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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.
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ABS ERP | -- people | --
2021 Census | -- people
The median house price in Tweed Heads South is $1.18m, with units at $841k. House values have moved 6.9% 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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Tweed Heads South has an estimated 8,639 residents, up from 8,423 at the 2021 Census — a change of 216 people, or 2.6%. Growth has averaged 0.5% a year over five years, slower than 76% of areas nationally. 143 new addresses have been validated here since Census night. That puts 1,021 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
According to investigations by AreaSearch, the population of Tweed Heads South stands at approximately 8,639 as of May 2026. This represents an addition of 216 residents, or 2.6%, relative to the 8,423 individuals recorded in the 2021 Census. This growth is calculated using the June 2025 ABS estimated resident population of 8,637 along with 143 validated new addresses registered after the Census. The population density is 1,021 persons per square kilometer, which aligns closely with typical values across comparable areas. The local growth rate of 2.6% is within 1.1 percentage points of the wider SA4 region's 3.7% rate, indicating competitive local demand.
The primary driver of these population increases has been overseas migration, which accounted for roughly 50.9% of the gains. AreaSearch utilizes projections from the ABS and Geoscience Australia published in 2024 with a 2022 baseline for each SA2 district. Where this information is unavailable, projections from the NSW State Government released in 2022 using a 2021 baseline are substituted. The age-specific growth trajectories from these sources are extended to cover the years 2032 to 2041. Based on recent annual ERP figures, future growth is projected to track slightly under the median rate for regional Australian locations, with an expected increase of 483 individuals by 2041, representing a total expansion of 5.6% over the 16 years.
Frequently Asked Questions - Population
165 new dwellings have been approved in Tweed Heads South over the past five years, an average of 33 a year. That is 3.9 approvals per 1,000 residents. Of the 31 dwellings approved in the latest reporting year, 81% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 9, well below that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Tweed Heads South has maintained an average of approximately 33 new home approvals annually, resulting in 165 residential permits over the preceding 5 financial years. For the current FY-26 period, 9 approvals have been logged. The ratio of 1.3 new residents per approved dwelling registered between FY-21 and FY-25 points to balanced market conditions, though this metric has climbed to 13.4 people per home over the last 2 financial years, indicating tighter supply relative to rising demand. The average building cost for new residences is $199,000, which sits below the regional benchmark and offers more affordable entry points for buyers.
Additionally, commercial approvals have reached $50.4 million in the current financial year, highlighting strong local business investment. Development volume in Tweed Heads South is moderately higher than the Rest of NSW average, tracking 28.0% higher per capita over the 5 year period, which helps maintain options for buyers while supporting property values, despite a recent deceleration in building starts. Recent completions consist of 81.0% houses and 19.0% multi-unit dwellings, reinforcing a low-density suburban landscape favored by families. Builders are focusing more heavily on detached homes than historical statistics suggest (which stood at 51.0% at the Census), reflecting sustained appetite for spacious family homes despite general shifts toward higher density. There are approximately 1577 residents for every dwelling approval, pointing to a mature residential sector. Based on the most recent quarterly figures from AreaSearch, Tweed Heads South is projected to add 481 residents by 2041. Current building trends suggest that housing supply will easily accommodate this growth, offering favorable conditions for purchasers and potentially enabling expansion beyond the baseline forecast.
Frequently Asked Questions - Development
Development applications around Tweed Heads South
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 4 current infrastructure and development projects inside Tweed Heads South, worth an estimated $65 million. A further 170 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $44.7 billion. 47 are already under construction and 74 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 infrastructure projects, major developments, and urban planning decisions significantly shape regional growth. AreaSearch has identified 17 projects expected to influence the local area. Key developments include the 13-19 Enid Street Residential Towers, the Rivendell Drive Warehouse and Light Industry Development, Tweed Heads South Supported Accommodation, and the Terranora Creek Foreshore Rehabilitation, with further details provided on the most significant initiatives.
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
Rivendell Drive Warehouse and Light Industry Development
Construction of fifteen warehouse and light industry units, including demolition, landscaping, carparking and signage.
Terranora Creek Foreshore Rehabilitation
Rehabilitation of the foreshore along Terranora Creek, adjacent to Wyuna Road, Tweed Heads West. The $400,000 upgrade, funded by the NSW Government's Stronger Country Communities Program, includes the removal of old, unapproved, and unsafe structures, replacing them with rock walls to prevent erosion, installing two new stairs/ramps for community access, and adding a new pelican perch. Construction began mid-2025 and is expected to take approximately 8 weeks.
Tweed Heads South Supported Independent Living
Supported Independent Living (SIL) development providing 24 purpose-built disability accommodation units with onsite support services for NDIS participants in Tweed Heads South.
Edify Australia Build-To-Rent Development
Shop-top housing build-to-rent project delivering 34 apartments above ground-floor commercial tenancies on a 1,244 m2 site in central Tweed Heads. Council granted development consent in Aug 2024. Scheme includes basement parking and a rooftop terrace with pool and sustainability features.
