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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
The median house price in Tuncurry is $828k, with units at $604k. House values have moved 4.7% a year compounded over five years.
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.
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Tuncurry has an estimated 6,233 residents, down from 6,376 at the 2021 Census — a change of 143 people, or 2.2%. That puts 398 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Demographic assessments by AreaSearch indicate that the population of Tuncurry stands at roughly 6,233 as of Aug 2026. This represents a contraction of 143 people (2.2%) compared with the 2021 Census total of 6,376 people. This trajectory is calculated using the ABS estimated resident population figure of 6,229 recorded as of June 2025 alongside 38 validated new addresses registered following the Census. The local density sits at 397 persons per square kilometer, leaving substantial physical room and scope for future building. Inward interstate migration served as the principal demographic driver, generating roughly 77.8% of net population additions in recent times.
Population modelling by AreaSearch utilizes ABS/Geoscience Australia SA2 projections published in 2024 using 2022 as the base year, while unlisted SA2 localities rely on NSW State Government projections published in 2022 using 2021 as the base year. Cohort-specific growth rates derived from these sources are further applied to every locality spanning the 2032 to 2041 period. Long-term demographic forecasts indicate an above median population growth of Australia's regional areas, with projections showing Tuncurry adding 1,054 persons to 2041 based on the newest annual ERP figures, amounting to an overall increase of 16.9% across the 16 years.
Frequently Asked Questions - Population
37 new dwellings have been approved in Tuncurry over the past five years, an average of 7 a year. That is 1.2 approvals per 1,000 residents. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals in Tuncurry have averaged roughly 7 new homes per year, accumulating to 37 homes across the previous 5 financial years. Given the concurrent population downturn, this volume of construction has provided adequate building activity for prospective purchasers, with expected building costs averaging $368,000 per dwelling in alignment with wider regional trends. Furthermore, commercial approvals totaling $3.4 million have been recorded this financial year, underscoring the predominantly residential orientation of the area. When measured against Rest of NSW, building activity in Tuncurry is noticeably constrained, tracking 82.0% below regional average per person.
Although construction has shown recent acceleration, this limited addition to the housing stock generally bolsters pricing and demand for established properties. Activity remains below national benchmarks as well, pointing to a mature market and potential development constraints. Approvals are split equally between 50.0% detached dwellings and 50.0% medium and high-density housing, a structure that provides accessible entry pricing for first-time buyers, downsizers, and property investors. A ratio of 590 people per dwelling approval illustrates the subdued nature of the local development landscape. According to the latest quarterly figures from AreaSearch, the local populace is forecast to expand by 1,050 residents through to 2041. If building rates remain at current paces, residential construction may not keep pace with population growth, potentially driving heightened buyer competition and supporting higher property valuations.
Frequently Asked Questions - Development
Development applications around Tuncurry
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.
AreaSearch tracks 6 current infrastructure and development projects inside Tuncurry, worth an estimated $696 million. A further 79 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $5.8 billion. 20 are already under construction and 20 are due for completion within three years. The pipeline spans residential development, communities and communities, precincts & urban renewal. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Local economic and social outcomes are substantially shaped by public infrastructure investments and major development initiatives. AreaSearch has tracked 12 key projects impacting the locality, prominent among which are the Tuncurry Village Hub, 15 Manning Street Mixed-Use Development, 1 Peel Street Residential Development, and The Lakes Way Road Upgrade - Boolambayte Section.
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
Tuncurry Village Hub
Tuncurry Village Hub is a comprehensive refurbishment of the former Tuncurry Plaza, transforming the long-dormant 4790 square metre site into a contemporary shopping and lifestyle destination for the Barrington Coast region. The redevelopment features three street frontages on Manning Street, Lake Street and Parkes Street, with light-filled walkways, a north-east facing dining precinct, and weather-protected outdoor spaces. The hub will accommodate 24 tenancies offering fresh food and local produce, health and wellness services, casual and contemporary dining, and essential community services.Approximately 110 car parks will be provided across rooftop and street-level parking. The project is scheduled to open in 2026.
