Chart Color Schemes
This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
Sales Activity
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
Find a Recent Sale
Sales Detail
Population
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.
Frequently Asked Questions - Population
Development
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.
Frequently Asked Questions - Development
Development applications around Tumut Surrounds
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
Infrastructure
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.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Snowy 2.0
Snowy 2.0 is a 2,200 MW pumped-hydro expansion of the Snowy Mountains Scheme, linking the Tantangara and Talbingo reservoirs via 27km of tunnels and a new underground power station 800m deep. As of early 2026, construction is over 70 percent complete, with a fourth tunnel boring machine (TBM Monica) recently commissioned to accelerate progress. The project will provide 350,000 MWh of storage, enough to power 3 million homes for a week, with first power expected in 2027 and full commercial operation by December 2028.
Tumut Hospital Redevelopment
The $50 million redevelopment of Tumut Hospital has delivered a modern, integrated health facility serving the Snowy Valleys region. The project included a new emergency department, inpatient wards, maternity and birthing suite, perioperative suite, and a rehabilitation unit. It also introduced new services such as a CT scanner, ultrasound, and a dedicated renal dialysis department. The final phase completed in late 2022 involved the demolition of the legacy buildings, construction of a new helipad, landscaping, and a new main entrance via Simpson Street.
Batlow Water Security (Concept Design) Project
Concept design for a new 50 ML raw water storage to improve long term water security for Batlow. The work is guided by NSW DCCEEW's Regulatory Assurance Framework and delivered by Snowy Valleys Council with NSW Public Works, aiming to take the project to tender ready before detailed design and construction.
HumeLink
HumeLink is a new 500kV transmission line project connecting Wagga Wagga, Bannaby, and Maragle, spanning approximately 365 km. It includes new or upgraded infrastructure at four locations and aims to enhance the reliability and sustainability of the national electricity grid by increasing the integration of renewable energy sources such as wind and solar.
Talbingo Battery Energy Storage System
A 450 MW, 1,800 MWh (4-hour) battery energy storage system (BESS) proposed approximately 700 m from the Tumut 3 Power Station and immediately adjacent to Transgrid's 330 kV Lower Tumut Switching Station, about 2.8 km south of Talbingo. The project has received SEARs and is preparing an Environmental Impact Statement as a State Significant Development. The BESS will provide system services, firm renewable generation, relieve network constraints, and support grid stability.
Bondo Wind Farm
The Bondo Wind Farm is investigating the potential to develop a wind farm in the Bondo region's pine plantation to provide clean energy. It features up to 154 turbines with a capacity of 1.2 GW, including an 800 MW / 3.2 GWh battery storage system. The project is currently in the planning phase, preparing an Environmental Impact Statement after submitting a scoping report.
Saddletop Wind Farm
Proposed wind farm with 123 turbines and battery storage, capacity of 738MW, powering 410,000 homes and avoiding approximately 300,000 tonnes of emissions annually.
Jeremiah Wind Farm
The proposed Jeremiah Wind Farm is a 400MW renewable energy project by Squadron Energy located on Wiradjuri Country, approximately 25km east of Gundagai, NSW. The wind farm will comprise 65 wind turbines with 6MW GE Vernova turbines and include a 150MW battery energy storage system. The project is expected to power over 200,000 homes and prevent approximately 560,000 tonnes of carbon emissions annually. Construction is expected to create up to 262 jobs during the build phase and 12 ongoing operational jobs. The project will connect to the Lower Tumut-Yass transmission line and is part of Squadron Energy's 14GW renewable energy development pipeline. An Environmental Impact Statement has been completed and the project is progressing through planning approvals.
Employment
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).
Frequently Asked Questions - Employment
Income
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.
Frequently Asked Questions - Income
Housing
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.
Frequently Asked Questions - Housing
Household Composition
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.
Frequently Asked Questions - Households
Local Schools & Education
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.
Frequently Asked Questions - Education
Schools Detail
Nearby Services & Amenities
Transport
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.
Frequently Asked Questions - Transport
Transport Stops Detail
Health
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.
Frequently Asked Questions - Health
Cultural Diversity
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%).
Frequently Asked Questions - Diversity
Age
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.