Finley

Finley has shown very soft population growth performance across periods assessed by AreaSearch

Based on ABS population updates and AreaSearch validations for the broader area, the estimated population of the suburb of Finley is around 2,627 as of Feb 2026. This reflects an increase of 172 people (7.0%) since the 2021 Census, which reported a population of 2,455 people. The change was inferred from AreaSearch's resident population estimate of 2,571 following examination of the latest ERP data release by the ABS in June 2024 and an additional 70 validated new addresses since the Census date. This level of population equates to a density ratio of 4.9 persons per square kilometer. Finley's growth of 7.0% since the 2021 census exceeded the Rest of NSW (5.9%). Population growth was primarily driven by overseas migration, contributing approximately 68.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered, AreaSearch utilises NSW State Government's SA2 level projections released in 2022 with a base year of 2021. Growth rates by age group are applied to all areas for years 2032 to 2041. Future population trends suggest an increase just below the median of Australia's non-metropolitan areas, with the suburb expected to increase by 179 persons to 2041 based on aggregated SA2-level projections, reflecting a total increase of 4.7% over the 17 years.

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

AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, shows Finley has around 13 residential properties granted approval annually. Over the past five financial years, from FY-21 to FY-25, approximately 68 homes were approved, with an additional 13 approved so far in FY-26.

Despite a declining population in recent years, development activity has been adequate relative to the population, which is positive for buyers. The average construction value of new homes is $485,000, indicating developers are targeting the premium market segment with higher-end properties. Compared to the Rest of NSW, Finley maintains similar construction rates per person, keeping market balance consistent with the broader area.

Recent building activity consists entirely of standalone homes, preserving the area's low density nature and attracting space-seeking buyers. The estimated population per dwelling approval is 356 people. Population forecasts indicate Finley will gain 123 residents by 2041, according to the latest AreaSearch quarterly estimate. With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified two projects likely affecting the area: Burma Road Land-Lease Lifestyle Village Estate, Future Tocumwal - Town Centre Transformation, Edward River Growth Strategy 2050, and VNI West (NSW section). The following details those most relevant.

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While Finley retains a healthy unemployment rate of 3.8%, recent employment declines have impacted its national performance ranking

Finley has a balanced workforce with diverse sector representation. As of December 2025, the unemployment rate is 3.8%. This figure matches Regional NSW's rate of 3.9% at that time.

Workforce participation in Finley stands at 63.4%, slightly higher than Regional NSW's 61.3%. According to Census responses, only 12.6% of residents work from home. Employment is concentrated in agriculture, forestry & fishing (employing 4.6 times the regional level), health care & social assistance, and education & training. Public administration & safety employs just 1.7% of local workers, below Regional NSW's 7.5%.

Over the year to December 2025, labour force levels decreased by 2.0%, while employment declined by 2.7%, resulting in a rise in unemployment rate by 0.7 percentage points. National employment forecasts from Jobs and Skills Australia project growth of 6.6% over five years and 12.4% over ten years for Finley, based on industry-specific projections applied to the local employment mix.

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

AreaSearch's latest postcode level ATO data for financial year ending June 2023 shows that median income in Finley is $43,609 and average income is $53,322. This is lower than the national averages of $52,390 (median) and $65,215 (average). In Regional NSW, these figures are higher at $52,390 (median) and $65,215 (average). Based on Wage Price Index growth from financial year ending June 2023 to September 2025, estimated median income in Finley would be approximately $47,473 and average income $58,046. According to the 2021 Census, incomes in Finley fall between the 5th and 16th percentiles nationally. Income brackets indicate that 30.8% of Finley's population earns within the $400 - $799 range, compared to metropolitan regions where 29.9% earn within the $1,500 - $2,999 range. Despite modest housing costs allowing for 90.0% income retention, total disposable income ranks at just the 11th percentile nationally.