Halliday Shores Retirement Village Expansion
Expansion of the Halliday Shores Retirement Village at Black Head Beach. The masterplanned retirement community continues to grow with development consent for an additional 143 villas, complementing the existing village and extensive resident facilities including a recreation centre, heated indoor pool, gym, spa and community amenities. Current marketing indicates the village is continuing staged delivery with new villas available for sale.
North Tuncurry Sustainable Community Development
A major state significant precinct delivering approximately 2,100 new homes, a village centre, and 13 hectares of employment land on a 615-hectare site. The project, rezoned in March 2023, dedicates 327 hectares (60% of the site) to conservation, protecting unique coastal ecology. Features include a reconfigured golf course, a new surf lifesaving facility, and extensive active transport links.
15 Manning Street Mixed-Use Development
Approved shop-top housing mixed-use project comprising 12 apartments (6 x 2-bed and 6 x 3-bed) above ground-level commercial premises (5 suites) with on-site parking. The development activates a long-vacant site in Tuncurry's main street and was granted development consent by MidCoast Council on 21 August 2024.
1 Peel Street Residential Development
A six-storey residential apartment block with 30 units (20 two-bedroom and 10 three-bedroom), and basement car parking, involving demolition of existing structures to provide modern housing in central Tuncurry. The design features open plan apartments, internalised courtyards for gathering, setback terraces, cross ventilation, masonry wall and concrete floor construction for temperature regulation, and northward orientation for most apartments to maximize solar access.
The Lakes Way Road Upgrade - Boolambayte Section
Road reconstruction project of a 3.6km stretch of The Lakes Way at Boolambayte to the west of Saw Pit Road. The upgrade included full reconstruction of road pavement, widening of lanes and road shoulders, improved drainage, and installation of guardrails and signage to improve safety for road users.
Lower Mid North Coast Health Service Project - Forster-Tuncurry Health Facility
The NSW Government is investing $180 million in the Lower Mid North Coast Health Service Project, which brings together the Manning Base Hospital Redevelopment Stage 2 and the Forster-Tuncurry health facility. Manning works are advancing through planning, public exhibition and contractor involvement, while planning for a Forster-Tuncurry health service model is continuing with options being considered with clinicians, stakeholders and the community.
Forster Gateway Development - The Lakes Way
Proposed redevelopment of a 25.12ha site along The Lakes Way, Forster, accommodating a mix of residential, commercial and conservation zones. The site includes the Great Lakes Tavern and bottleshop, a shopping complex, motel, cafe/bar and houses. The planning proposal, endorsed by MidCoast Council at its March 2025 ordinary meeting, is now before the NSW Department of Planning, Housing and Infrastructure for a gateway determination ahead of community consultation. The site has potential to provide approximately 135 dwellings across residential flat buildings, units, villas, dual occupancies, terrace houses and single dwellings in low-medium density residential and mixed-use zones.
2,129 residents of Tuncurry are employed, from a labour force of 2,258. Unemployment sits at 5.7%, with participation at 40.0%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local labour market features an even split between blue-collar and white-collar roles alongside strong representation in essential services, operating with an unemployment rate of 5.7%. Employed persons numbered 2,129 as of March 2026, while the jobless rate sits 1.6% above Regional NSW's rate of 4.1%. Workforce participation is markedly lower locally at 40.0% compared to Regional NSW's 60.6%. In addition, Census records show that only 9.4% of employed residents worked from home, though the influence of Covid-19 lockdown restrictions should be taken into account. Local workers are primarily engaged across retail trade, accommodation & food, and health care & social assistance.
