Dubbo

Dubbo lies within the top quartile of areas nationally for population growth performance according to AreaSearch analysis of recent, and medium to long-term trends

As of Nov 2025, Dubbo's population is estimated at around 45,622, reflecting an increase of 2,106 people since the 2021 Census. The population was 43,516 in 2021. This growth is inferred from AreaSearch's estimation of the resident population as 45,099, following examination of the latest ERP data release by the ABS (June 2024), and an additional 1,240 validated new addresses since the Census date. The population density ratio is 46 persons per square kilometer. Dubbo's growth rate of 4.8% since the 2021 census exceeded both the SA4 region (3.4%) and the SA3 area. Natural growth contributed approximately 54.0% of overall population gains recently.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, NSW State Government's SA2-level projections released in 2022 with a base year of 2021 are used. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Considering projected demographic shifts, the suburb is expected to increase by 8,270 persons to 2041 based on aggregated SA2-level projections, reflecting a total increase of 17.1% over the 17 years.

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

AreaSearch analysis of ABS building approval numbers shows Dubbo recorded around 364 residential properties granted approval per year over the past five financial years, totalling an estimated 1821 homes. As of FY26213 approvals have been recorded. Over these five years, an average of 1.3 new residents was associated with each dwelling constructed. This suggests a balanced supply and demand in Dubbo's residential market.

The average construction cost value for new homes was $383000, which is below regional levels, indicating more accessible housing choices for buyers. In FY26, commercial approvals worth $173.7 million have been registered, reflecting robust local business investment. Compared to the Rest of NSW, Dubbo demonstrates moderately higher construction activity, with 48% above the regional average per person over the five-year period. This preserves reasonable buyer options while sustaining existing property demand.

Recent construction comprises 59% standalone homes and 41% townhouses or apartments, marking a shift from the area's existing housing composition of 84% houses. This change may reflect decreasing availability of developable sites and changing lifestyles seeking more diverse, affordable housing options. Dubbo's population density is around 117 people per approval, indicating a low-density area. Future projections estimate Dubbo will add 7778 residents by 2041. At current development rates, new housing supply should comfortably meet demand, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Dubbo has strong levels of nearby infrastructure activity, ranking in the top 30% nationally

Infrastructure changes significantly influence an area's performance. AreaSearch identified 29 projects likely impacting the area. Notable ones are Central-West Orana Renewable Energy Zone, New Dubbo Bridge, The Village Southlakes, and Keswick Estate Residential Development. Below is a list of most relevant projects.

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. As of June 2025, the unemployment rate is 2.6%.

The area's unemployment rate is 1.1% lower than Rest of NSW's rate of 3.7%, and workforce participation is higher at 63.3% compared to Rest of NSW's 56.4%. Dominant employment sectors among residents include health care & social assistance, retail trade, and education & training. Health care & social assistance has notable concentration with employment levels at 1.2 times the regional average. Agriculture, forestry & fishing is under-represented with only 2.5% of Dubbo's workforce compared to 5.3% in Rest of NSW.

Many residents commute elsewhere for work based on Census working population data. From June 2024 to June 2025, the labour force decreased by 1.8% while employment declined by 2.9%, causing unemployment rate to rise by 1.1 percentage points. In comparison, Rest of NSW saw employment fall by 0.1%, labour force expand by 0.3%, and unemployment rise by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 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, based on simple weighting extrapolation for illustrative purposes.

