Tumut Surrounds

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

Tumut Surrounds' population, as of November 2025, is approximately 4,856, indicating a rise of 112 individuals since the 2021 Census, which recorded 4,744 residents. This increase, equivalent to 2.4%, is inferred from ABS estimates: 4,801 in June 2024 and 29 validated new addresses post-Census. The population density is around 1.1 persons per square kilometer. Tumut Surrounds' growth of 2.4% since the 2021 Census surpassed the SA3 area's 2.1%, positioning it as a regional growth leader. Overseas migration accounted for approximately 80.6% of recent population gains. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a 2022 base year.

For areas not covered by this data, NSW State Government's SA2 level projections from 2022 are used, with a 2021 base year. Growth rates by age group are applied to all areas for years 2032 to 2041. By 2041, Tumut Surrounds is projected to increase by 435 persons, reflecting a total gain of 7.8% over the 17-year period.

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

Tumut Surrounds averaged approximately 11 new dwelling approvals annually from FY-21 to FY-25, with a total of 58 homes approved during this period. This includes 2 approvals so far in FY-26. The average rate of new residents per year per dwelling constructed over the same period was around 0.9.

New supply has been keeping pace with or exceeding demand, providing ample buyer choice and creating capacity for population growth beyond current forecasts. The average construction value of new homes was $380,000. In FY-26, $4.8 million in commercial development approvals have been recorded, indicating the area's residential character. Compared to Rest of NSW, Tumut Surrounds has around three-quarters the rate of new dwelling approvals per person, placing it among the 36th percentile nationally, suggesting somewhat limited buyer options while strengthening demand for established homes.

This activity is also below average nationally, reflecting the area's maturity and possible planning constraints. All new construction from FY-21 to FY-25 comprised standalone homes, maintaining Tumut Surrounds' traditional low density character with a focus on family homes appealing to those seeking space. The estimated population per dwelling approval was 514 people during this period, reflecting its quiet development environment. Population forecasts indicate Tumut Surrounds will gain approximately 380 residents by 2041 (based on the latest AreaSearch quarterly estimate). Building activity is keeping pace with growth projections, though buyers may experience increased competition as the population grows.

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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 15 projects that may impact this region. Notable ones include Tumut River Works Program, Tumut Hospital Redevelopment, Tumut Aerodrome Infrastructure Upgrade Stage 2, and Batlow Water Security (Concept Design) Project. 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 performance in Tumut Surrounds exceeds national averages across key labour market indicators

Tumut Surrounds has a balanced workforce comprising both white and blue collar jobs. The unemployment rate was 3.1% as of September 2025.

Employment growth over the past year was estimated at 3.6%. There are 2,389 residents in work currently, with an unemployment rate of 0.7% lower than Rest of NSW's rate of 3.8%. Workforce participation is similar to Rest of NSW's 56.4%. Employment is concentrated in agriculture, forestry & fishing, manufacturing, and health care & social assistance sectors.

The area has a strong specialization in agriculture, forestry & fishing with an employment share 4.6 times the regional level. Conversely, health care & social assistance shows lower representation at 10.3% compared to the regional average of 16.9%. There appears to be limited local employment opportunities based on Census data comparison. Over the year ending September 2025, employment increased by 3.6%, while labour force increased by 4.9%, causing unemployment rate to rise by 1.3 percentage points. In contrast, Rest of NSW saw employment fall by 0.5%, labour force contract by 0.1%, and unemployment rise by 0.4 percentage points. State-level data from 25-Nov shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. National unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 suggest that 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 projections to Tumut Surrounds' employment mix suggests local employment should increase by 4.9% over five years and 11.1% over ten years.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year 2022 shows Tumut Surrounds SA2 had a median income of $48,497 and an average of $59,708 among taxpayers. These figures are below the national average. The Rest of NSW had a median income of $49,459 and an average of $62,998 in the same period. Based on Wage Price Index growth of 12.61% since financial year 2022, estimated incomes for September 2025 would be approximately $54,612 (median) and $67,237 (average). The 2021 Census data ranks Tumut Surrounds household, family, and personal incomes modestly, between the 28th and 30th percentiles. The earnings profile indicates that 30.5% of locals (1,481 people) fall within the $1,500 - 2,999 income category, similar to metropolitan regions where 29.9% occupy this range. Housing costs are manageable with 90.8% retained, but disposable income is below average at the 36th percentile.

