Sutherland (NSW)

Population growth drivers in Sutherland are above average based on AreaSearch's ranking of recent, and medium to long-term trends

Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census, Sutherland's (NSW) statistical area (Lv2) population is estimated at around 12,291 as of Nov 2025. This reflects an increase of 721 people (6.2%) since the 2021 Census, which reported a population of 11,570 people. The change is inferred from the resident population of 12,097 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2024 and an additional 282 validated new addresses since the Census date. This level of population equates to a density ratio of 3,442 persons per square kilometer, placing it in the upper quartile relative to national locations assessed by AreaSearch. Sutherland's growth of 6.2% since the 2021 census exceeded the SA3 area (2.9%) and the SA4 region, marking it as a growth leader in the region. Population growth for the area was primarily driven by overseas migration that contributed approximately 74.0% 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 project an above median growth, with the area expected to expand by 1,794 persons to 2041 based on aggregated SA2-level projections, reflecting a total increase of 13.8% over the 17 years.

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

AreaSearch analysis of ABS building approval numbers for Sutherland indicates approximately 68 residential properties granted approval annually. Over the past five financial years, from FY-21 to FY-25, around 344 homes were approved, with a further 44 approved in FY-26 so far. On average, about three new residents arrive per dwelling constructed each year during this period.

This suggests that supply is lagging behind demand, potentially leading to heightened buyer competition and pricing pressures. The average construction value of new dwellings is $467,000, slightly above the regional average, indicating a focus on quality developments. In FY-26, Sutherland has recorded $42.4 million in commercial development approvals, reflecting high levels of local commercial activity. Compared to Greater Sydney, Sutherland has 87.0% more development activity per person, offering buyers greater choice. However, development activity has moderated in recent periods.

Recent construction comprises 14.0% detached houses and 86.0% attached dwellings, with this skew towards compact living providing affordable entry pathways for downsizers, investors, and first-time purchasers. Sutherland's population density is around 218 people per approval, reflecting a low-density area. Looking ahead, AreaSearch's latest quarterly estimate projects Sutherland to grow by 1,694 residents through to 2041. With current construction levels, housing supply should meet demand adequately, creating favourable conditions for buyers and potentially enabling growth that exceeds current forecasts.

Sutherland has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified 20 projects that could impact this region. Notable ones include President Private Hospital Redevelopment, Workway Trade Centre, Sutherland Public School Hall Upgrade, and Adelong Sutherland. The following list details those most likely to be relevant.

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

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Employment performance in Sutherland has been broadly consistent with national averages

Sutherland has an educated workforce with strong professional services representation. Its unemployment rate is 3.9%.

Over the past year, it experienced estimated employment growth of 1.7%, according to AreaSearch's statistical area data aggregation. As of September 2025, 7,549 residents are employed while the unemployment rate is 0.3% lower than Greater Sydney's rate of 4.2%. Workforce participation in Sutherland is higher at 68.3% compared to Greater Sydney's 60.0%. Leading employment industries among residents include health care & social assistance, professional & technical services, and education & training.

The area specializes in public administration & safety with an employment share 1.5 times the regional level but has lower representation in accommodation & food at 4.5% compared to the regional average of 5.8%. While local employment opportunities exist, many residents commute elsewhere for work based on Census working population data. Over a 12-month period, employment increased by 1.7% alongside labour force growth of 1.4%, reducing the unemployment rate by 0.2 percentage points. In contrast, Greater Sydney saw employment grow by 2.1% and labour force by 2.4%, with a 0.2 percentage point rise in unemployment. State-level data from NSW to 25-Nov shows employment contracted by 0.03% (losing 2,260 jobs) with an unemployment rate of 3.9%. National employment forecasts from Jobs and Skills Australia project national employment growth at 6.6% over five years and 13.7% over ten years. Applying these projections to Sutherland's employment mix suggests local employment should increase by 7.0% over five years and 14.1% over ten years, though this is a simplified extrapolation for illustrative purposes and does not account for localized population projections.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year ended June 2023, Sutherland had a median income among taxpayers of $66,467. The average income stood at $82,393. These figures are among the highest in Australia and compare to levels of $60,817 and $83,003 across Greater Sydney respectively. Based on Wage Price Index growth of 8.86% from financial year ended June 2023 to September 2025, current estimates would be approximately $72,356 for median income and $89,693 for average income as of that date. According to the Census conducted in August 2021, individual earnings in Sutherland stand out at the 86th percentile nationally, with a weekly income of $1,109. Income analysis reveals that 37.8% of the population, comprising 4,645 individuals, fall within the $1,500 - $2,999 income range, which mirrors the broader area where 30.9% occupy this bracket. High housing costs consume 18.7% of income in Sutherland, however strong earnings still place disposable income at the 58th percentile nationally. The area's SEIFA income ranking places it in the 7th decile.

