Finley

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

As of May 2026, the estimated population of the suburb of Finley is around 2,580. This reflects an increase from the 2021 Census figure of 2,455 people, marking a growth of 125 individuals (5.1%). The latest resident population estimate by AreaSearch is 2,574, based on examination of the June 2025 ABS ERP data release and validation of 72 new addresses since the Census date. This results in a population density ratio of 4.8 persons per square kilometer. Finley's growth rate exceeded both its SA3 area (4.8%) and the Rest of NSW, positioning it as a regional growth leader. Overseas migration contributed approximately 68.0% to overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021. Future population trends suggest an increase just below the median of Australia's non-metropolitan areas, with an expected growth of 194 persons to 2041 based on aggregated SA2-level projections, reflecting a total increase of 7.3% over the 16-year period.

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 for Finley shows approximately 13 residential properties granted approval annually. Over the past five financial years, from FY-21 to FY-25, around 68 homes were approved, with a further 16 approved in FY-26 so far.

The average population growth associated with these dwellings is 0.5 people per year over the same period. This indicates that supply is meeting or exceeding demand, offering greater buyer choice and supporting potential population growth above projections. The average construction value of new homes is $485,000, suggesting developers are targeting the premium market segment with higher-end properties.

Compared to the Rest of NSW, Finley maintains similar construction rates per person, preserving market balance consistent with the broader area. Recent building activity consists entirely of standalone homes, maintaining the area's low density nature and attracting space-seeking buyers. As of now, there are an estimated 365 people in the area for each dwelling approval, reflecting its quiet development environment. Population forecasts indicate Finley will gain 188 residents by 2041, according to AreaSearch's latest quarterly estimate. With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers and potentially enabling growth that exceeds current forecasts.

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

Infrastructure changes significantly influence an area's performance. AreaSearch identified two projects likely impacting the region: Burma Road Land-Lease Lifestyle Village Estate and Future Tocumwal - Town Centre Transformation. Other notable initiatives include Edward River Growth Strategy 2050 and VNI West (NSW section).

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

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

Finley's workforce comprises both white and blue collar jobs with diverse sector representation. Its unemployment rate was 3.8% as of December 2025, according to AreaSearch's statistical area data aggregation. As of that month, 1,350 residents were employed while the unemployment rate was 0.2% lower than Regional NSW's rate of 3.9%.

Workforce participation stood at 63.8%, slightly higher than Regional NSW's 60.5%. Census responses indicated that only 12.6% of residents worked from home, though Covid-19 lockdown impacts should be considered. Employment in Finley is concentrated in agriculture, forestry & fishing, health care & social assistance, and education & training sectors. The area has a particularly strong specialization in agriculture, forestry & fishing, with an employment share 4.6 times the regional level.

In contrast, public administration & safety employs only 1.7% of local workers, below Regional NSW's 7.5%. Over the 12 months to December 2025, labour force levels decreased by 2.2% while employment declined by 2.7%, leading to a rise in unemployment rate by 0.6 percentage points. This contrasts with Regional NSW where employment contracted by 1.2%, the labour force fell by 0.8%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Finley. Applying these industry-specific projections to Finley's employment mix indicates local employment should increase by 5.6% over five years and 12.4% over ten years, based on a simple weighting extrapolation for illustrative purposes that does not take into account localised 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 that in Finley, median income is $43,609 and average income is $53,322. Nationally, median income is higher at $52,390 with an average of $65,215. By March 2026, estimated incomes would be approximately $48,109 (median) and $58,825 (average), based on a 10.32% Wage Price Index growth since financial year 2023. According to the 2021 Census, Finley's household, family, and personal incomes fall between the 5th and 16th percentiles nationally. Income brackets reveal that 30.8% of Finley's population (794 individuals) earn within the $400 - $799 range, unlike 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

Finley's dwelling structure, as per the latest Census, consisted of 91.4% houses and 8.5% other dwellings. In comparison, Regional NSW had 82.6% houses and 17.4% other dwellings. Home ownership in Finley was 46.6%, with mortgaged dwellings at 30.1% and rented ones at 23.3%. The median monthly mortgage repayment in the area was $953, lower than Regional NSW's average of $1,733. The median weekly rent figure in Finley was $175, compared to Regional NSW's $330. Nationally, Finley's mortgage repayments were significantly lower at $953 compared to 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 account for 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 constitute 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, which is 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%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 12.9%, followed by postgraduate qualifications (2.1%) and graduate diplomas (1.0%). Trade and technical skills are prominent, with 41.8% of residents aged 15+ holding vocational credentials – advanced diplomas (8.3%) and certificates (33.5%).

Educational participation is 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

The analysis of public transportation in Finley indicates that there are 50 active transport stops currently operating within the area. These stops serve a mix of bus routes, with a total of 23 individual routes providing service. Collectively, these routes facilitate 206 weekly passenger trips. The accessibility of transport is rated as good, with residents typically located approximately 348 meters from their nearest transport stop. As Finley is primarily residential, most residents commute outward from the area. The dominant mode of transportation remains car usage at 87%, while 10% of residents walk to their destinations.

On average, there are 1.4 vehicles per dwelling in the area. According to the 2021 Census data (which may reflect COVID-19 conditions), only 12.6% of Finley's residents work from home. The service frequency averages 29 trips per day across all routes, which equates to approximately 4 weekly trips per individual 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, as assessed by AreaSearch through mortality rates and chronic condition prevalence. Several health conditions impact both younger and older age groups. Private health cover is low at 48% of Finley's total population (~1,240 people), compared to 51.9% in Regional NSW and the national average of 55.7%.

The most prevalent medical conditions are arthritis (14.0%) and asthma (10.2%). Conversely, 54.2% of residents report no medical ailments, lower than the 63.3% in Regional NSW. Working-age residents face notable health challenges due to high chronic condition rates. Finley has a higher proportion of seniors aged 65 and over at 33.0% (851 people), compared to 23.4% in Regional NSW. Health outcomes among seniors are broadly inline with national rankings, indicating some challenges.

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 cultural diversity was found to be below average, with 83.7% of its population being citizens, 91.2% born in Australia, and 96.5% speaking English only at home. Christianity is the main religion in Finley, comprising 63.9% of people, compared to 55.9% across Regional NSW. The top three ancestry groups in Finley are Australian (33.2%), English (31.4%), and Irish (9.6%).

Notably, Scottish ancestry is overrepresented at 8.9%, compared to 8.0% regionally, while New Zealand ancestry is also higher at 0.9% versus 0.4%. Sri Lankan ancestry shows a smaller but notable divergence, with Finley reporting 0.3% compared to the 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 the Regional NSW average, Finley has a notably over-represented 75-84 cohort at 12.6%, while the 35-44 age group is under-represented at 8.4%. The 75-84 concentration in Finley is well above the national average of 6.1%. Post-2021 Census data shows the 75 to 84 age group has grown from 10.2% to 12.6%, while the 5 to 14 cohort has declined from 11.7% to 10.8%. By 2041, Finley's age composition is expected to shift notably. The 75 to 84 group is projected to grow by 22% (72 people), reaching 398 from 325. Those aged 65 and above are expected to comprise 56% of the population growth. Conversely, both the 65-74 and 5-14 age groups are projected to decrease in number.