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

Based on AreaSearch's analysis, Tumut Surrounds's population is around 4,868 as of Feb 2026. This reflects an increase of 124 people (2.6%) since the 2021 Census, which reported a population of 4,744 people. The change is inferred from the estimated resident population of 4,801 from the ABS as of June 2024 and an additional 32 validated new addresses since the Census date. This population level equates to a density ratio of 1.1 persons per square kilometer, providing ample space per person. Tumut Surrounds's 2.6% growth since the census positions it within 0.3 percentage points of the SA3 area (2.9%), demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration, which contributed approximately 80.6% 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, a population increase just below the median of Australia's regional areas is expected, with the area expected to increase by 435 persons by 2041 based on the latest annual ERP population numbers, recording a gain of 7.6% in total over the 17 years.

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 has averaged around 11 new dwelling approvals annually, with 58 homes approved over the past 5 financial years (between FY-21 and FY-25) and 4 so far in FY-26. Given an average of only 0.9 new residents per year per dwelling constructed over the past 5 financial years (between FY-21 and FY-25), new supply is keeping pace with or exceeding demand, offering ample buyer choice and creating capacity for population growth beyond current forecasts, while new homes are being built at an average value of $380,000. Additionally, $4.8 million in commercial development approvals have been recorded this financial year, supporting the area's residential character.

Compared to the rest of NSW, Tumut Surrounds has around three-quarters the rate of new dwelling approvals per person and ranks in the 36th percentile of areas assessed nationally, meaning somewhat limited buyer options and strengthening demand for established homes. This activity is also below average nationally, reflecting the area's maturity and pointing to possible planning constraints. Meanwhile, new construction has consisted entirely of standalone homes, maintaining the area's traditional low-density character with a focus on family homes appealing to those seeking space. The estimated count of 514 people in the area per dwelling approval reflects its quiet, low-activity development environment.

Population forecasts indicate Tumut Surrounds will gain 368 residents through to 2041 (from the latest AreaSearch quarterly estimate). Building activity is keeping pace with growth projections, though buyers may experience heightened competition as the population grows.

Tumut Surrounds has very high levels of nearby infrastructure activity, ranking in the top 10% 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 Tumut River Works Program, Tumut Hospital Redevelopment, Tumut Aerodrome Infrastructure Upgrade Stage 2, and the Batlow Water Security (Concept Design) Project, 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.

Employment performance in Tumut Surrounds has been broadly consistent with national averages

Tumut Surrounds features 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, 2,318 residents are in work, while the unemployment rate is 1.0% below Regional NSW's rate of 3.9%, and workforce participation is somewhat below standard (59.2% compared to Regional NSW's 61.3%). Based on Census responses, a moderate 16.2% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Employment among residents is concentrated in agriculture, forestry & fishing, manufacturing, and health care & social assistance. The area shows particularly strong specialization in agriculture, forestry & fishing, with an employment share of 4.6 times the regional level. Conversely, health care & social assistance shows lower representation at 10.3% versus the regional average of 16.9%. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, labour force levels decreased by 2.9% while employment declined by 3.4%, resulting in the unemployment rate rising by 0.5 percentage points. In contrast, Regional NSW experienced an employment decline of 1.2% and a labour force decline of 0.8%, with a 0.4 percentage point rise. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Tumut Surrounds. 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 Tumut Surrounds's employment mix suggests local employment should increase by 4.9% over five years and 11.1% 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

As per AreaSearch's latest postcode level ATO data released for FY-23, the Tumut Surrounds SA2's median income among taxpayers is $49,823, with an average of $58,660. This is below the national average, and compares to Regional NSW's median of $52,390 and average of $65,215. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $54,237 (median) and $63,857 (average) as of September 2025. From the 2021 Census, household, family and personal incomes all rank modestly in Tumut Surrounds, between the 28th and 30th percentiles. The earnings profile shows the predominant cohort spans 30.5% of locals (1,484 people) in the $1,500 - 2,999 category, reflecting patterns seen in the metropolitan region where 29.9% similarly occupy this range. Housing costs are manageable with 90.8% retained, though disposable income sits below average at the 36th percentile.

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

Dwelling structure within Tumut Surrounds, as evaluated at the latest Census, comprised 97.4% houses and 2.6% 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 Tumut Surrounds was well beyond that of Regional NSW, at 52.2%, with the remainder of dwellings either mortgaged (32.1%) or rented (15.7%). The median monthly mortgage repayment in the area was well below the Regional NSW average at $1,300, while the median weekly rent figure was recorded at $200, compared to Regional NSW's $1,733 and $330. Nationally, Tumut Surounds's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

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

Family households dominate at 71.2% of all households, comprising 28.5% couples with children, 33.7% couples without children, and 8.0% single parent families. Non-family households make up the remaining 28.8%, with lone person households at 27.3% and group households comprising 1.7% of the total. The median household size of 2.4 people matches the Regional NSW average.

Tumut Surrounds 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 (15.6%) substantially below the NSW average of 32.2%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 10.9%, followed by postgraduate qualifications (2.5%) and graduate diplomas (2.2%). Trade and technical skills feature prominently, with 41.7% of residents aged 15+ holding vocational credentials, including advanced diplomas (9.5%) and certificates (32.2%).

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

Public transport analysis reveals 323 active transport stops operating within Tumut Surrounds, comprising a mix of trains and buses. These stops are serviced by 26 individual routes, collectively providing 216 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 698 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 93%, with 6% walking. Vehicle ownership averages 1.8 per dwelling, which is above the regional average. Some 16.2% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 30 trips per day across all routes, equating to approximately 0 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location centrepoint.

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, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts, and the rate of private health cover is very low at approximately 48% of the total population (~2,356 people). This compares to 51.9% across Regional NSW. The national average is 55.7%.

The most common medical conditions in the area are arthritis and asthma, impacting 11.7 and 8.9% of residents, respectively, while 64.9% declared themselves as completely clear of medical ailments compared to 63.3% across Regional NSW. Working-age residents show an above average prevalence of chronic health conditions. The area has 26.2% of residents aged 65 and over (1,274 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.

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 was found to be below average in terms of cultural diversity, with 88.2% of its population being citizens, 90.7% born in Australia, and 95.3% speaking English only at home. The main religion in Tumut Surrounds is Christianity, which makes up 67.1% of people in Tumut Surrounds. This compares to 55.9% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Tumut Surrounds are Australian, comprising 33.9% of the population, English, comprising 31.8% of the population, and Irish, comprising 10.5% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Australian Aboriginal is notably overrepresented at 3.5% of Tumut Surrounds (vs 4.6% regionally), Scottish at 8.1% (vs 8.0%) and South Australian at 0.4% (vs 0.2%).

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

At 47 years, Tumut Surrounds'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 55 - 64 year-olds are particularly prominent (15.4%), while the 25 - 34 group is comparatively smaller (7.9%) than in Regional NSW. In the period since 2021, the 75 to 84 age group has grown from 6.9% to 9.1% of the population, while the 15 to 24 cohort increased from 9.3% to 11.0%. Conversely, the 5 to 14 cohort has declined from 13.6% to 11.2% and the 55 to 64 group dropped from 16.9% to 15.4%. By 2041, Tumut Surrounds is expected to see notable shifts in its age composition. Leading the demographic shift, the 25 to 34 group will grow by 30% (116 people), reaching 501 from 384. Meanwhile, the 45 to 54 and 15 to 24 cohorts are expected to experience population declines.