Dubbo

Population growth drivers in Dubbo are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch, Dubbo's population is estimated at around 45,574 as of Nov 2025. This reflects an increase of 2,058 people (4.7%) since the 2021 Census, which reported a population of 43,516 people. The change is inferred from the resident population of 45,095 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 1,240 validated new addresses since the Census date. This level of population equates to a density ratio of 46 persons per square kilometer. Dubbo's growth of 4.7% since the 2021 census exceeded the SA4 region's 3.0%, marking it as a growth leader in the region. Population growth was primarily driven by natural growth, contributing approximately 54.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections, released in 2022 with 2021 as the base year. Growth rates by age group are applied to all areas for years 2032 to 2041. Considering projected demographic shifts, an above median population growth of Australia's regional areas is projected. The Dubbo statistical area (Lv2) is expected to expand by 8,270 persons to 2041 based on aggregated SA2-level projections, reflecting a total increase of 17.2% over the 17 years.

AreaSearch assessment of residential development activity positions Dubbo among the top 25% of areas assessed nationwide

AreaSearch analysis indicates Dubbo recorded approximately 364 residential property approvals per year over the past five financial years. This totals an estimated 1823 homes from FY-21 to FY-25. As of FY-26243 approvals have been recorded. On average, each new dwelling constructed between FY-21 and FY-25 accommodated 1.3 new residents per year.

This suggests a balanced supply and demand dynamic, maintaining stable market conditions with an average construction value of $383,000 for new dwellings. In FY-26, $172.3 million in commercial approvals have been registered, indicating robust commercial development activity. Compared to the rest of NSW, Dubbo has seen 48.0% more development per capita over the past five years. This balance supports buyer choice while sustaining current property values.

Recent construction comprises 59.0% detached houses and 41.0% medium to high-density housing, expanding affordable options alongside traditional family housing. This shift reflects reduced availability of development sites and evolving lifestyle demands. Dubbo's population density is approximately 117 people per approval, indicating a low-density area. According to AreaSearch's latest quarterly estimate, Dubbo is projected to add 7826 residents by 2041. At current development rates, new housing supply should comfortably meet demand, presenting favourable conditions for buyers and potentially supporting population growth beyond current projections.

Dubbo has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 29 projects likely affecting the region. Notable ones include Central-West Orana Renewable Energy Zone, New Dubbo Bridge, The Village Southlakes, and Keswick Estate Residential Development. Below is a list detailing those most relevant.

Professional plan users can use the search below to filter and access additional projects.

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.

AreaSearch assessment positions Dubbo ahead of most Australian regions for employment performance

Dubbo has a skilled workforce with essential services sectors well represented. Its unemployment rate is 2.5%, as per AreaSearch's aggregation of statistical area data.

As of September 2025, there are 22,098 residents employed, with an unemployment rate at 1.3% below Rest of NSW's rate of 3.8%. Workforce participation in Dubbo is high at 63.3%, compared to Rest of NSW's 56.4%. Employment is concentrated in health care & social assistance, retail trade, and education & training. The area specializes particularly in health care & social assistance, with an employment share 1.2 times the regional level.

Conversely, agriculture, forestry & fishing shows lower representation at 2.5% compared to the regional average of 5.3%. Many residents commute elsewhere for work, as indicated by Census data on working population to local population count. In the 12-month period ending September 2025, Dubbo's labour force decreased by 3.9%, and employment decreased by 4.5%, resulting in a rise of 0.7 percentage points in unemployment rate. In comparison, Rest of NSW had an employment decline of 0.5% and labour force decline of 0.1%, with unemployment rising by 0.4 percentage points. State-level data as of 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with a 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 national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Dubbo's employment mix suggests local employment should increase by 6.6% over five years and 13.9% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localised population projections.

The area's income profile falls below national averages based on AreaSearch analysis

AreaSearch's latest postcode level ATO data for financial year ending June 2023 indicates that Dubbo suburb has lower median income of $54,145 and average income of $63,936 compared to national averages. Rest of NSW shows median income of $52,390 and average income of $65,215 in the same period. By September 2025, estimated incomes based on Wage Price Index growth would be approximately $58,942 (median) and $69,601 (average). Census data shows personal income rank at 63rd percentile ($876 weekly), with household income at 46th percentile. Income distribution reveals that 35.1% of Dubbo residents fall within the $1,500 - 2,999 bracket, similar to regional levels (29.9%). After housing expenses, 85.9% of income remains for other expenses. The suburb's SEIFA income ranking places it in the 4th decile.

