Chart Color Schemes
This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Dubbo is $681k, with units at $473k. House values have moved 8.2% 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.
Find a Recent Sale
Sales Detail
Dubbo has an estimated 45,833 residents, up from 43,516 at the 2021 Census — a change of 2,317 people, or 5.3%. Growth has averaged 0.9% a year over five years. 1,367 new addresses have been validated here since Census night. Natural increase accounts for 54.0% of that increase. Density is about 46 people per 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
In the suburb of Dubbo, population levels reach roughly 45,833 as of Aug 2026, according to AreaSearch evaluations combining broader ABS population updates and post-Census validated new addresses. Compared to the 43,516 people counted at the 2021 Census, this represents an addition of 2,317 people (5.3%). This net expansion is calculated from an estimated resident population of 45,409 drawn from the ABS ERP release in June 2025 alongside 1,367 validated new addresses identified since the Census benchmark. The resulting population density is 46 persons per square kilometer, ensuring a spacious living environment for residents.
With a 5.3% expansion rate following the 2021 census, the suburb of Dubbo outpaced both the SA4 region (2.9%) and the surrounding SA3 district to rank as a regional growth frontrunner. Natural increase served as the primary growth engine, generating around 54.0% of recent population additions. SA2 demographic projections sourced from ABS/Geoscience Australia (published in 2024 with a 2022 baseline) form the basis of AreaSearch's modeling for the suburb of Dubbo, supplemented where necessary by NSW State Government SA2 forecasts (released in 2022 utilizing a 2021 base year). Age-specific expansion trajectories derived from these datasets are applied to all localities through 2032 to 2041. Over the coming years, the suburb of Dubbo is forecast to outpace non-metropolitan median growth trends, expanding by 7,635 persons to 2041 under aggregated SA2 projections and securing a cumulative 15.7% gain over the 16 years.
Frequently Asked Questions - Population
1,830 new dwellings have been approved in Dubbo over the past five years, an average of 366 a year. That places the area in the 82nd percentile for residential development activity nationally, about 8 approvals per 1,000 residents a year. Of the 362 dwellings approved in the latest reporting year, 58% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 378, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Statistical building approval data from the ABS evaluated by AreaSearch indicates that Dubbo has averaged roughly 366 residential approvals per year. Across the last 5 financial years (between FY-21 and FY-25), roughly 1,830 dwellings were approved, with FY-25 recording 378 to date. Inflow ratios over the past 5 financial years (between FY-21 and FY-25) show an average of 1.1 new residents arriving per approved home, demonstrating balanced supply-demand dynamics that foster market stability. Construction costs for these new residential dwellings average $436,000. Additionally, non-residential activity has been strong, with $172.3 million in commercial approvals recorded during this financial year reflecting solid corporate investment locally.
Dubbo's residential pipeline outpaces Rest of NSW (exceeding the regional per capita benchmark by 47.0% across the 5 year timeframe), providing ample options for purchasers while safeguarding established asset values. Composition of new building activity comprises 58.0% standalone houses and 42.0% attached housing formats. This expanding proportion of medium-density construction introduces a diverse spectrum of price points, balancing generous family floorplans with accessible, entry-level designs. Such patterns diverge sharply from the prevailing built form (where separate houses constitute 84.0%), reflecting constraints on greenfield land supply as well as shifting lifestyle demands and affordability pressures. A metric of roughly 109 persons per approved dwelling characterizes Dubbo as a low-density urban setting. According to the most recent AreaSearch quarterly modeling, Dubbo is forecast to expand by 7,211 residents by 2041. The prevailing pace of residential construction is well positioned to absorb this influx, ensuring favorable conditions for purchasers and providing capacity to support population expansion beyond baseline forecasts.
Frequently Asked Questions - Development
Development applications around Dubbo
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 23 current infrastructure and development projects inside Dubbo, worth an estimated $27.2 billion. A further 66 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $37 billion. 29 are already under construction and 33 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. 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
Area momentum is substantially shaped by civil works, strategic initiatives, and major project developments. AreaSearch has pinpointed 29 major infrastructure schemes anticipated to influence Dubbo. Prominent projects comprise the Central-West Orana Renewable Energy Zone, New Dubbo Bridge, The Village Southlakes, and Keswick Estate Residential Development, with significant undertakings outlined below.
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
Central-West Orana Renewable Energy Zone
Australia's first Renewable Energy Zone (REZ) spans approximately 20,000 square kilometres around Dubbo and Dunedoo. The project involves constructing 90km of 500kV and 150km of 330kV transmission lines, energy hubs at Merotherie and Elong Elong, and a switching station at Barigan Creek to unlock initial network capacity growing to 6 GW by 2038. Construction commenced in June 2025 with energisation targeted for 2028, led by EnergyCo and delivery partner ACEREZ.
