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

According to the analysis by AreaSearch, the population of Tumut Surrounds is approximately 4,799 in May 2026. This represents a growth of 55 people (1.2%) from the 4,744 individuals recorded during the 2021 Census. This population shift is estimated using the ABS estimated resident population of 4,797 in June 2025 alongside 34 validated new addresses registered after the Census date. With these numbers, the population density stands at 1.0 persons per square kilometer, which indicates a low density with significant space per resident. Outperforming the wider SA3 area (0.5%), the 1.2% expansion of Tumut Surrounds since the 2021 census makes it a regional leader in population growth. This upward trend was almost entirely supported by overseas migration, which served as the primary source of population increase in recent times.

Projections from the ABS and Geoscience Australia, published in 2024 with 2022 as the baseline, are utilized by AreaSearch for each SA2 region. For SA2 regions lacking this coverage, projections from the NSW State Government released in 2022 using 2021 as the baseline are applied instead. Age cohort growth rates derived from these datasets are applied to all locations for the period spanning 2032 to 2041. Looking at future demographic trends, the area is projected to experience population expansion slightly below the median for regional Australia, adding 427 persons by 2041 based on the most recent annual ERP data, which translates to a total increase of 8.9% over the 16 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 recorded an average of approximately 11 new dwelling approvals per year, representing 58 residences approved during the last 5 financial years (from FY-21 to FY-25) and 6 during FY-26 so far. With an average of only 0.8 additional residents per constructed dwelling over the last 5 financial years (from FY-21 to FY-25), the incoming housing supply is keeping pace with or outpacing demand, ensuring plenty of options for buyers and creating room for population growth above current projections, while newly built residences have an average value of $380,000. Furthermore, $4.8 million in commercial building approvals have been registered during this financial year, which highlights the residential nature of the locality.

Dwelling approvals per capita in Tumut Surrounds run at about three-quarters of the level seen in the Rest of NSW, placing the locality in the 36th percentile among all assessed areas in Australia, which suggests somewhat constrained choices for buyers while boosting demand for existing properties. This development rate falls below the nationwide average, reflecting the mature nature of the area and indicating potential planning restrictions. Additionally, new residential construction consists entirely of standalone houses, preserving the classic low density profile of the area with a focus on family-oriented housing for people wanting space. The estimated ratio of 514 people per dwelling approval in the locality highlights a quiet development landscape with low building activity.

Demographic projections indicate that Tumut Surrounds is set to add 425 residents by 2041 (calculated from the most recent AreaSearch quarterly estimate). While residential building is keeping pace with these population projections, purchasers could face increased competition as the population expands.

Tumut Surrounds has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes to local infrastructure, major developments, and planning schemes play a significant role in shaping the performance of a region. AreaSearch has identified a total of 15 projects that are expected to impact the locality. Key initiatives include the Tumut River Works Program, the Tumut Hospital Redevelopment, the Tumut Aerodrome Infrastructure Upgrade Stage 2, and the Batlow Water Security (Concept Design) Project, with the detailed list below highlighting the most significant developments.

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

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

The workforce in Tumut Surrounds is balanced between white and blue collar occupations across a variety of industries, with an unemployment rate standing at only 2.9%. In March 2026, there are 2,377 employed residents, and the unemployment rate is 1.2% lower than the 4.1% recorded for Regional NSW, while the participation rate aligns with the 60.6% seen in Regional NSW. Census data indicates that a moderate 16.2% of local workers operated from home, although this figure may be influenced by Covid-19 pandemic restrictions.

Resident employment is primarily concentrated in the agriculture, forestry & fishing, manufacturing, and health care & social assistance sectors. The region exhibits a strong concentration in agriculture, forestry & fishing, where the employment share is 4.6 times the regional average. On the other hand, health care & social assistance is underrepresented at 10.3% compared to the regional average of 16.9%. The balance between the Census working population and the resident population suggests that local employment opportunities are somewhat limited within the area.

Based on AreaSearch's evaluation of SALM and ABS statistics, the local labour force contracted by 3.4% and total employment fell by 3.1% during the 12 months ending March 2026, leading to a 0.2 percentage point decrease in the unemployment rate. Over the same period, Regional NSW saw employment fall by 0.9% and its labour force contract by 0.4%, leading to a 0.5 percentage point increase in unemployment. National employment projections from May-25 compiled by Jobs and Skills Australia provide additional context regarding future demand trends in Tumut Surrounds. These five and ten-year projections have been applied to the local workforce structure to model potential growth trends. Globally, national employment is projected to grow by 6.6% over five years and 13.7% over ten years, though these rates vary considerably across different industries. Extrapolating these industry-specific projections to the workforce mix of Tumut Surrounds suggests local employment could grow by 4.9% over five years and 11.1% over ten years (note that this is a simple weighted projection for illustration purposes and does not incorporate local demographic forecasts).

Income levels sit below national averages according to AreaSearch assessment

According to the most recent postcode level ATO statistics released by AreaSearch for financial year 2023, taxpayers in the Tumut Surrounds SA2 earn a median income of $49,823, with an average income of $58,660. These figures are below the national averages, and compare to a median of $52,390 and an average of $65,215 across Regional NSW. Adjusting for a Wage Price Index increase of 10.32% since financial year 2023, current estimates for March 2026 would stand at roughly $54,965 for the median and $64,714 for the average. In the 2021 Census, household, family, and individual incomes in Tumut Surrounds all rank moderately, placing between the 28th and 30th percentiles. The largest cohort comprises 30.5% of residents (1,463 people) earning in the $1,500 - 2,999 range, mirroring the metropolitan pattern where 29.9% of the population falls into this bracket. Housing expenses remain manageable with 90.8% of income retained, though disposable income is below average, placing at the 36th percentile.

