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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Finley is $364k, with units at $260k. House values have moved 9.2% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Finley has an estimated 2,586 residents, up from 2,455 at the 2021 Census — a change of 131 people, or 5.3%. Growth has averaged 0.6% a year over five years. Overseas migration accounts for 68.0% of that increase. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
As of Aug 2026, the suburb of Finley has an estimated count of around 2,586 residents, derived from AreaSearch evaluating post-Census validated new addresses alongside ABS regional demographic updates. Compared to the 2021 Census tally of 2,455 people, this indicates an expansion of 131 people (5.3%). This trend is drawn from an estimated resident population of 2,578 via the ABS June 2025 ERP release, combined with 74 validated new addresses recorded post-Census. The suburb of Finley maintains a spacious density profile of 4.8 persons per square kilometer. Outpacing both Rest of NSW and the broader SA3 area (4.8%), the suburb of Finley established itself as a regional growth leader with its 5.3% increase since the 2021 census.
Inward overseas migration served as the primary catalyst, generating approximately 68.0% of all recent demographic gains. Projections published by ABS/Geoscience Australia in 2024 (using 2022 as a base) are applied by AreaSearch across each SA2, supplemented where necessary by NSW State Government SA2 forecasts released in 2022 (benchmarked to 2021). From 2032 to 2041, age-specific growth trajectories from these sources are integrated across all locations. Demographic models anticipate the suburb of Finley will track slightly underneath the non-metropolitan median, expanding by 211 persons to 2041 under aggregated SA2 projections, which represents a 7.8% cumulative gain across the 16 years.
Frequently Asked Questions - Population
45 new dwellings have been approved in Finley over the past five years, an average of 9 a year. That is 2.5 approvals per 1,000 residents. Approvals are currently running at an annualised 20, running ahead of that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Finley records an average of approximately 9 residential building approvals per year according to AreaSearch analysis of ABS figures, accumulating roughly 45 homes across the past 5 financial years. Within FY-25 to date, 20 approvals have been documented. Between FY-21 and FY-25, population intake averaged 2.1 people per year for every newly built dwelling, indicating sustained demand that underpins local property values alongside an average construction cost of $475,000 per dwelling. Residential development in Finley tracks well below regional benchmarks, registering 56.0% below the per-capita average for Rest of NSW, as well as sitting beneath national figures due to established settlement patterns and prospective planning limits.
While this subdued pipeline typically bolsters values and demand for established dwellings, building activity has recently accelerated. The supply mix is dominated by detached dwellings at 86.0%, with townhouses or apartments comprising 14.0%, reinforcing the spacious environment that appeals to detached-home buyers. Reflecting this low-density landscape, the area records around 159 people per dwelling approval. Projections derived from the latest AreaSearch quarterly figures indicate that Finley will add 203 residents leading up to 2041. Present building activity suggests the pipeline of residential construction will comfortably accommodate this influx, supporting favorable market conditions for purchasers and potentially enabling population expansion above current estimates.
Frequently Asked Questions - Development
Development applications around Finley
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 2 current infrastructure and development projects inside Finley, worth an estimated $115 million. A further 66 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $8.2 billion. 17 are already under construction and 23 are due for completion within three years. The pipeline spans health & medical, transport & logistics and sports & recreation. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Major infrastructure developments and urban planning initiatives play a fundamental role in shaping local performance. AreaSearch has highlighted 2 projects anticipated to influence the surrounding region, with notable initiatives including the Burma Road Land-Lease Lifestyle Village Estate, Future Tocumwal - Town Centre Transformation, Edward River Growth Strategy 2050, and VNI West (NSW section).
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Future Tocumwal - Town Centre Transformation
A long-term town centre renewal program led by Berrigan Shire Council to reimagine Tocumwal's central activity area over 20 years. Following community consultation in early 2025, refined concept plans were prepared covering upgraded streetscapes, improved pedestrian crossings, Barooga Street kerb and gutter works, redesigned carparking with solar panels, river parklet improvements, and better connections between Deniliquin Street, Murray Street and the Murray River foreshore. Plans were due for Council endorsement at the October 2025 meeting.
Burma Road Land-Lease Lifestyle Village Estate
A 323-dwelling over-55s land-lease lifestyle village at 32 Burma Road, Tocumwal. The approved manufactured home estate will occupy approximately 21 hectares bordering Club Tocumwal, featuring internal roads, recreation areas, landscaped parkland and a central community building with leisure and wellness facilities. Residents will receive two Village Club Memberships and access to sporting and leisure facilities, with Club Tocumwal currently undergoing an $8 million renovation and expansion. Council approved the development application on 16 July 2025, with the village to be delivered in stages from 2025/2026.
Barooga Cobram Road Reconstruction
Reconstruction of Barooga Cobram Road between Peoples Bridge and Bullanginya Bridge, including rehabilitation of the road carriageway and bridge approaches, new asphalt, and repainted line marking, as part of Berrigan Shire Council's flood recovery works under the Roads to Recovery program.
Cobram Secondary College Modular Building
Replaced an older building containing asbestos with a new architecturally-designed permanent modular building. Modular facilities require less time for planning and construction, resulting in reduced disruption to students and staff. They are sustainable and innovatively designed, with a comparable lifespan to traditional structures.