Tweed Heads South Public School Upgrade
Upgrade delivering 11 new permanent learning spaces, a new library, a new entrance, extended and refurbished preschool, a new canteen and OOSH facilities, refurbished administration areas, and improved playground, sports court and outdoor spaces. Construction was completed in September 2024.
Tweed Heads Community Facilities Expansion
Expansion of community facilities in Tweed Heads, including upgrades to the library, community centre, and new youth spaces under the Tweed Shire Community Facilities Plan to serve a growing population.
Tweed Heads Social Housing Development
Proposed multi-storey social housing development by Homes NSW at 25-27 Boyd Street. Delivered as part of the Northern Rivers Flood Recovery Program, the project will feature 80 dwellings (46 one-bedroom and 34 two-bedroom units), accommodating around 120 new tenants. The facility will include a community room, basement car parking, and accessibility features for seniors with various levels of mobility.
Tweed Heads South Mixed Development
Mixed-use development featuring 89 residential apartments, ground floor retail spaces, and community facilities. Located near Tweed River with water views and modern sustainable design features.
3,223 residents of Tweed Heads South are employed, from a labour force of 3,395. Unemployment sits at 5.1%, with participation at 45.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 10,371, about 120% of the resident population, so the area draws in more workers than it sends out. 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 workforce displays a balanced mix of professional and industrial occupations, with strong representation in health and community services, a jobless rate of 5.1%, and annual employment growth estimated at 3.5%. As of March 2026, employed residents numbered 3,223, while the unemployment rate was 1.0 percentage points higher than the Regional NSW baseline of 4.1%. Workforce participation is notably lower, standing at 45.8% compared to the regional average of 60.6%. Census data indicates that only 10.6% of the workforce worked from home, though this figure was likely influenced by COVID-19 restrictions.
The primary employment sectors for local residents are health care & social assistance, accommodation & food, and retail trade. The accommodation & food sector is especially prominent, employing residents at 1.8 times the regional rate. Conversely, agriculture, forestry & fishing is minimally represented, employing 0.9% of the local workforce compared to 5.3% across Regional NSW. A Census ratio of 0.8 jobs per resident indicates a higher-than-average availability of positions within the local area. An analysis of SALM and ABS statistics shows that over the 12-month period, local employment grew by 3.5% and the labor force expanded by 3.9%, leading to a 0.4 percentage point increase in the unemployment rate. This contrasted with Regional NSW, where employment fell by 0.9% and the labor force shrank by 0.4%, leading to a 0.5 percentage point increase in unemployment. National employment projections from Jobs and Skills Australia as of May-25 offer additional context for potential future labor demand in Tweed Heads South. Over five and ten-year horizons, these national forecasts have been aligned with the local industry profile. While nationwide employment is projected to grow by 6.6% over five years and 13.7% over ten years, trends vary by sector. Applying these figures directly to the local industry mix yields projected employment growth for Tweed Heads South of 6.6% over five years and 13.8% over ten years, representing a simple weighted model based on current industry shares without adjusting for local population shifts.
Frequently Asked Questions - Employment
Median household income in Tweed Heads South is $949 a week (about $49,000 a year), with median personal income at $552 a week. ATO records put median taxable income at $44,110 a year against an average of $54,607. 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
Taxpayer data from the ATO released for financial year 2023 indicates that the Tweed Heads South SA2 recorded a median taxpayer income of $44,110 and an average income of $54,607. These figures are below national baselines and compare to $52,390 and $65,215 respectively for Regional NSW. Adjusting for a 10.32% rise in the Wage Price Index since financial year 2023, estimated incomes as of March 2026 are approximately $48,662 for the median and $60,242 for the average. In the 2021 Census, household, family, and individual incomes all ranked between the 2nd and 6th percentiles nationwide.
Income distribution shows that 33.0% of residents (2,850 people) earn within the $400 - 799 weekly range, whereas the wider region is led by the $1,500 - 2,999 bracket at 29.9%. Financial stress is common, with 42.3% of households living on weekly incomes below $800. Housing costs consume a significant portion of income, leaving only 78.3% of earnings remaining, which ranks in the 3rd percentile nationally.
Frequently Asked Questions - Income
Tweed Heads South had 3,711 occupied dwellings at the 2021 Census, 51% detached houses and 14% apartments. 22% are owned with a mortgage, 31% rented and 48% owned outright. At that Census the median rent was $390 a week and the median mortgage repayment $1,733 a month. Rent absorbs 41.1% of household income here and mortgage repayments 42.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, the housing mix in Tweed Heads South consisted of 50.7% separate houses and 49.3% semi-detached, apartment, or other dwelling types, compared to 82.6% houses and 17.4% other dwellings across Regional NSW. Home ownership was high at 47.5% of households, with the remaining tenures split between mortgaged properties at 21.9% and rental homes at 30.5%. The median monthly mortgage payment matched the Regional NSW median at $1,733, while the median weekly rent was $390, compared to regional figures of $1,733 and $330. Compared to national averages, local mortgage repayments are below the Australian median of $1,863, while rents exceed the national median of $375.
