasts with Regional NSW's figures of a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $55,644 (median) and $64,693 (average) as of September 2025. Census 2021 income data shows household, family and personal incomes all rank modestly in Tumbarumba, between the 22nd and 29th percentiles. The earnings profile shows the predominant cohort spans 30.0% of locals (1,113 people) in the $1,500 - 2,999 category, aligning with regional levels where this cohort likewise represents 29.9%. Housing costs are manageable with 91.4% retained, though disposable income sits below average at the 32nd percentile.

Tumbarumba is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Dwelling structure within Tumbarumba, as evaluated at the latest Census, comprised 97.0% houses and 3.0% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional NSW's 82.6% houses and 17.4% other dwellings. Meanwhile, the level of home ownership within Tumbarumba was well beyond that of Regional NSW, at 51.3%, with the remainder of dwellings either mortgaged (26.3%) or rented (22.4%). The median monthly mortgage repayment in the area was well below the Regional NSW average at $1,127, while the median weekly rent figure was recorded at $208, compared to Regional NSW's $1,733 and $330. Nationally, Tumbarumba's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

Tumbarumba has a typical household mix, with a lower-than-average median household size

Family households dominate at 70.5% of all households, comprising 23.1% couples with children, 36.4% couples without children, and 10.1% single parent families. Non-family households make up the remaining 29.5%, with lone person households at 27.8% and group households comprising 2.0% of the total. The median household size of 2.3 people is smaller than the Regional NSW average of 2.4.

Tumbarumba faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area faces educational challenges, with university qualification rates (16.6%) substantially below the NSW average of 32.2%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 12.2%, followed by graduate diplomas (2.3%) and postgraduate qualifications (2.1%). Trade and technical skills feature prominently, with 41.3% of residents aged 15+ holding vocational credentials, including advanced diplomas (9.7%) and certificates (31.6%).

Educational participation is notably high, with 30.2% of residents currently enrolled in formal education. This includes 12.0% in primary education, 8.8% in secondary education, and 2.0% pursuing tertiary education.

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

Public transport analysis reveals 197 active transport stops operating within Tumbarumba, comprising a mix of trains and buses. These stops are serviced by 17 individual routes, collectively providing 1,301 weekly passenger trips. Transport accessibility is rated as good, with residents typically located 204 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 88%, with 9% walking. Vehicle ownership averages 1.7 per dwelling, which is above the regional average. Some 17.4% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 185 trips per day across all routes, equating to approximately 6 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location centrepoint.

Health outcomes in Tumbarumba are marginally below the national average with common health conditions slightly more prevalent than average across both younger and older age cohorts

Health indicators suggest below-average outcomes in Tumbarumba, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are slightly more prevalent than average across both younger and older age cohorts, and the rate of private health cover is very low at approximately 49% of the total population (~1,815 people). This compares to 51.9% across Regional NSW and a national average of 55.7%.

The most common medical conditions in the area are arthritis and asthma, impacting 11.2 and 8.9% of residents, respectively, while 62.8% declared themselves as completely clear of medical ailments compared to 63.3% across Regional NSW. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 29.6% of residents aged 65 and over (1,100 people), which is higher than the 23.4% in Regional NSW. Health outcomes among seniors are above average, with national rankings even higher than the general population.

Tumbarumba is considerably less culturally diverse than average when assessed alongside AreaSearch's national rankings for language and cultural background related metrics

Tumbarumba was found to be below average in terms of cultural diversity, with 85.8% of its population being citizens, 89.3% born in Australia, and 96.7% speaking English only at home. The main religion in Tumbarumba is Christianity, which makes up 61.4% of the population. This compares to 55.9% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Tumbarumba are Australian, comprising 32.2% of the population, English, comprising 31.4% of the population, and Scottish, comprising 9.0% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: German is notably overrepresented at 4.7% of Tumbarumba (vs 3.1% regionally), Australian Aboriginal at 4.4% (vs 4.6%) and Maltese at 0.5% (vs 0.4%).

Tumbarumba hosts an older demographic, ranking in the top quartile nationwide

At 47 years, Tumbarumba's median age is significantly above the Regional NSW average of 43 as well as substantially exceeding the 38-year national average. The age profile shows 65 - 74 year-olds are particularly prominent (16.8%), while the 25 - 34 group is comparatively smaller (8.4%) than in Regional NSW. This 65 - 74 concentration is well above the national 9.5%. In the period since 2021, the 65 to 74 age group has grown from 13.9% to 16.8% of the population, while the 15 to 24 cohort increased from 8.8% to 10.0%. Conversely, the 55 to 64 cohort has declined from 15.5% to 13.3% and the 25 to 34 group dropped from 9.7% to 8.4%. By 2041, Tumbarumba is expected to see notable shifts in its age composition. Leading the demographic shift, the 75 to 84 group will grow by 9% (30 people), reaching 387 from 356. The aging population dynamic is clear, with those 65+ comprising 82% of projected growth. Conversely, population declines are projected for the 0 to 4 and 55 to 64 cohorts.