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 4,858 as of November 2025. This figure represents a rise of 114 people (2.4%) since the 2021 Census, which recorded a population of 4,744. The increase is inferred from the estimated resident population of 4,801 in June 2024 and an additional 29 validated new addresses post-Census. This results in a density ratio of 1.1 persons per square kilometer. Tumut Surrounds' growth rate since Census (2.4%) is close to the SA3 area's growth rate (2.8%), indicating strong fundamentals. Overseas migration contributed approximately 80.6% of population gains recently.

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, NSW State Government's SA2 level projections from 2022 (base year: 2021) are used. Growth rates by age group are applied to all areas for years 2032 to 2041. Future demographic trends suggest a population increase slightly below Australia's regional median, with the area expected to gain 435 persons by 2041, reflecting a total growth of 7.8% over 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 averaged approximately 11 new dwelling approvals annually over the past five financial years, from FY-21 to FY-25, with a total of 58 homes approved during this period and an additional 3 approved in FY-26. On average, around 0.9 new residents were recorded per year for each dwelling constructed between FY-21 and FY-25. This indicates that the supply of new dwellings is keeping pace with or exceeding demand, providing ample buyer choice and creating capacity for population growth beyond current forecasts.

The average construction value of these new homes was $380,000. In this financial year, $4.8 million in commercial development approvals have been recorded, suggesting 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, placing it among the 36th percentile nationally. This indicates somewhat limited buyer options while strengthening demand for established homes, reflecting the area's maturity and possible planning constraints.

All new construction in the area has been comprised of 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 Tumut Surrounds' quiet, low-activity development environment. According to AreaSearch's latest quarterly estimate, the area is forecasted to gain 378 residents through to 2041. Building activity appears to be 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

Changes to local infrastructure significantly influence an area's performance. AreaSearch identified 15 projects potentially impacting the area. Key projects are 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 with both white and blue collar jobs. The unemployment rate was 3.1% as of September 2025. This is lower than the Rest of NSW's rate of 3.8%.

Employment growth in Tumut Surrounds over the past year was estimated at 3.6%. There are 2,389 residents currently employed, with a workforce participation rate matching Rest of NSW's 61.5%. Home-based work accounts for 16.2% of employment, considering Covid-19 lockdown impacts. Key industries include agriculture, forestry & fishing, manufacturing, and health care & social assistance.

Tumut Surrounds has a strong specialization in agriculture, forestry & fishing, with an employment share four times the regional level. However, health care & social assistance shows lower representation at 10.3% compared to the regional average of 16.9%. Over the year to September 2025, employment increased by 3.6%, while labour force grew by 4.9%, leading to a rise in unemployment rate by 1.3 percentage points. National employment forecasts from May-25 suggest overall growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Tumut Surrounds' employment mix indicates local employment should increase by 4.9% over five years and 11.1% over ten years, though this is a simple extrapolation for illustrative purposes only.

Income levels sit below national averages according to AreaSearch assessment

In AreaSearch's latest postcode level ATO data released for financial year 2023, Tumut Surrounds SA2 had a median income among taxpayers of $49,823 and an average of $58,660. This was below the national average. Rest of NSW had a median income of $52,390 and an average of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes for September 2025 would be approximately $54,237 (median) and $63,857 (average). According to the 2021 Census, household, family, and personal incomes in Tumut Surrounds ranked modestly between the 28th and 30th percentiles. The earnings profile showed that 30.5% of locals (1,481 people) fell into the $1,500 - 2,999 income category, similar to metropolitan regions where 29.9% occupied this range. Housing costs were manageable with 90.8% retained, but disposable income was below average at the 36th percentile.

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

In Tumut Surrounds, as recorded in the latest Census, 97.4% of dwellings were houses with the remaining 2.6% being semi-detached, apartments, or other types. This contrasts with Non-Metro NSW's figures of 82.6% houses and 17.4% 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, lower than Non-Metro NSW's average of $1,733. Weekly rent in Tumut Surrounds was $200, compared to Non-Metro 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, consisting of 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 average for 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 at 29.0%, with 12.0% in primary education, 9.3% in secondary education, and 1.8% pursuing 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

The analysis of public transport in Tumut Surrounds indicates that there are 323 active transport stops operating within the area. These stops consist of a mix of train and bus services. The 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 dominant mode of transport remains the car at 93%, with 6% walking.

Vehicle ownership averages 1.8 per dwelling, which is above the regional average. According to the 2021 Census, some 16.2% of residents work from home. 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. Mortality rates and chronic condition prevalence were found to be somewhat prevalent across both younger and older age cohorts. The rate of private health cover was very low at approximately 48% of the total population, which is around 2,351 people.

This compares to 51.9% in Rest of NSW and 55.7% nationally. The most common medical conditions were arthritis and asthma, impacting 11.7% and 8.9% of residents respectively. However, 64.9% of residents declared themselves completely clear of medical ailments, compared to 63.3% in Rest of NSW. Working-age residents showed above average prevalence of chronic health conditions. The area has 25.7% of residents aged 65 and over, totaling around 1,250 people, which is higher than the 23.0% in Rest of NSW. Health outcomes among seniors were 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 had a cultural diversity index 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% of people, compared to 55.9% 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 than the regional average at 3.5%, while Scottish stood at 8.1%. South African ancestry was also slightly higher at 0.4%.

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 individuals aged 55-64 years are particularly prominent, comprising 15.5% of the population, while those aged 25-34 years make up only 7.8%. Between 2021 and present, the proportion of individuals aged 75-84 years has grown from 6.9% to 8.8%, while the 15-24 age group has increased from 9.3% to 10.7%. Conversely, the 5-14 age group has declined from 13.6% to 11.7%, and the 55-64 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 75-84 age group is projected to grow by 28%, reaching 550 individuals from the current total of 428. Meanwhile, the 15-24 and 45-54 age groups are expected to see population declines.