Frequently Asked Questions - Housing
Tweed Heads South counted 3,711 households at the 2021 Census, averaging 2.1 people each. 15% are couples with children, fewer than in 94% of areas nationally, against 28% couples without children. 38% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families comprise 57.6% of all households, consisting of 15.4% couples with children, 28.0% couples without children, and 12.9% single parents. The remaining 42.4% are non-family households, with single-person households representing 37.9% and group households accounting for 4.5%. The median household occupancy of 2.1 persons is lower than the Regional NSW average of 2.4.
Frequently Asked Questions - Households
13.6% of adults in Tweed Heads South hold a university qualification, including 9.8% with a bachelor degree and 2.3% with postgraduate qualifications, lower than 93% of areas nationally. A further 29.2% hold a vocational qualification. 8 schools serve the area, with 1,654 enrolment places and an average ICSEA of 915 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
Educational attainment in the area is lower than state benchmarks, with 13.6% of residents holding a university qualification compared to the NSW average of 32.2%. This difference presents an opportunity for targeted educational support. Among university graduates, Bachelor degrees are most common at 9.8%, followed by postgraduate degrees at 2.3% and graduate diplomas at 1.5%. Vocational training is highly prevalent, with 39.5% of residents aged 15+ holding a technical qualification, consisting of advanced diplomas at 10.3% and certificates at 29.2%. A total of 23.0% of the local population is enrolled in formal studies.
This group includes 7.7% in primary school, 6.5% in high school, and 3.0% enrolled in tertiary courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tweed Heads South reaches 75 stops on 58 routes, timetabled for about 1,500 services a week. The typical home sits about 180 m from its nearest stop. Buses carry the largest share of public transport commuters. 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 Tweed Heads South includes 75 active bus stops. These stops accommodate 58 distinct transit routes that facilitate 1,451 weekly passenger journeys. Accessibility is high, with residents living an average of 182 meters from their closest stop. Due to the area's residential profile, most workers travel outside the suburb for employment, with private vehicles remaining the primary mode of travel for 91% of commuters. Average vehicle ownership is 0.9 cars per household, which is below the regional average. A low proportion of 10.6% of residents worked from home according to the 2021 Census, which may reflect the pandemic conditions at that time.
Service frequency across all routes averages 207 daily trips, which translates to approximately 19 weekly trips for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
54.0% of residents in Tweed Heads South report no long-term health condition. 12.2% need daily assistance with core activities, and 46.8% hold private health cover. The standardised death rate runs at 5.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators in Tweed Heads South show challenges based on mortality statistics and the prevalence of long-term conditions. Health concerns are present across all demographics but are more concentrated among older residents, while the rate of private health insurance is low at approximately 47% of the population, representing about 4,043 people. This is lower than the Regional NSW rate of 51.9% and the national average of 55.7%. Arthritis and mental health conditions are the most prevalent diagnoses, affecting 13.6% and 9.5% of residents respectively. Conversely, 54.0% of the population reported having no chronic medical conditions, compared to 63.3% in Regional NSW.
Chronic conditions are elevated within the working-age population. Residents aged 65 and over make up 34.4% of the population (2,974 people), which is higher than the 23.4% regional average. Senior health profiles show some difficulties, though they rank more favorably on a national scale than the overall local population.
Frequently Asked Questions - Health
Tweed Heads South is largely Australian-born, at 78.9% of residents, with 7.6% speaking a language other than English at home. The largest reported ancestries are English (32.4%) and Australian (26.6%). 4.7% 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 show the area is below average, with citizens making up 87.1% of the population, 78.9% born in Australia, and 92.4% speaking only English at home. Christianity is the predominant religious affiliation, chosen by 57.8% of residents, compared to 55.9% across Regional NSW. The most common ancestral backgrounds reported in Tweed Heads South are English at 32.4%, Australian at 26.6%, and Irish at 8.7%. Certain demographics show distinct proportions relative to regional figures: Australian Aboriginal residents represent 4.7% of the population (compared to 4.6% regionally), while New Zealand ancestry is at 0.9% (vs 0.4%) and Maori ancestry is at 0.7% (vs 0.3%).
Frequently Asked Questions - Diversity
The median resident of Tweed Heads South is 53, older than 96% of areas nationally. That is 1 year younger than at the 2021 Census. 19.3% 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
The median age of 53 in Tweed Heads South is higher than the Regional NSW figure of 43 and the national average of 38. Compared to Regional NSW, the area has a higher proportion of residents aged 75 - 84 (13.2%) and fewer children aged 5 - 14 (9.0%). The 75 - 84 age bracket is also significantly above the national proportion of 6.1%. Since the 2021 Census, the 35 to 44 cohort has grown from 9.2% to 10.8% of the population, and the 0 to 4 group rose from 4.0% to 5.2%.
Conversely, the 65 to 74 cohort declined from 15.6% to 14.4%. Projections for 2041 indicate that the 25 to 34 age group will increase by 17% (adding 151 people) to reach 1,025 from 873, while the 65 to 74 and 55 to 64 brackets are expected to decrease.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Tweed Heads South
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 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) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 this month all 4 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 5 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) | Jul 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 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 — 143 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (8,423 at the 2021 Census → 8,639 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 May 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 (112031552). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.