Accommodation & food represents a major concentration, engaging workers at 1.8 times the regional average. Conversely, public administration & safety accounts for merely 4.3% of the local workforce, trailing the 7.5% share observed across Regional NSW. Comparing the number of local jobs to resident workers suggests relatively few employment opportunities situated directly within the community. AreaSearch evaluation of ABS and SALM figures indicates that in the year to March 2026, the local workforce contracted by 3.3% while employment dropped 3.7%, resulting in an unemployment rate uptick of 0.4 percentage points. Across Regional NSW, employment fell by 0.9% and the labour supply dropped 0.4%, leading to a 0.5 percentage point rise. Broader demand patterns can be evaluated via Jobs and Skills Australia national forecasts from Mar-26. Projected nationally at 6.6% over five years and 13.7% over ten years, employment growth varies widely across specific sectors. Applying these national industry forecasts to the resident job profile suggests local employment could expand by 6.8% over five years and 14.0% over ten years, representing an illustrative weighting calculation that excludes localized demographic projections.
Frequently Asked Questions - Employment
Median household income in Tuncurry is $854 a week (about $44,000 a year), with median personal income at $499 a week. ATO records put median taxable income at $38,018 a year against an average of $49,287. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
ATO taxation data compiled by AreaSearch for financial year 2023 indicates a median taxpayer income of $38,018 and an average of $49,287 in the Tuncurry SA2. These figures trail national standards and sit beneath Regional NSW benchmarks of $52,390 (median) and $65,215 (average). Accounting for Wage Price Index gains of 10.32% since financial year 2023 produces estimated levels of approximately $41,941 (median) and $54,373 (average) as of March 2026. Across national income distributions, Census personal, family, and household earnings all sit between the 0th and 3rd percentiles. The largest local earning segment comprises 38.7% of residents (2,412 people) taking home $400 - 799, whereas the broader region is led by 29.9% in the $1,500 - 2,999 bracket.
With 47.3% earning under $800/week, household spending capacity is tightly constrained, and severe affordability pressures leave only 83.5% of income remaining, placing the area at the 3rd percentile.
Frequently Asked Questions - Income
Tuncurry had 2,988 occupied dwellings at the 2021 Census, 54% detached houses and 21% apartments. 17% are owned with a mortgage, 29% rented and 54% owned outright. At that Census the median rent was $310 a week and the median mortgage repayment $1,322 a month. Rent absorbs 36.3% of household income here and mortgage repayments 35.7%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census records indicate that Tuncurry's residential stock consists of 54.3% houses and 45.7% other dwellings (incorporating apartments, semi-detached properties, and 'other' dwellings), contrasting with 82.6% houses and 17.4% other dwellings across Regional NSW. Outright property ownership is elevated at 54.3%, while remaining properties are divided between rented homes (29.0%) and mortgaged dwellings (16.8%). Financing and rental costs sit well below regional and national standards: local median monthly mortgage repayments are $1,322 compared to $1,733 in Regional NSW and $1,863 nationally, while median weekly rent is $310 compared to $330 in Regional NSW and $375 across Australia.
Frequently Asked Questions - Housing
Tuncurry counted 2,988 households at the 2021 Census, averaging 1.9 people each. 12% are couples with children, fewer than in 96% of areas nationally, against 34% couples without children. 41% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the majority of households at 56.8%, broken down into couples without children (34.0%), couples with children (11.9%), and single parent families (10.1%). Non-family living arrangements account for the remaining 43.2%, consisting of lone person households (40.6%) and group households (2.6%). The typical local household comprises 1.9 people, lower than the Regional NSW average of 2.4.