Dubbo Residential Rehabilitation Centre
A purpose-built 24-bed facility providing withdrawal and residential rehabilitation services for alcohol and drug dependency. The project features a south communal wing and northern residential wing designed by Fulton Trotter Architects. It incorporates culturally appropriate design for the Aboriginal community, landscaping for privacy, and therapeutic outdoor spaces. Construction began in May 2026 and is expected to take 14 months.
NSW SES Western Zone Headquarters Dubbo
A new purpose-built headquarters for the NSW State Emergency Service (SES) Western Zone, currently nearing completion in the Blueridge Business Park on the eastern edge of Dubbo. The 3.1 million dollar facility replaces the existing Wingewarra Street office and will serve as the primary regional base for SES operations across western New South Wales. The development includes a Level 3 Incident Control Centre to coordinate large-scale emergencies, an open-plan operations room with significantly expanded capacity, flood rescue coordination areas, dedicated media and briefing rooms, expanded logistics space, an administration office, kitchen, amenities, secure warehouse and 61 car parking spaces.The site fronts both the Mitchell Highway (Wellington Road) and Blueridge Drive, with palisade fencing, motorised sliding gates, illuminated signage and 24/7 operational capability. The project forms part of a 27 million dollar NSW Government investment to upgrade five regional SES headquarters across the state, alongside facilities at Wagga Wagga, Goulburn, Lismore and Beresfield.
The Village Southlakes
A $32 million neighbourhood retail destination anchored by a full-line Coles supermarket and Liquorland. The 7,968 sqm centre includes 17 specialty stores, 3 kiosks, and a car wash facility. Designed as a community hub for the Southlakes Estate, it features over 300 car parks, electric vehicle charging stations, and solar power harvesting. The project serves a growing catchment of 19,000 residents and is the primary convenience hub for the South Dubbo residential precinct.
New Dubbo Bridge (Aunty Pearl Gibbs Bridge)
Construction of a 660-metre, dual-lane, 20-span, high-level bridge over the Macquarie River and floodplain, using 89 piles and 123 reinforced concrete girders to carry an approximately 5,000-tonne deck. The project includes 2.2km of new Newell Highway realignment and intersection upgrades at Whylandra, River, Thompson and Bourke Streets. Designed to ease central Dubbo congestion and maintain flood-event access, it supports future development of around 5,500 new homes in the region. In December 2025 the bridge was officially named the Aunty Pearl Gibbs Bridge, honouring the Aboriginal rights activist.As of mid-2026 the structure is complete, with surfacing, lighting, drainage and intersection works underway; opening to traffic is targeted for mid-2026, with full project completion including approach roads expected by late 2026, weather permitting.
Dubbo Firming Power Station
An approved gas-fired firming power station in the heavy industrial zone of north Dubbo, designed to support the Central-West Orana Renewable Energy Zone. The original 2024 approval permits a 64 MW dual-fuel power plant (open-cycle gas turbine or reciprocating engine), a 20 MW hydrogen electrolysis facility, gas storage pipeline and connection to the existing gas network. Squadron Energy has lodged a modification request to increase generation capacity from 64 MW to 180 MW and introduce reciprocating engine technology.Both generation technologies are capable of running on hydrogen blends of up to 25 percent. The plant will provide back-up electricity during periods of low renewable generation and peak demand, expected to support up to 150 construction jobs and 5 ongoing operational roles. Treated water for hydrogen production will be supplied from a new advanced wastewater treatment facility at Dubbo Sewerage Treatment Plant, jointly funded with Dubbo Regional Council.
Southlakes Estate
Southlakes Estate is Dubbo's premier master-planned community, currently expanding to accommodate over 2300 dwellings. The development features an integrated lifestyle design with eight permanent lakes, landscaped parklands, and extensive cycleways. A major milestone for 2026 is the opening of 'The Village Southlakes', a $32 million retail hub anchored by Coles and Liquorland, scheduled for completion in July 2026. The estate offers diverse housing options including land lots, semi-detached dwellings, and the Delta Shores gated community.
Keswick Estate Residential Development
A large-scale residential development in South Dubbo offering affordable land lots and house packages, totaling 992 homes on 177 hectares, developed in phases by Dubbo Regional Council and Maas Group Properties.