Finley is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

The dwelling structure in Finley, as evaluated at the latest Census, consisted of 91.4% houses and 8.5% other dwellings (semi-detached, apartments, 'other' dwellings). This compared to Regional NSW's 82.6% houses and 17.4% other dwellings. Home ownership in Finley was at 46.6%, with mortgaged dwellings at 30.1% and rented ones at 23.3%. The median monthly mortgage repayment in the area was $953, while the median weekly rent figure was recorded at $175. Nationally, Finley's mortgage repayments were significantly lower than the Australian average of $1,863, while rents were substantially below the national figure of $375.

Finley features high concentrations of lone person households, with a lower-than-average median household size

Family households constitute 62.9% of all households, including 19.8% couples with children, 32.9% couples without children, and 9.7% single parent families. Non-family households comprise the remaining 37.1%, with lone person households at 34.6% and group households making up 2.3%. The median household size is 2.2 people, smaller than the Regional NSW average of 2.4.

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

The area's university qualification rate is 16.0%, significantly lower than the NSW average of 32.2%. Bachelor degrees are most common at 12.9%, followed by postgraduate qualifications (2.1%) and graduate diplomas (1.0%). Vocational credentials are held by 41.8% of residents aged 15+, with advanced diplomas at 8.3% and certificates at 33.5%. Educational participation is high, with 29.3% currently enrolled in formal education.

This includes 11.6% in primary education, 9.9% in secondary education, and 1.7% pursuing tertiary education.

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

The analysis of public transport in Finley indicates that there are currently 50 active transport stops in operation. These stops cater to a mix of bus services. A total of 23 individual routes service these stops, collectively facilitating 206 weekly passenger trips. The accessibility of transport in the area is rated as good, with residents typically located approximately 348 meters from their nearest transport stop. As Finley is predominantly residential, most commuting patterns show residents traveling outward. Car remains the primary mode of transportation for residents at 87%, with walking accounting for 10% of trips.

On average, there are 1.4 vehicles per dwelling in the area. According to the 2021 Census, a relatively low 12.6% of residents work from home, which may be reflective of COVID-19 conditions at the time of data collection. The service frequency averages approximately 29 trips per day across all routes, equating to roughly 4 weekly trips per individual stop.

Health performance in Finley is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Health data indicates significant health challenges in Finley. AreaSearch's assessment found notable prevalence of common health conditions across both younger and older age cohorts. Approximately 48% (~1,263 people) had private health cover, compared to Regional NSW's 51.9% and the national average of 55.7%.

The most prevalent medical conditions were arthritis (14.0%) and asthma (10.2%), while 54.2% reported being free from medical ailments, compared to Regional NSW's 63.3%. Working-age residents face significant health challenges due to high chronic condition rates. Finley has 32.5% of residents aged 65 and over (853 people), higher than Regional NSW's 23.4%. Senior health outcomes present some challenges, generally aligning with national rankings.

The latest Census data sees Finley placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Finley's population was found to be predominantly culturally homogeneous, with 83.7% being Australian citizens, 91.2% born in Australia, and 96.5% speaking English only at home. Christianity was the dominant religion in Finley, comprising 63.9% of its population, compared to 55.9% across Regional NSW. The top three ancestry groups were Australian (33.2%), English (31.4%), and Irish (9.6%).

Notably, Scottish ancestry was overrepresented at 8.9%, compared to the regional average of 8.0%. New Zealand ancestry stood at 0.9% in Finley versus 0.4% regionally, while Sri Lankan ancestry was recorded at 0.3% compared to a regional average of 0.1%.

Finley ranks among the oldest 10% of areas nationwide

Finley's median age is 51 years, significantly higher than the Regional NSW average of 43 and the Australian median of 38. Compared to Regional NSW, Finley has a notably over-represented 75-84 cohort (11.8%) and under-represented 35-44 age group (8.7%). The 75-84 concentration is well above the national average of 6.1%. Post-2021 Census data shows the 75 to 84 age group grew from 10.2% to 11.8%, while the 5 to 14 cohort declined from 11.7% to 10.7%. By 2041, Finley's demographic shift will be led by the 75 to 84 group growing by 22% (68 people), reaching 378 from 309. The aging population trend is clear, with those aged 65 and above comprising 68% of projected growth. Conversely, both the 65-74 and 5-14 age groups are expected to see reduced numbers.