Frequently Asked Questions - Households
10.0% of adults in Tuncurry hold a university qualification, including 7.5% with a bachelor degree and 1.3% with postgraduate qualifications, lower than 90% of areas nationally. A further 32.9% hold a vocational qualification. 5 schools serve the area, with 1,154 enrolment places and an average ICSEA of 959 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Attainment figures point to educational challenges locally, with 10.0% of residents holding tertiary qualifications against a NSW benchmark of 32.2%. Bachelor degrees comprise the largest higher education component at 7.5%, followed by postgraduate qualifications at 1.3% and graduate diplomas at 1.2%. Technical qualifications are widespread, with 42.7% of individuals aged 15+ holding vocational credentials, including certificates (32.9%) and advanced diplomas (9.8%). Formal educational participation engages 19.7% of local residents. This comprises 7.2% attending primary school, 5.9% enrolled in secondary education, and 1.5% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tuncurry reaches 92 stops on 24 routes, timetabled for about 400 services a week. The typical home sits about 110 m from its nearest stop. Households keep an average of 0.9 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transit infrastructure in Tuncurry includes 92 active stops providing bus services across 24 routes, generating a combined 404 weekly passenger trips. Network coverage is strong, with residents located an average of 105 meters from their nearest stop. Commuters rely predominantly on private vehicles, with driving accounting for 90% of journeys and walking representing 8%. Vehicle ownership sits below regional norms at 0.9 per dwelling, while 9.4% worked from home according to the 2021 Census during potential pandemic-related conditions. Public bus routes maintain an average schedule of 57 trips per day across the network, translating to roughly 4 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
49.7% of residents in Tuncurry report no long-term health condition, a less healthy profile than 92% of areas nationally. 13.6% need daily assistance with core activities, and 46.0% hold private health cover. The standardised death rate runs at 6.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Evaluations by AreaSearch regarding mortality and chronic condition incidence highlight critical public health issues across Tuncurry, with multiple conditions impacting both younger and older cohorts. Private health insurance coverage is notably constrained at approximately 46% of the population (~2,867 people), tracking below the Regional NSW level of 51.9% and the national rate of 55.7%. Arthritis and mental health issues represent the primary chronic ailments in the community, diagnosed in 15.4 and 9.5% of residents respectively, while 49.7% reported being free of medical conditions compared to 63.3% across Regional NSW. High rates of chronic illness affect working-age residents.
Seniors aged 65 and over make up 44.5% of the local population (2,774 people), far exceeding the 23.3% share across Regional NSW, with senior health indicators generally aligning with broader national benchmarks.
Frequently Asked Questions - Health
Tuncurry is largely Australian-born, at 88.9% of residents, with 3.5% speaking a language other than English at home. The largest reported ancestries are English (33.7%) and Australian (33.5%). 3.7% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics in Tuncurry remain below broader averages, with 88.9% of residents born in Australia, 92.3% holding citizenship, and 96.5% speaking exclusively English at home. Christianity forms the dominant religious faith, representing 64.6% of residents compared to 55.9% across Regional NSW. In terms of parental lineage, the leading ancestry backgrounds reported are English (33.7%), Australian (33.5%), and Irish (8.5%). Minor differences appear among other heritages, with Australian Aboriginal background accounting for 3.7% in Tuncurry (compared to 4.6% regionally), Welsh at 0.5% (vs 0.5%), and Maltese at 0.4% (vs 0.4%).
Frequently Asked Questions - Diversity
The median resident of Tuncurry is 61, older than 99% of areas nationally. That is 1 year younger than at the 2021 Census. 15.7% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Tuncurry functions distinctly as a lifestyle and retirement community. As of August 2026, AreaSearch estimates show 44.5% of the community in retirement age brackets (65+) compared to 23.3% across Regional NSW, while youth and young adults (0 - 24) represent 17.4% against 29.3% regionally. The estimated median age sits at 61 as at August 2026, down from 62 at the 2021 Census, but exceeding the Regional NSW Census median of 43 and the national figure of 38. Young to middle-aged adults (25 - 44) grew from 13.2% at the Census to an estimated 16.1%.
Projections to 2041 indicate older cohorts will absorb most future growth by adding 395 residents (14%) to reach 3,169, while the 25 - 44 cohort will record the fastest expansion, rising 28% to 1,287.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Tuncurry
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 2 months ago all 6 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 38 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (6,376 at the 2021 Census → 6,233 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (108011154). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.