Thompsons Beach and Kennedy Park Precinct Plan
The Thompsons Beach and Kennedy Park Precinct Plan aims to develop a precinct master plan and concept plan to guide future infrastructure developments at the site. It includes reviewing existing partnerships, co-designing a shared governance model, untangling red-tape to remove barriers for tourism and events, enhancing community quality of life through cultural and recreational improvements, boosting productivity via tourism growth and operational efficiencies, and building resilience against ageing infrastructure, extreme weather, and other challenges. Early community consultation occurred in March and April 2026 to collect feedback and guide concept designs throughout 2026.
NCN Health Cobram Campus Redevelopment
A comprehensive multi-stage upgrade of the NCN Health Cobram Campus. Stage 1 delivered a new Urgent Care Centre with expanded floor space, a dedicated entry, a new ambulance bay, and dual waiting areas. Subsequent stages, completed by late 2024, involved refurbishing the acute ward, constructing a new ultrasound room, remodeling patient rooms with ensuites, and installing new firewalls and reception areas to enhance infection control and safety.
Cobram Village
A neighbourhood retail centre featuring a 3,800 sqm Coles supermarket, Liquorland, Chemist Warehouse, and specialty retailers, providing convenient shopping in an underserved area within a ~70km radius.
VICSES Cobram Unit
A new fit-for-purpose facility for the VICSES Cobram Unit, featuring four motor bays, office space, communications room, and training areas. It enables effective responses to rescues, floods, storms, and supports local emergency services while aiding volunteer retention and recruitment.
1,341 residents of Finley are employed, from a labour force of 1,406. Unemployment sits at 4.7%, with participation at 63.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 2,094, about 81% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Finley maintains an even distribution of blue-collar and white-collar roles across multiple industries, recording an unemployment rate of 4.7% per AreaSearch aggregated statistics. The local working population stands at 1,341 residents as of March 2026, while the jobless rate sits 0.6% higher than the Regional NSW benchmark of 4.1%. Labor force participation stands at 63.2%, compared to 60.6% across Regional NSW. Census records show a modest 12.6% of workers operating from home, an outcome potentially influenced by pandemic lockdown directives. Local workers are primarily employed across agriculture, forestry & fishing, health care & social assistance, and education & training.
The agricultural, forestry & fishing segment represents a major local specialization, capturing a workforce share 4.6 times higher than the regional benchmark. In contrast, public administration & safety accounts for just 1.7% of local employment, well below the 7.5% regional standard. Comparisons between resident workers and local workplace counts from Census data highlight a relatively constrained internal job market. According to AreaSearch evaluation of ABS and SALM figures across wider statistical geographies, the local labor market contracted over the 12-month period, with the workforce declining by 3.9% and total employment dropping 5.1%, causing a 1.3 percentage point increase in the unemployment rate. Over the identical timeframe, Regional NSW saw its workforce shrink by 0.4% and employment fall by 0.9%, leading to a 0.5 percentage point rise. Broader employment projections released by Jobs and Skills Australia as of Mar-26 provide context for future workforce requirements in Finley. Nationally, employment is projected to expand by 6.6% over five years and 13.7% over ten years, with performance varying by sector. When mapped against the local industry profile via an unadjusted weighting model, local employment is estimated to grow by 5.6% over five years and 12.4% over ten years.
Frequently Asked Questions - Employment
Median household income in Finley is $1,066 a week (about $55,000 a year), with median personal income at $636 a week. ATO records put median taxable income at $43,609 a year against an average of $53,322. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Taxation records from the ATO for financial year 2023 compiled by AreaSearch indicate the suburb of Finley recorded a median taxpayer earnings figure of $43,609 and an average of $53,322, trailing the Regional NSW median of $52,390 and average of $65,215, as well as national benchmarks. Adjusting for 10.32% Wage Price Index growth through to March 2026, estimated benchmarks stand at $48,109 (median) and $58,825 (average). Census metrics place household, family, and individual incomes between the 5th and 16th percentiles across Australia. Among local earners, 30.8% (796 individuals) receive between $400 - 799, contrasting with broader regional trends where 29.9% earn between $1,500 - 2,999.
Although residents preserve 90.0% of their earnings after accommodation costs, overall disposable income places in the 11th percentile nationally.
Frequently Asked Questions - Income
Finley had 949 occupied dwellings at the 2021 Census, 91% detached houses and 1% apartments. 30% are owned with a mortgage, 23% rented and 47% owned outright. At that Census the median rent was $175 a week and the median mortgage repayment $953 a month. Rent absorbs 16.4% of household income here and mortgage repayments 20.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential property in Finley at the latest Census consisted of 91.4% separate houses and 8.5% other dwellings (including semi-detached units, apartments, and alternative structures), whereas Regional NSW registered 82.6% separate houses alongside 17.4% other dwellings. Outright ownership reached 46.6%, substantially exceeding regional levels, while mortgaged properties accounted for 30.1% and rented dwellings comprised 23.3%. Median monthly mortgage costs of $953 and median weekly rents of $175 sat well below the Regional NSW medians of $1,733 and $330, while also tracking far beneath nationwide figures of $1,863 for mortgages and $375 for rental payments.