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

The latest Census data shows that in Tumut Surrounds, 97.4% of dwellings were houses, with the remaining 2.6% being semi-detached homes, apartments, or other types. In comparison, Non-Metro NSW had 92.0% houses and 8.0% other dwellings. Home ownership in Tumut Surrounds stood at 52.2%, with mortgaged properties at 32.1% and rented ones at 15.7%. The median monthly mortgage repayment was $1,300, aligning with the Non-Metro NSW average. However, the median weekly rent in Tumut Surrounds was $200, lower than Non-Metro NSW's $230. Nationally, Tumut Surrounds' mortgage repayments were significantly lower at $1,300 compared to Australia's average of $1,863, and rents were substantially below the national figure of $375.

Tumut Surrounds has a typical household mix, with a fairly typical median household size

Family households constitute 71.2% of all households, including 28.5% couples with children, 33.7% couples without children, and 8.0% single parent families. Non-family households account for the remaining 28.8%, with lone person households at 27.3% and group households comprising 1.7%. The median household size is 2.4 people, aligning with the average in the Rest of NSW.

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

The area's university qualification rate is 15.6%, significantly lower than NSW's average of 32.2%. Bachelor degrees are the most common at 10.9%, followed by postgraduate qualifications (2.5%) and graduate diplomas (2.2%). Vocational credentials are prevalent, with 41.7% of residents aged 15+ holding them, including advanced diplomas (9.5%) and certificates (32.2%). Educational participation is high, with 29.0% currently enrolled in formal education: 12.0% in primary, 9.3% in secondary, and 1.8% in tertiary education.

Educational participation is notably high, with 29.0% of residents currently enrolled in formal education. This includes 12.0% in primary education, 9.3% in secondary education, and 1.8% 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 286 active transport stops in Tumut Surrounds, offering a mix of train and bus services. These stops are served by 21 individual routes, collectively providing 161 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 728 meters from the nearest stop.

Service frequency averages 23 trips per day across all routes, equating to approximately 0 weekly trips per individual stop.

Health performance in Tumut Surrounds is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Tumut Surrounds faces significant health challenges with common health conditions prevalent across both younger and older age cohorts. The rate of private health cover is relatively low at approximately 50% of the total population (~2403 people), compared to the national average of 55.3%.

The most common medical conditions in the area are arthritis and asthma, impacting 11.7% and 8.9% of residents respectively. 64.9% of residents declare themselves completely clear of medical ailments, compared to 62.9% across Rest of NSW. As of June 30, 2021, the area has 25.7% of residents aged 65 and over (1249 people). Health outcomes among seniors are above average, performing better than the general population in health metrics.

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

Tumut Surrounds had a cultural diversity level below average, with 88.2% of its population being citizens, 90.7% born in Australia, and 95.3% speaking English only at home. Christianity was the dominant religion, comprising 67.1% of Tumut Surrounds' population, compared to 65.3% across Rest of NSW. The top three ancestry groups were Australian (33.9%), English (31.8%), and Irish (10.5%).

Notably, Australian Aboriginal representation was higher at 3.5%, compared to the regional average of 4.8%. Scottish representation was also slightly higher at 8.1% versus 7.6%, while South African representation was lower at 0.4% compared to 0.5%.

Tumut Surrounds hosts an older demographic, ranking in the top quartile nationwide

Tumut Surrounds has a median age of 47 years, which is significantly higher than the Rest of NSW average of 43 years and substantially exceeds the national average of 38 years. The age profile shows that those aged 55-64 years are particularly prominent, making up 15.5% of the population, while those aged 25-34 years comprise only 7.8%. Between 2021 and present, the percentage of people aged 75 to 84 has increased from 6.9% to 8.8%, and the 15 to 24 cohort has risen from 9.3% to 10.7%. Conversely, the percentage of those aged 5 to 14 has decreased from 13.6% to 11.7%, and the 55 to 64 age group has dropped from 16.9% to 15.5%. By 2041, Tumut Surrounds is expected to experience notable shifts in its age composition. The 75 to 84 age group is projected to grow by 28%, adding 121 people and reaching a total of 550 from the current 428. Meanwhile, the 15 to 24 and 45 to 54 cohorts are expected to see population declines.