Tweed Heads South

An assessment of population growth drivers in Tweed Heads South reveals an overall ranking slightly below national averages considering recent, and medium term trends

Tweed Heads South's population is 8,579 as of Nov 2025. This figure shows an increase of 156 people since the 2021 Census, which reported a population of 8,423. The change is inferred from ABS data: an estimated resident population of 8,583 in June 2024 and 143 validated new addresses since the Census date. This results in a density ratio of 1,014 persons per square kilometer, roughly inline with averages seen across other locations assessed by AreaSearch. Tweed Heads South's growth rate of 1.9% since the census is within 1.4 percentage points of the SA4 region's growth rate of 3.3%, indicating competitive growth fundamentals. Overseas migration contributed approximately 54.5% of overall population gains during recent periods, driving primary growth in the area.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with a base year of 2021. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Based on demographic trends and the latest annual ERP population numbers, Tweed Heads South is expected to increase by 562 persons to 2041, reflecting a gain of 6.5% in total over the 17-year period.

AreaSearch assessment of residential development drivers sees a low level of activity in Tweed Heads South, placing the area among the bottom 25% of areas assessed nationally

Tweed Heads South has granted approximately 33 residential property approvals annually. Over the past five financial years, from FY21 to FY25165 homes were approved, with a further six approved in FY26. On average, around 1.2 new residents have arrived per new home each year over these five years, suggesting balanced supply and demand, creating stable market conditions. However, this has increased to 13.2 people per dwelling over the past two financial years, indicating growing demand and tightening supply.

The average construction value of new homes is $199,000, which is below regional levels, offering more affordable housing options for buyers. This year alone, $50.4 million in commercial development approvals have been recorded, reflecting significant local business investment. Compared to the rest of NSW, Tweed Heads South has seen slightly higher development activity, with 27.0% more approvals per person over the past five years.

Recent construction comprises 81.0% detached dwellings and 19.0% attached dwellings, maintaining the area's suburban identity and catering to buyers seeking space for families. Notably, developers are constructing a higher proportion of detached housing compared to existing patterns (51.0% at Census), reflecting strong demand for family homes despite densification trends. The location has approximately 1564 people per dwelling approval, indicating an established market. Future projections estimate that Tweed Heads South will add around 557 residents by 2041, based on the latest AreaSearch quarterly estimate. Given current development patterns, new housing supply is expected to meet demand, providing favorable conditions for buyers and potentially facilitating further population growth beyond current projections.

Tweed Heads South has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch identified 17 projects likely affecting the region. Notable ones are Enid Street Residential Towers (13-19), Rivendell Drive Warehouse and Light Industry Development, Tweed Heads South Supported Accommodation, and Terranora Creek Foreshore Rehabilitation. The following list details those most relevant.

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The labour market performance in Tweed Heads South lags significantly behind most other regions nationally

Tweed Heads South has a balanced workforce with both white and blue collar jobs. Essential services sectors are well represented, and the unemployment rate is 4.7%.

As of September 2025, there are 3,129 residents employed, with an unemployment rate of 4.7%, which is 0.8% higher than Rest of NSW's rate of 3.8%. Workforce participation in Tweed Heads South is lower at 42.8%, compared to Rest of NSW's 56.4%. Key industries of employment among residents are health care & social assistance, accommodation & food, and retail trade. The area has a strong specialization in accommodation & food, with an employment share of 1.8 times the regional level.

Conversely, agriculture, forestry & fishing is under-represented, with only 0.9% of Tweed Heads South's workforce compared to 5.3% in Rest of NSW. The ratio of 0.8 workers for each resident indicates a higher level of local employment opportunities than the norm. Between September 2024 and September 2025, labour force decreased by 2.4%, while employment decreased by 1.5%, resulting in a fall of 0.9 percentage points in the unemployment rate. In contrast, Rest of NSW experienced an employment decline of 0.5% and a labour force decline of 0.1%, with a rise of 0.4 percentage points in unemployment. As of 25-Nov-25, NSW employment contracted by 0.03%, losing 2,260 jobs, with the state unemployment rate at 3.9%. Nationally, the unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase over five years and 13.7% over ten years. Applying these projections to Tweed Heads South's employment mix suggests local employment should increase by 6.6% over five years and 13.8% over ten years.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

The Tweed Heads South SA2 had a median taxpayer income of $40,932 and an average income of $50,906 in the financial year 2022, according to postcode level ATO data aggregated by AreaSearch. This was below the national average for that year. The Rest of NSW had a median income of $49,459 and an average income of $62,998 during the same period. Based on Wage Price Index growth from financial year 2022 to September 2025, estimated incomes would be approximately $46,094 (median) and $57,325 (average). The 2021 Census figures showed that household, family, and personal incomes in Tweed Heads South fell between the 2nd and 6th percentiles nationally. Income analysis revealed that 33.0% of residents earned between $400 and $799 per week (2,831 people), contrasting with regional levels where the dominant income bracket was $1,500 to $2,999 at 29.9%. The concentration of 42.3% in sub-$800 weekly brackets highlighted economic challenges for a significant portion of the community. Housing affordability pressures were severe, with only 78.3% of income remaining after housing costs, ranking at the 3rd percentile nationally.