Sutherland features a more urban dwelling mix with significant apartment living, with a higher proportion of rental properties than the broader region

Sutherland's dwelling structure, as per the latest Census, consisted of 19.3% houses and 80.7% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Sydney metro's 70.4% houses and 29.6% other dwellings. Home ownership in Sutherland stood at 22.9%, with mortgaged dwellings at 33.7% and rented ones at 43.4%. The median monthly mortgage repayment was $2,167, below Sydney metro's average of $2,600. Median weekly rent in Sutherland was $450, compared to Sydney metro's $483. Nationally, Sutherland's mortgage repayments were higher at $2,167 versus the Australian average of $1,863, and rents were substantially above the national figure of $375.

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

Family households constitute 61.4% of all households, including 23.2% couples with children, 26.1% couples without children, and 11.0% single parent families. Non-family households account for the remaining 38.6%, with lone person households at 34.8% and group households comprising 3.8%. The median household size is 2.1 people, which is smaller than the Greater Sydney average of 2.8.

Sutherland shows strong educational performance, ranking in the upper quartile nationally when assessed across multiple qualification and achievement indicators

The area's educational profile is notable regionally, with university qualification rates at 36.1% of residents aged 15+, surpassing the Australian average of 30.4% and the SA3 area rate of 30.5%. Bachelor degrees are most prevalent at 24.1%, followed by postgraduate qualifications (9.2%) and graduate diplomas (2.8%). Vocational credentials are held by 34.9% of residents aged 15+, with advanced diplomas at 12.3% and certificates at 22.6%.

Educational participation is high, with 25.3% of residents currently enrolled in formal education, including 7.7% in primary, 5.3% in tertiary, and 5.1% in secondary education.

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

The analysis of public transportation in Sutherland shows that there are currently 46 active transport stops operating within the area. These include a mix of train stations and bus stops. The services provided by these stops consist of 53 individual routes that together facilitate 6,293 weekly passenger trips.

The accessibility to these transport options is rated as excellent, with residents typically located just 172 meters away from the nearest stop. On average, across all routes, there are 899 trips per day, which translates to approximately 136 weekly trips per individual stop.

Health outcomes in Sutherland are marginally below the national average with the level of common health conditions among the general population somewhat typical, though higher than the nation's average among older cohorts

Sutherland's health indicators show below-average results compared to national averages. Common health conditions are prevalent among its general population, with mental health issues affecting 9.3% and arthritis impacting 7.7%.

Notably, 68.7% of residents report being free from medical ailments. Private health cover is exceptionally high at approximately 59%, compared to Greater Sydney's 61.6%. The area has a lower proportion of seniors aged 65 and over, at 17.0% (2,089 people), than Greater Sydney's 18.8%. Despite this, health outcomes among older residents require more attention than the broader population.

The level of cultural diversity witnessed in Sutherland was found to be above average when compared nationally for a number of language and cultural background related metrics

Sutherland's population showed higher cultural diversity than most local markets, with 26.2% born overseas and 20.2% speaking a language other than English at home. Christianity was the predominant religion in Sutherland, accounting for 53.5%, compared to 61.9% across Greater Sydney. The top three ancestry groups were English (25.4%), Australian (24.8%), and Other (10.2%).

Notably, Russian, Spanish, and Macedonian ethnicities had higher representation in Sutherland than regionally: Russian at 1.1% vs 0.5%, Spanish at 0.7% vs 0.4%, and Macedonian at 0.5% vs 0.8%.

Sutherland's population is slightly younger than the national pattern

Sutherland has a median age of 37, which matches Greater Sydney's figure of 37 and is comparable to Australia's median age of 38. The age group of 25-34 years old makes up 19.6% of Sutherland's population, higher than Greater Sydney's percentage but lower than the national average of 14.5%. Between 2021 and present, the 75 to 84 age group has increased from 5.4% to 6.5%, while the 5 to 14 cohort has decreased from 9.2% to 8.6%. By 2041, demographic projections indicate significant shifts in Sutherland's age structure. Notably, the 75 to 84 group is expected to grow by 69%, reaching 1,352 people from its current total of 798. The aging population trend will see those aged 65 and above comprise 65% of projected growth in Sutherland's population. Conversely, the 5 to 14 and 0 to 4 age groups are expected to experience population declines by 2041.