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 is approximately 4,799 as of May 2026. This figure represents an increase of 55 individuals (1.2%) since the 2021 Census, which recorded a population of 4,744. The change is inferred from the estimated resident population of 4,797 in June 2025 and an additional 34 validated new addresses since the Census date. This results in a population density ratio of 1.0 persons per square kilometer. Tumut Surrounds' growth rate of 1.2% since the 2021 census surpassed that of the SA3 area (0.5%), positioning it as a growth leader in the region. Overseas migration was the primary driver of population gains during this period.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch employs NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group are applied to all areas for years 2032 to 2041. By 2041, Tumut Surrounds is projected to increase by 427 persons based on the latest annual ERP population numbers, reflecting an overall gain of 8.9% over the 16-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 has averaged approximately 11 new dwelling approvals annually. Between Financial Year 2021 (FY-21) and FY-25, 58 homes were approved, with an additional 5 approved in FY-26 to date. Over the past five financial years, the average number of new residents per year per dwelling constructed has been around 0.9.

This indicates that new supply is meeting or exceeding demand, providing ample buyer choice and creating capacity for population growth beyond current forecasts. The average construction value of these new homes is $380,000. In FY-26, commercial development approvals totaling $4.8 million have been recorded, suggesting the area's residential character. Comparatively, Tumut Surrounds has around three-quarters the rate of new dwelling approvals per person compared to the Rest of NSW.

Nationally, it ranks among the 36th percentile of areas assessed for new dwelling approvals, indicating somewhat limited buyer options while strengthening demand for established homes. This activity is below average nationally, reflecting the area's maturity and possible planning constraints. All new construction in Tumut Surrounds has been standalone homes, maintaining its traditional low density character with a focus on family homes appealing to those seeking space. The estimated population per dwelling approval is 514 people, reflecting its quiet, low activity development environment. According to the latest AreaSearch quarterly estimate, Tumut Surrounds is projected to gain 425 residents by 2041. Building activity appears to be keeping pace with these growth projections, though buyers may face increased competition as the population grows.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 15 projects likely affecting the region. Notable initiatives include the Tumut River Works Program, Tumut Hospital Redevelopment, Tumut Aerodrome Infrastructure Upgrade Stage 2, and Batlow Water Security (Concept Design) Project, with further details provided below on 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 has been broadly consistent with national averages

Tumut Surrounds has a balanced workforce with both white and blue collar jobs, diverse sector representation, and an unemployment rate of 2.9%. As of December 2025, there are 2,318 residents employed, with an unemployment rate of 1.0% below Regional NSW's rate of 3.9%. Workforce participation is similar to Regional NSW's 60.5%.

According to Census responses, 16.2% of residents work from home. Employment is concentrated in agriculture, forestry & fishing, manufacturing, and health care & social assistance. 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 Regional NSW's average of 16.9%.

Over the year to December 2025, labour force levels decreased by 2.9% and employment declined by 3.4%, resulting in a rise in unemployment rate by 0.5 percentage points. Jobs and Skills Australia forecasts national employment growth of 6.6% over five years and 13.7% over ten years. 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, based on simple weighting extrapolation for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

AreaSearch's latest postcode level ATO data for financial year ending June 2023 shows Tumut Surrounds SA2 had a median income among taxpayers of $49,823 and an average of $58,660. This is below the national average. Regional NSW had a median income of $52,390 and an average of $65,215 during this period. Based on Wage Price Index growth of 10.32% since June 2023, estimated incomes for March 2026 would be approximately $54,965 (median) and $64,714 (average). The 2021 Census data ranks Tumut Surrounds' household, family, and personal incomes modestly, between the 28th and 30th percentiles. The earnings profile shows that 30.5% of locals (1,463 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

Dwelling structure in Tumut Surrounds, as per the latest Census, consisted of 97.4% houses and 2.6% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Tumut Surrounds was at 52.2%, with mortgaged dwellings at 32.1% and rented ones at 15.7%. The median monthly mortgage repayment was $1,300, below Regional NSW's average of $1,733. Median weekly rent in Tumut Surrounds was $200, compared to Regional NSW's $330. Nationally, mortgage repayments were significantly lower at $1,863 and rents 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 comprise the remaining 28.8%, with lone person households at 27.3% and group households making up 1.7% of the total. The median household size is 2.4 people, which aligns with the Regional NSW average.

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 at 29.0%, comprising primary education (12.0%), secondary education (9.3%), and tertiary education (1.8%).

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

Tumut Surrounds has 323 active public transport stops, offering a mix of train and bus services. These stops are served by 26 routes, providing a total of 216 weekly passenger trips. Transport accessibility is limited; residents live an average of 698 meters from the nearest stop. As a residential area, most commuters travel outward. Cars dominate at 93%, with walking at 6%. Vehicle ownership averages 1.8 per dwelling, higher than the regional average.

According to the 2021 Census, 16.2% of residents work from home, potentially influenced by COVID-19 conditions. Service frequency across all routes is approximately 30 trips per day, resulting in about 0 weekly trips per individual stop. The accompanying map displays the 100 nearest stops to the location's 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. Mortality rates and chronic condition prevalence are somewhat prevalent across both younger and older age cohorts. The rate of private health cover is very low at approximately 48% of the total population, which consists of around 2,322 people.

This compares to 51.9% in Regional NSW and 55.7% nationally. The most common medical conditions are arthritis and asthma, impacting 11.7% and 8.9% of residents respectively. However, 64.9% of residents declare themselves completely clear of medical ailments compared to 63.3% in Regional NSW. Working-age residents show above average prevalence of chronic health conditions. The area has 26.8% of residents aged 65 and over, which totals around 1,286 people, 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' cultural diversity was found to be below average, with 88.2% of its population being Australian citizens, 90.7% born in Australia, and 95.3% speaking English only at home. Christianity was the predominant religion in Tumut Surrounds, accounting for 67.1%, compared to 55.9% across Regional NSW. The top three ancestry groups were Australian (33.9%), English (31.8%), and Irish (10.5%).

Notably, certain ethnic groups had different representations: Australian Aboriginal was overrepresented at 3.5% in Tumut Surrounds compared to the regional average of 4.6%, Scottish representation was similar at 8.1% vs 8.0%, and South Australian representation was higher at 0.4% vs 0.2%.

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 Regional NSW average of 43 years and substantially exceeds the national average of 38 years. The age profile shows that those aged 55-64 are particularly prominent, making up 15.5% of the population, while those aged 25-34 comprise only 7.7%. Between 2021 and the present, the 75 to 84 age group has grown from 6.9% to 9.4%, and the 15 to 24 cohort has increased from 9.3% to 11.1%. Conversely, the 5 to 14 cohort has declined from 13.6% to 11.2%, and the 45 to 54 group has dropped from 13.7% to 12.3%. By 2041, Tumut Surrounds is expected to see notable shifts in its age composition. The 25 to 34 age group is projected to grow by 32%, adding 117 people and reaching a total of 486 from the current 368. Meanwhile, both the 15 to 24 and 5 to 14 cohorts are expected to experience population declines.