Dubbo is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

Dwelling structure in Dubbo, as evaluated at the latest Census held on 28 August 2016, consisted of 83.5% houses and 16.6% other dwellings such as semi-detached homes, apartments, and 'other' dwellings. This compares to Non-Metro NSW's dwelling structure of 88.0% houses and 12.1% other dwellings. Home ownership in Dubbo stood at 29.3%, with mortgaged dwellings accounting for 35.7% and rented dwellings making up 35.0%. The median monthly mortgage repayment in Dubbo was $1,582, higher than Non-Metro NSW's average of $1,450. Meanwhile, the median weekly rent figure in Dubbo was recorded at $310, compared to Non-Metro NSW's $280. Nationally, Dubbo's mortgage repayments were significantly lower than the Australian average of $1,863, as reported on 27 May 2021, while rents were substantially below the national figure of $375 for the same period.

Dubbo has a typical household mix, with a fairly typical median household size

Family households constitute 69.6% of all households, including 29.1% couples with children, 26.6% couples without children, and 12.8% single parent families. Non-family households comprise the remaining 30.4%, with lone person households at 26.9% and group households making up 3.5%. The median household size is 2.5 people, which aligns with the Rest of NSW average.

Educational outcomes in Dubbo fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

Educational qualifications in Dubbo trail regional benchmarks, with 23.2% of residents aged 15 years and over holding university degrees compared to the state average of 32.2%. The most common qualification is bachelor degrees at 15.8%, followed by postgraduate qualifications at 5.1% and graduate diplomas at 2.3%. Vocational credentials are also prevalent, with 38.3% of residents aged 15 years and over holding such qualifications – advanced diplomas account for 9.5% while certificates make up 28.8%. Educational participation is high, with 31.7% of residents currently enrolled in formal education.

This includes 12.1% in primary education, 8.3% in secondary education, and 3.0% pursuing tertiary education.

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

Transport analysis in Dubbo shows 1,029 active transport stops operating, consisting of both train and bus services. These stops are served by 94 individual routes, collectively facilitating 1,960 weekly passenger trips. Transport accessibility is rated highly, with residents typically located 142 meters from the nearest stop.

Service frequency averages 280 trips per day across all routes, equating to approximately one weekly trip per individual stop.

Health performance in Dubbo is lower than average with common health conditions somewhat prevalent across the board, though to a slightly higher degree among older age cohorts

Dubbo faces significant health challenges. Common health conditions are somewhat prevalent across all age groups but slightly more so among older cohorts.

Approximately 52% of Dubbo's total population (~23,803 people) has private health cover, compared to the Rest of NSW average of 50.1%. The most common medical conditions in Dubbo are asthma and mental health issues, affecting 9.6 and 9.0% of residents respectively. Conversely, 65.4% of residents report being completely clear of medical ailments, compared to 64.1% across the Rest of NSW. As of 2016, Dubbo has 16.8% of its population aged 65 and over (7,656 people), which is lower than the 19.5% in the Rest of NSW. However, health outcomes among seniors require more attention than those for the broader population.

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

Dubbo had a cultural diversity index of below average, with 85.1% of its population being Australian citizens, 88.6% born in Australia, and 90.3% speaking English only at home. Christianity was the predominant religion in Dubbo, accounting for 63.6% of the population, compared to 65.6% across the Rest of NSW. The top three ancestry groups were Australian (30.8%), English (27.7%), and Australian Aboriginal (11.3%).

Some ethnic groups showed notable differences: Sri Lankan was overrepresented at 0.2% in Dubbo, compared to 0.1% regionally; Lebanese was also overrepresented at 0.2%, compared to 0.1%; Irish ancestry remained consistent at 8.2%.

Dubbo's population is younger than the national pattern

Dubbo has a median age of 34, which is lower than the Rest of NSW figure of 43 and significantly lower than Australia's median age of 38 years. Compared to the Rest of NSW average, Dubbo has an over-representation of the 25-34 cohort at 16.6%, while the 65-74 year-olds are under-represented at 8.7%. Between 2021 and present, the 35-44 age group has increased from 12.3% to 13.3% of Dubbo's population. Conversely, the 55-64 cohort has declined from 11.1% to 9.9%, and the 45-54 group has dropped from 11.2% to 10.1%. Demographic modeling suggests Dubbo's age profile will change significantly by 2041. The 35-44 age cohort is projected to expand notably, increasing by 1,976 people (33%) from 6,061 to 8,038. Meanwhile, the 55-64 cohort is projected to grow by a modest 0%, adding only 19 people.