22,345 residents of Dubbo are employed, from a labour force of 22,785. Unemployment sits at 1.9%, with participation at 63.4%. 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. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Dubbo possesses a proficient local workforce with substantial concentration across essential community industries, alongside a low jobless rate of 1.9% based on AreaSearch statistical aggregations. Employed locals stood at 22,345 as of March 2026. The local unemployment level sits 2.2% under the Regional NSW rate of 4.1%, while labour market participation tracks normally at 63.4% against 60.6% across Regional NSW. Census records identified that a modest 8.6% of workers operated from home, though pandemic-era movement restrictions at the time should be noted. Leading fields of resident employment are health care & social assistance, retail trade, and education & training.
The local economy exhibits marked specialization in health care & social assistance, capturing an employment share 1.2 times that of the wider region. In contrast, agriculture, forestry & fishing accounts for only 2.5% of workers compared to the regional proportion of 5.3%. A comparison between Census working figures and the local resident base suggests a substantial share of workers travel outside the immediate area for their jobs, despite available positions locally. According to AreaSearch evaluations that combine SALM and ABS information from wider statistical zones, the workforce shrank by 2.1% during the year to March 2026, and job numbers fell by 1.4%, which pushed the unemployment rate down by 0.7 percentage points. In contrast, Regional NSW saw a 0.9% drop in employment alongside a 0.4% reduction in the labour force, leading to a 0.5 percentage point rise in unemployment. Jobs and Skills Australia's national employment forecasts from Mar-26 provide additional perspective on likely future demand in Dubbo. These outlooks span five and ten-year horizons and have been overlaid with local employment data to project growth trends. Although national employment is projected to grow by 6.6% over five years and 13.7% over ten years, expansion varies widely across different industries. When these sector-specific estimates are applied to Dubbo's job composition, local employment is expected to rise by 6.6% over five years and 13.9% over ten years (this is a basic weighting exercise for demonstration purposes and does not incorporate local population projections).
Frequently Asked Questions - Employment
Median household income in Dubbo is $1,690 a week (about $88,000 a year), with median personal income at $876 a week. ATO records put median taxable income at $54,145 a year against an average of $63,936. 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 postcode-level records for financial year 2023 examined by AreaSearch indicate that personal earnings in Dubbo trail nationwide benchmarks, recording a median of $54,145 and an average of $63,936. By comparison, Regional NSW registered a median income of $52,390 alongside an average of $65,215. Factoring in Wage Price Index movement of 10.32% from financial year 2023 yields updated estimates of roughly $59,733 for the median and $70,534 for the average as of March 2026. According to the 2021 Census, individual income was positioned at the 63rd percentile ($876 weekly), while household earnings sat at the 46th percentile.
The most prevalent income tier is the $1,500 - 2,999 bracket, capturing 35.1% of residents (16,087 people), which aligns with the broader regional figure of 29.9%. Residents retain 85.9% of their income after meeting housing commitments, and the district falls within the 5th decile of the SEIFA income distribution.
Frequently Asked Questions - Income
Dubbo had 15,498 occupied dwellings at the 2021 Census, 84% detached houses and 7% apartments. 36% are owned with a mortgage, 35% rented and 29% owned outright. At that Census the median rent was $310 a week and the median mortgage repayment $1,582 a month. Rent absorbs 18.3% of household income here and mortgage repayments 21.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the latest Census, the housing inventory in Dubbo was made up of 83.5% standalone houses and 16.6% semi-detached dwellings, apartments, or other residential formats, compared to 82.6% houses and 17.4% other dwellings across Regional NSW. Outright home ownership stood at 29.3%, falling behind the Regional NSW benchmark, while the remaining stock was divided between mortgaged properties (35.7%) and rental accommodation (35.0%). Median monthly mortgage costs were $1,582, lower than the Regional NSW figure of $1,733, while median weekly rent was $310 compared to $330 regionally. On a nationwide scale, Dubbo's mortgage payments sit well below the Australian average of $1,863, and weekly rents are markedly lower than the national benchmark of $375.
Frequently Asked Questions - Housing
Dubbo counted 15,498 households at the 2021 Census, an estimated 16,323 today, averaging 2.5 people each. 29% are couples with children, against 27% couples without children. 27% 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
Family structures represent 69.6% of local households, consisting of couples with children (29.1%), couples without children (26.6%), and single-parent arrangements (12.8%). The remaining 30.4% comprises non-family living situations, with lone-occupant residences accounting for 26.9% and group households making up 3.5%. The average household size stands at 2.5 people, exceeding the Regional NSW norm of 2.4.