Tweed Heads South displays a diverse mix of dwelling types, with above-average rates of outright home ownership

Tweed Heads South's dwelling structure, as per the latest Census, consisted of 50.7% houses and 49.3% other dwellings (semi-detached, apartments, 'other' dwellings). Non-Metro NSW had a higher proportion of houses at 66.3%, with 33.8% being other dwellings. Home ownership in Tweed Heads South stood at 47.5%, compared to mortgaged dwellings at 21.9% and rented ones at 30.5%. The median monthly mortgage repayment was $1,733, lower than Non-Metro NSW's average of $1,872. The median weekly rent in Tweed Heads South was $390, slightly higher than the national average of $375. Nationally, mortgage repayments were higher at $1,863.

Tweed Heads South features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households constitute 57.6% of all households, including 15.4% couples with children, 28.0% couples without children, and 12.9% single parent families. Non-family households account for the remaining 42.4%, with lone person households at 37.9% and group households comprising 4.5%. The median household size is 2.1 people, which is smaller than the Rest of NSW average of 2.4.

Tweed Heads South faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area has university qualification rates of 13.6%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most common at 9.8%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.5%). Trade and technical skills are prevalent, with 39.5% of residents aged 15+ holding vocational credentials - advanced diplomas (10.3%) and certificates (29.2%). Education is actively pursued by 23.0% of the population, including 7.7% in primary education, 6.5% in secondary education, and 3.0% pursuing tertiary education.

A substantial 23.0% of the population actively pursues formal education. This includes 7.7% in primary education, 6.5% in secondary education, and 3.0% pursuing tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Transport analysis indicates 62 active stops in Tweed Heads South, served by buses via 58 routes. These routes facilitate 1,431 weekly passenger trips. Residents' proximity to transport is excellent, with an average distance of 186 meters to the nearest stop.

Service frequency averages 204 daily trips across all routes, equating to approximately 23 weekly trips per individual stop.

Health performance in Tweed Heads South is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Tweed Heads South faces significant health challenges, with various conditions affecting both younger and older residents. The private health cover rate is low at approximately 46% (around 3,980 people), compared to 49.3% across Rest of NSW and the national average of 55.3%. Arthritis and mental health issues are the most prevalent conditions, affecting 13.6% and 9.5% of residents respectively.

However, 54.0% of residents report having no medical ailments, compared to 64.2% across Rest of NSW. The area has a higher proportion of seniors aged 65 and over at 33.5% (2,874 people), compared to the 26.1% in Rest of NSW. Senior health outcomes present challenges broadly aligned with the general population's health profile.

Tweed Heads South ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Tweed Heads South, surveyed in June 2016, had low cultural diversity with 87.1% citizens, 78.9% born in Australia, and 92.4% speaking English only at home. Christianity was the dominant religion, at 57.8%, compared to 51.3% regionally. Top ancestral groups were English (32.4%), Australian (26.6%), and Irish (8.7%).

Notably, Australian Aboriginal (4.7%) and New Zealand (0.9%) and Maori (0.7%) groups had higher representation than regional averages of 3.0%, 0.7%, and 0.5% respectively.

Tweed Heads South ranks among the oldest 10% of areas nationwide

The median age in Tweed Heads South is 53, which is considerably higher than the Rest of NSW figure of 43 and substantially exceeds the national norm of 38. Compared to Rest of NSW, Tweed Heads South has a higher concentration of residents aged 75-84 (12.7%) but fewer residents aged 5-14 (9.1%). This 75-84 concentration is well above the national figure of 6.0%. Between the 2021 Census and the present, the median age has decreased by 1 year from 54 to 53, indicating a shift towards a younger demographic. Specifically, the 35 to 44 age group has grown from 9.2% to 10.9%, while the 0 to 4 cohort increased from 4.0% to 5.3%. Conversely, the 65 to 74 cohort has declined from 15.6% to 14.0%, and the 75 to 84 group dropped from 14.0% to 12.7%. By 2041, demographic modeling suggests that Tweed Heads South's age profile will evolve significantly. The 25 to 34 age cohort is projected to grow steadily, expanding by 184 people (21%) from 861 to 1,046. Meanwhile, both the 65 to 74 and 55 to 64 age groups are expected to see reduced numbers.