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

According to the latest Census, the housing stock in Tumut Surrounds was comprised of 97.4% houses and 2.6% other dwelling types (such as semi-detached homes, apartments, and alternative structures), compared to 82.6% houses and 17.4% other dwellings in Regional NSW. Home ownership levels in Tumut Surrounds were notably higher than in Regional NSW at 52.2%, with the remaining properties being mortgaged (32.1%) or rented (15.7%). The median monthly mortgage payment in the area was recorded at $1,300, which is well below the Regional NSW average of $1,733, while the median weekly rent was $200, compared to $330 in Regional NSW. Nationally, the monthly mortgage repayments in Tumut Surrounds are significantly below the Australian average of $1,863, and weekly rents are also substantially lower than the national figure of $375.

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

Family households represent the vast majority of homes at 71.2%, which is made up of couples with children (28.5%), couples without children (33.7%), and single parent families (8.0%). Non-family households account for the remaining 28.8% of the total, with single-person households representing 27.3% and group households making up 1.7%. The median household size stands at 2.4 people, which is equal to the Regional NSW average.

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

The region shows lower rates of higher education, with university qualification rates (15.6%) sitting significantly below the NSW average of 32.2%. This situation presents both an obstacle and a chance for focused educational programs. Bachelor degrees are the most common qualification at 10.9%, followed by postgraduate degrees (2.5%) and graduate diplomas (2.2%). Vocational and technical training are highly represented, with 41.7% of residents aged 15+ holding trade credentials, consisting of advanced diplomas (9.5%) and certificates (32.2%).

The rate of educational enrollment is quite high, with 29.0% of local residents actively participating in formal study. This student population includes 12.0% in primary schools, 9.3% in secondary schools, and 1.8% enrolled in tertiary institutions.

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

An analysis of public transport reveals that there are 323 active transit stops in Tumut Surrounds, consisting of a combination of train and bus services. These stops are serviced by 26 distinct routes, which provide a total of 216 passenger trips per week. Transport accessibility is classified as limited, with residents living an average of 698 meters from their nearest transit stop. Given the residential nature of the area, the majority of workers travel outside the community to work, with private cars being the main transport mode at 93%, while 6% of commuters walk. Average vehicle ownership is 1.8 cars per household, which is above the regional average. Approximately 16.2% of residents worked from home (2021 Census; potentially reflecting COVID-19 pandemic conditions).

Transit services run at an average frequency of 30 trips per day across all routes, which translates to approximately 0 weekly trips per individual stop. The accompanying map displays the 100 closest transit stops to the central coordinate of the locality.

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

Based on AreaSearch's evaluation of mortality data and the occurrence of chronic illnesses, Tumut Surrounds faces notable health challenges, with common ailments appearing across younger and older age brackets, and the rate of private health insurance coverage is very low at roughly 48% of the population (~2,322 people). This compares to a rate of 51.9% in Regional NSW and a national average of 55.7%.

The most prevalent medical conditions reported among local residents are arthritis and asthma, affecting 11.7 and 8.9% of the population, respectively, while 64.9% of residents reported having no chronic medical conditions, compared to 63.3% across Regional NSW. Residents of working age exhibit higher than average rates of chronic illness. Individuals aged 65 and over make up 26.8% of the local population (1,286 people), which is higher than the Regional NSW share of 23.4%. Seniors in the area experience above average health outcomes, with their national rankings exceeding those of 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 exhibits lower cultural diversity compared to broader averages, with citizens making up 88.2% of the population, 90.7% of residents born in Australia, and 95.3% speaking only English at home. Christianity is the predominant religion in the area, practiced by 67.1% of residents, compared to 55.9% across Regional NSW.

Regarding parent birthplaces, the three most common ancestries in Tumut Surrounds are Australian (33.9% of the population), English (31.8%), and Irish (10.5%). There are also notable differences in the proportions of other ethnic groups: Australian Aboriginal residents comprise 3.5% of Tumut Surrounds (compared to 4.6% across the region), Scottish ancestry represents 8.1% (compared to 8.0%), and South Australian ancestry stands at 0.4% (compared to 0.2%).

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

The median age of 47 years in Tumut Surrounds is considerably higher than the Regional NSW average of 43 years, and also substantially higher than the national median of 38 years. Looking at the age distribution, the 55 - 64 age bracket is highly represented (15.5%), whereas the 25 - 34 cohort is relatively small (7.7%) compared to Regional NSW. Since 2021, the cohort aged 75 to 84 has risen from 6.9% to 9.4% of the population, while the group aged 15 to 24 grew from 9.3% to 11.1%. In contrast, the 5 to 14 cohort declined from 13.6% to 11.2% and the 45 to 54 cohort fell from 13.7% to 12.3%. By 2041, the demographic makeup of Tumut Surrounds is projected to undergo significant changes. Leading these shifts, the 25 to 34 age group is projected to increase by 32% (117 people), rising from 368 to 486. Conversely, the 15 to 24 and 5 to 14 age groups are projected to contract.