Finley

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

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census, Finley's population is estimated at around 2,624 as of Nov 2025. This reflects an increase of 169 people (6.9%) since the 2021 Census, which reported a population of 2,455 people. The change is inferred from the resident population of 2,571 estimated by AreaSearch 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 6.9% growth since the 2021 census exceeded the non-metro area (5.7%), along with the SA3 area, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed 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 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 from these aggregations are applied to all areas for years 2032 to 2041. Future population trends indicate a population increase just below the median of Australia's non-metropolitan areas, with the area expected to increase by 180 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 1.8% in total 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 shows Finley had around 14 residential properties granted approval annually. Approximately 70 homes were approved over the past five financial years, from FY21 to FY25, with another 13 approved so far in FY26.

Despite population decline in recent years, development activity has been adequate relative to population changes. The average construction value of new homes is $485,000, indicating developers target the premium market segment with higher-end properties. Compared to 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. There are approximately 332 people per dwelling approval in the location, indicating potential for growth. Population forecasts suggest Finley will gain 47 residents by 2041, according to AreaSearch's latest quarterly estimate. With current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers and potentially enabling population growth that exceeds current forecasts.

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

AreaSearch has identified two major projects that could impact the area significantly. These include Burma Road Land-Lease Lifestyle Village Estate and Future Tocumwal - Town Centre Transformation. Additionally, Edward River Growth Strategy 2050 and VNI West (NSW section) have been noted as potential influences on the area's performance.

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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.

Finley shows employment indicators that trail behind approximately 70% of regions assessed across Australia

Finley's workforce spans white and blue collar jobs with diverse sector representation. As of September 2025, its unemployment rate is 3.7%.

Over the past year, employment stability has been relatively consistent, based on AreaSearch data aggregation. Finley's unemployment rate is 0.1% lower than Rest of NSW's rate of 3.8%, but workforce participation lags at 50.9% compared to Rest of NSW's 56.4%. Resident employment is concentrated in agriculture, forestry & fishing, health care & social assistance, and education & training. Agriculture, forestry & fishing shows strong specialization with an employment share 4.6 times the regional level.

Conversely, public administration & safety has lower representation at 1.7% versus the regional average of 7.5%. Limited local employment opportunities are indicated by Census working population vs resident population count. Over the 12 months to September 2025, Finley's employment increased by 0.2%, while labour force increased by 0.9%, raising unemployment rate by 0.7 percentage points. In contrast, Rest of NSW experienced employment decline of 0.5% and labour force decline of 0.1%, with a 0.4 percentage point rise in unemployment rate. State-level data to 25-Nov shows NSW employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. National unemployment rate stands at 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 Finley's employment mix suggests local employment should increase by 5.6% over five years and 12.4% over ten years, though this is a simple weighting extrapolation for illustrative purposes and does not account for localized population projections.

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 2023 shows Finley's median income among taxpayers is $43,609, with an average of $53,322. This is lower than the national average. Rest of NSW has a median income of $52,390 and an average of $65,215. Based on Wage Price Index growth of 8.86% since financial year 2023, estimated incomes for September 2025 would be approximately $47,473 (median) and $58,046 (average). The 2021 Census indicates household, family, and personal incomes in Finley fall between the 5th and 16th percentiles nationally. In Finley, 30.8% of individuals have earnings within the $400 - $799 range, unlike surrounding regions where 29.9% earn within the $1,500 - $2,999 range. Housing costs are modest in Finley, with 90.0% of income retained, but total disposable income ranks at just the 11th percentile nationally.

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

In Finley, as per the latest Census evaluation, 91.4% of dwellings were houses, with the remaining 8.5% comprising semi-detached homes, apartments, and other types of dwellings. This is compared to Non-Metro NSW's figures of 89.8% houses and 10.2% other dwellings. Home ownership in Finley stood at 46.6%, similar to Non-Metro NSW. The rest of the dwellings were either mortgaged (30.1%) or rented (23.3%). The median monthly mortgage repayment in Finley was $953, below the Non-Metro NSW average of $1,285 and the national average of $1,863. The median weekly rent figure in Finley was recorded at $175, compared to Non-Metro NSW's $235 and 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 make up the remaining 37.1%, with lone person households at 34.6% and group households comprising 2.3%. The median household size is 2.2 people, smaller than the Rest of NSW average of 2.3.

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 prevalent, with 41.8% of residents aged 15+ holding them, including advanced diplomas (8.3%) and certificates (33.5%). Educational participation is high at 29.3%, comprising 11.6% in primary education, 9.9% in secondary education, and 1.7% in tertiary education.

Educational participation is notably high, with 29.3% of residents 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

Analysis shows 52 active transport stops in Finley, consisting of both train and bus services. These stops are served by 23 individual routes that together offer 206 weekly passenger trips. Transport accessibility is rated good, with residents located an average of 348 meters from the nearest stop.

Service frequency averages 29 trips per day across all routes, equating to approximately 3 weekly trips per stop.

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

Finley faces significant health challenges with various conditions affecting both younger and older age groups. The rate of private health cover in Finley is approximately 48%, lower than the national average of 55.7%.

The most prevalent medical conditions are arthritis (14.0%) and asthma (10.2%). While 54.2% of residents report no medical ailments, this is lower than the Rest of NSW figure of 60.6%. Finley has a higher proportion of seniors aged 65 and over at 32.2%, compared to 30.5% in Rest of NSW. Despite this, health outcomes among seniors in Finley are better than those for the general population.

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 predominant religion in Finley, comprising 63.9% of its population, compared to 58.1% across Rest of 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 9.2%. Similarly, New Zealand ancestry was higher than the regional average at 0.9% versus 0.4%, and Sri Lankan ancestry was also slightly higher at 0.3% versus 0.1%.

Finley ranks among the oldest 10% of areas nationwide

Finley's median age at 51 years is significantly higher than the Rest of NSW average of 43 years and considerably older than the Australian median of 38 years. Compared to the Rest of NSW average, the 65-74 cohort is notably over-represented in Finley at 16.2%, while the 35-44 age group is under-represented at 8.4%. This concentration of the 65-74 age group is well above the national average of 9.4%. Post-2021 Census data shows that the 75 to 84 age group has grown from 10.2% to 11.7% of Finley's population, while the 5 to 14 cohort has declined from 11.7% to 10.9%. By 2041, Finley is expected to see notable shifts in its age composition. Leading this demographic shift, the 75 to 84 group will grow by 18 people, reaching 361 from 307. The aging population dynamic is clear, with those aged 65 and above comprising 72% of projected growth. Conversely, both the 45-54 and 65-74 age groups are expected to see reduced numbers.