Frequently Asked Questions - Housing
Finley counted 949 households at the 2021 Census, an estimated 1,000 today, averaging 2.2 people each. 20% are couples with children, fewer than in 87% of areas nationally, against 33% couples without children. 35% of households are people living alone, and families average 2.3 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute 62.9% of all local households, divided into couples without children (32.9%), couples with children (19.8%), and single parent families (9.7%). The remaining 37.1% of households are non-family arrangements, dominated by single-person residences at 34.6% alongside group accommodation at 2.3%. Average household occupancy stands at 2.2 people, slightly beneath the Regional NSW standard of 2.4.
Frequently Asked Questions - Households
16.0% of adults in Finley hold a university qualification, including 12.9% with a bachelor degree and 2.1% with postgraduate qualifications, lower than 75% of areas nationally. A further 33.5% hold a vocational qualification. 3 schools serve the area, with 526 enrolment places and an average ICSEA of 971 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
Tertiary attainment presents a local challenge and development opportunity, with 16.0% of residents holding university qualifications compared to the NSW statewide benchmark of 32.2%. Bachelor degrees represent 12.9% of qualifications, followed by postgraduate awards at 2.1% and graduate diplomas at 1.0%. Vocational training remains prominent, as 41.8% of individuals aged 15+ possess technical qualifications, spanning certificates (33.5%) and advanced diplomas (8.3%). Current participation in formal study is strong, with 29.3% of the community undertaking education. This cohort comprises 11.6% attending primary school, 9.9% in secondary school, and 1.7% engaged in tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Finley reaches 60 stops on 24 routes, timetabled for about 210 services a week. The typical home sits about 330 m from its nearest stop. Households keep an average of 1.4 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transit across Finley is supported by 60 operational bus stops distributed across 24 separate routes, generating 207 weekly passenger trips. Network access is convenient, with residents situated an average distance of 330 meters from their nearest boarding point. Private vehicles remain the primary mode of travel for outward commutes at 87%, while 10% of residents walk to work, and vehicle density stands at 1.4 per dwelling. Census data from 2021 indicated that 12.6% of workers worked from home, potentially reflecting pandemic restrictions. Scheduled transit services provide an average of 29 daily trips across the broader network, which corresponds to around 3 weekly departures for each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
54.2% of residents in Finley report no long-term health condition, a less healthy profile than 91% of areas nationally. 9.1% need daily assistance with core activities, and 48.1% hold private health cover. The standardised death rate runs at 7.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health assessments by AreaSearch identify meaningful challenges across both older and younger demographics, marked by elevated mortality rates and chronic illnesses, while private health insurance coverage is limited to roughly 48% of residents (~1,243 people). This coverage level trails both the Regional NSW proportion of 51.9% and the Australian national average of 55.7%. The community experiences notable rates of arthritis (14.0%) and asthma (10.2%), while 54.2% of residents report having no long-term medical conditions, below the 63.3% level recorded throughout Regional NSW. Chronic conditions are elevated among working-age individuals. Meanwhile, seniors aged 65 and over represent 33.3% of the population (861 people), exceeding the regional share of 23.3%, with elderly health indicators aligning closely with national averages.
Frequently Asked Questions - Health
Finley is largely Australian-born, at 91.2% of residents, with 3.5% speaking a language other than English at home. The largest reported ancestries are Australian (33.2%) and English (31.4%). 3.6% of residents identify as Aboriginal and/or Torres Strait Islander. Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics in Finley sit below national benchmarks, with 91.2% of the population born in Australia, 83.7% holding citizenship, and 96.5% using solely English at home. Christianity forms the dominant faith, practiced by 63.9% of residents compared to 55.9% across Regional NSW. The primary reported parental ancestries in Finley are Australian (33.2%), English (31.4%), and Irish (9.6%). Specific communities demonstrate distinct local concentration relative to regional patterns, including Scottish heritage at 8.9% (compared to 8.0% regionally), New Zealand background at 0.9% (versus 0.4%), and Sri Lankan ancestry at 0.3% (against 0.1%).
Frequently Asked Questions - Diversity
The median resident of Finley is 51, older than 93% of areas nationally. 18.2% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
Finley displays an age demographic heavily skewed toward older age groups. AreaSearch August 2026 figures show that individuals aged 65+ comprise 33.3% of the population, versus 23.3% across Regional NSW, while young to middle aged adults (25 - 44) account for only 16.4%, below the regional standard of 23.5%. The estimated median age as at August 2026 is 51, matching the 2021 Census figure, while sitting 8 years above the Regional NSW mark of 43 and above the national median of 38 at that Census. The fastest growing segment since the Census has been retiree and elderly cohorts, rising from 30.0% to an estimated 33.3%.
By 2041, senior cohorts are projected to add 135 residents (16%) to total 996, while young adults and children are forecast to decrease.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Finley
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jun 2026 4 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jun 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 74 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (2,455 at the 2021 Census → 2,586 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to Aug 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL11523). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.