Income levels align closely with national averages, indicating typical economic conditions for Australian communities according to AreaSearch analysis

Dubbo's median income among taxpayers was $54,145 in financial year 2022. The average income stood at $63,936 during the same period. This compares to figures for Rest of NSW of $49,459 and $62,998 respectively. As of September 2025, current estimates project Dubbo's median income to be approximately $60,973 and average income to reach around $71,998, based on Wage Price Index growth of 12.61% since financial year 2022. According to the 2021 Census, personal income in Dubbo ranks at the 63rd percentile with a weekly income of $876. Household income sits at the 46th percentile. Income analysis shows that 35.1% of residents (16,013 people) fall within the $1,500 - 2,999 income bracket, which is also dominant in the surrounding region with 29.9%. After housing expenses, 85.9% of income remains for other expenses. Dubbo'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, comprised 83.5% houses and 16.6% other dwellings such as semi-detached units, apartments, and 'other' dwellings. This is compared 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 the remaining dwellings either mortgaged (35.7%) or rented (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 1 June 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 account for 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 constitute the remaining 30.4%, with lone person households at 26.9% and group households comprising 3.5%. The median household size is 2.5 people, which aligns with the average for the Rest of NSW.

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

Dubbo's educational qualifications lag behind regional averages; 23.2% of residents aged 15+ hold university degrees compared to NSW's 32.2%. Bachelor degrees are most common at 15.8%, followed by postgraduate qualifications (5.1%) and graduate diplomas (2.3%). Vocational credentials are prominent, with 38.3% of residents holding such qualifications; advanced diplomas account for 9.5% while certificates make up 28.8%. Educational participation is high at 31.7%, including 12.1% in primary education, 8.3% in secondary education, and 3.0% pursuing tertiary education.

Dubbo has 25 schools serving 8,627 students with varied educational conditions (ICSEA: 922). The school mix includes 10 primary, 6 secondary, and 8 K-12 schools; one specialist school addresses specific learning needs. Note: for schools with 'n/a' enrolments, refer to the parent campus.

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

Transport analysis in Dubbo shows 989 active transport stops operating. These include both train and bus services. There are 93 individual routes servicing these stops, collectively providing 2,058 weekly passenger trips.

Residents have excellent transport accessibility, with an average distance of 142 meters to the nearest stop. Service frequency averages 294 trips per day across all routes, equating to approximately 2 weekly trips per 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.

The rate of private health cover is approximately 52%, which is higher than the average SA2 area and compares to 49.7% across Rest of NSW. This covers around 23,828 people in Dubbo. The most prevalent medical conditions are asthma and mental health issues, affecting 9.6% and 9.0% of residents respectively. However, 65.4% of residents report having no medical ailments, compared to 64.1% across Rest of NSW. Dubbo has 16.8% of residents aged 65 and over, which is lower than the 19.5% in Rest of NSW. While health outcomes among seniors present some challenges requiring additional attention, overall health outcomes require consideration.

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

Dubbo's cultural diversity was found to be below average, with 85.1% of its population being Australian citizens, born in Australia (88.6%), and speaking English only at home (90.3%). Christianity is the predominant religion in Dubbo, comprising 63.6%, compared to 65.6% across the Rest of NSW. The top three ancestry groups in Dubbo are Australian (30.8%), English (27.7%), and Australian Aboriginal (11.3%).

Notably, Sri Lankan (0.2%) and Lebanese (0.2%) ethnicities are overrepresented compared to regional averages of 0.1% each. Irish ethnicity is equally represented in Dubbo at 8.2%, matching the regional average.

Dubbo's population is younger than the national pattern

Dubbo's median age is 34, which is lower than the Rest of NSW figure of 43 and Australia's median age of 38. Compared to the Rest of NSW average, Dubbo has an over-representation of the 25-34 cohort at 16.6% locally, while the 65-74 year-olds are under-represented at 8.7%. Between 2021 and present, the 35 to 44 age group has increased from 12.3% to 13.3% of Dubbo's population. Conversely, the 55 to 64 cohort has declined from 11.1% to 9.9%, and the 45 to 54 group has dropped from 11.2% to 10.1%. Demographic modeling indicates that Dubbo's age profile will significantly change by 2041. The 35 to 44 age cohort is projected to expand notably, increasing by 1,971 people (32%) from 6,067 to 8,039. Meanwhile, the 55 to 64 cohort is projected to grow by a modest 0% (13 people).