Frequently Asked Questions - Households
23.2% of adults in Dubbo hold a university qualification, including 15.8% with a bachelor degree and 5.1% with postgraduate qualifications. A further 28.8% hold a vocational qualification. 25 schools serve the area, with 8,627 enrolment places and an average ICSEA of 922 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
Higher educational attainment in Dubbo sits below regional averages, with 23.2% of individuals aged 15+ holding a tertiary degree compared to 32.2% across NSW. This variance indicates scope for continuing skills development within the local community. Bachelor degree holders account for 15.8%, followed by postgraduate degrees at 5.1% and graduate diplomas at 2.3%. Vocational and technical qualifications are widespread, with 38.3% of residents aged 15+ holding technical credentials, comprising advanced diplomas (9.5%) and certificates (28.8%). Participation across learning institutions is prominent, with 31.7% of the local population currently enrolled in education.
Within this cohort, 12.1% attend primary school, 8.3% are in secondary education, and 3.0% are undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Dubbo reaches 1,034 stops on 98 routes, timetabled for about 2,600 services a week. The typical home sits about 140 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.5 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
An assessment of Dubbo's public transit network identifies 1,034 active bus and train stops. These interchange points are linked across 98 distinct routes, providing a collective total of 2,557 weekly passenger trips. Transit connectivity is rated as excellent, with the average home positioned 142 meters from the nearest stop. Given the area's predominantly residential character, travel is primarily outbound, with private vehicles serving as the dominant transport mode at 95%. Vehicle ownership sits at an average of 1.5 motor vehicles per household. Census data from 2021 recorded a relatively low 8.6% of residents working from home, a figure potentially influenced by COVID-19 circumstances.
Transit route frequency averages 365 trips per day across the network, translating to roughly 2 weekly trips per individual stop. The accompanying mapping illustrates the 100 closest stops relative to the center of the area.
Frequently Asked Questions - Transport
Transport Stops Detail
65.4% of residents in Dubbo report no long-term health condition, a less healthy profile than 87% of areas nationally. 5.9% need daily assistance with core activities, and 52.2% hold private health cover. The standardised death rate runs at 7.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Assessment of health indicators by AreaSearch points to notable medical challenges across Dubbo, reflected in elevated mortality and chronic condition rates spanning younger and older residents alike. Private health insurance coverage marginally surpasses the typical SA2 district, covering approximately 52% of all residents (~23,938 people). Asthma and mental health conditions are the most prevalent diagnosed ailments locally, impacting 9.6 and 9.0% of the community respectively. Meanwhile, 65.4% of residents reported having no chronic medical conditions, slightly higher than the 63.3% recorded for Regional NSW. Working-age citizens encounter measurable health burdens with higher incidences of chronic illness.
Residents aged 65 and over comprise 17.2% of the population (7,883 people), a smaller proportion than the 23.3% found across Regional NSW. Health measures among older demographics show specific challenges, aligning closely with broader nationwide patterns.
Frequently Asked Questions - Health
Dubbo is largely Australian-born, at 88.6% of residents, with 9.7% speaking a language other than English at home. The largest reported ancestries are Australian (30.8%) and English (27.7%). 11.3% 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
Dubbo demonstrates below-average cultural variety, with Australian citizens making up 85.1% of the community, 88.6% of residents born in Australia, and 90.3% using only English at home. Christianity represents the primary religious affiliation, accounting for 63.6% of local residents compared to 55.9% across Regional NSW. Regarding ancestral heritage based on parental birthplace, the leading identified ancestries in Dubbo are Australian (30.8%), English (27.7%), and Australian Aboriginal (11.3%), with the latter substantially higher than the regional average of 4.6%. Differences appear across other cultural communities as well: Sri Lankan heritage stands at 0.2% locally (versus 0.1% across the region), Lebanese background at 0.2% (matching 0.2% regionally), and Irish ancestry at 8.2% (compared to 8.8% regionally).
Frequently Asked Questions - Diversity
The median resident of Dubbo is 35, younger than 76% of areas nationally. 27.9% 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
Demographically, the suburb of Dubbo serves as a pronounced hub for young families. AreaSearch figures for August 2026 indicate that young to middle aged adults (25 - 44) make up 29.2% of the community, well above the 23.5% across Regional NSW, whereas seniors and retirees (65+) constitute 17.2% compared to 23.3% regionally. Consequently, the median age is estimated at 35, matching the 2021 Census figure and sitting 8 years younger than the Regional NSW median of 43 at that Census. Among individual life stages, mature adults and early retirees (45 - 64) reduced their share from 22.3% at the Census to an estimated 20.3%.
Moving toward 2041, the largest numerical gain is anticipated among young to middle aged adults, projected to expand by 3,298 residents (25%) to 16,681.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Dubbo
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 Suburb (SAL) 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 23 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 — 1,367 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (43,516 at the 2021 Census → 45,833 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 (SAL11299). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.