Chart Color Schemes
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 Tumbarumba is $430k, with units at $425k. House values have moved 6.1% 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.
Find a Recent Sale
Sales Detail
Tumbarumba has an estimated 1,967 residents, up from 1,915 at the 2021 Census — a change of 52 people, or 2.7%. Growth has averaged 0.6% a year over five years, slower than 75% of areas nationally. 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
Based on demographic assessments of ABS regional updates and newly registered addresses verified by AreaSearch since the latest Census, the suburb of Tumbarumba has an estimated population of 1,967 as of May 2026. This indicates a growth of 52 residents (2.7%) relative to the 2021 Census, which documented a population of 1,915 individuals. This adjustment is calculated from the resident population of 1,967, determined by AreaSearch after examining the June 2025 ERP release by the ABS and factoring in 39 verified new addresses since the Census. This population level represents a density of 8.5 persons per square kilometer, which ensures a spacious lifestyle for local residents.
The suburb of Tumbarumba recorded a 2.7% expansion rate since the 2021 census, outpacing both the SA3 territory (0.5%) and the wider SA4 region to lead local population growth. The upward trend was primarily propelled by arrivals from overseas, who accounted for about 94.0% of the overall population increases in the latest periods. AreaSearch incorporates regional projections from the ABS and Geoscience Australia published in 2024 using 2022 as a baseline, supplementing these with NSW State Government projections from 2022 using 2021 as a baseline for any missing areas. Growth trends for different age groups from these datasets are projected forward for the years 2032 through 2041. Looking at future population shifts, the suburb of Tumbarumba is expected to experience a minor downward trend, losing 2 residents by 2041 under this approach. Conversely, expansion is anticipated within particular age cohorts, particularly the group aged 75 to 84, which is expected to grow by 37 residents.
Frequently Asked Questions - Population
Detail
Residential building projects are very limited in the area, with an average of 2 home approvals per year (accumulating to 13 over the prior five-year timeframe). Such minimal building volumes reflect the rural profile of the community, where construction is generally triggered by individual residential requirements rather than broader market demand. It is worth noting that because of the restricted sample size, specific development projects can majorly alter year-on-year growth trends and comparative metrics. The volume of construction activity in this locality is naturally far below the average observed across the Rest of NSW.
Building patterns also lag well behind the figures recorded nationwide. Additionally, all recent construction projects have consisted exclusively of standalone houses, reflecting a local preference for rural space and seclusion. A ratio of 1303 residents for every single residential approval highlights the quiet, low-scale nature of the local building sector. Given that population levels are expected to remain flat or decrease, the local housing market should experience less pressure, which could open up favorable options for prospective home buyers.
Frequently Asked Questions - Development
Development applications around Tumbarumba
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 44 current infrastructure and development projects close to Tumbarumba, worth an estimated $4.66 billion. 16 are already under construction and 6 are due for completion within three years. The pipeline spans transport & logistics, residential development 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
Changes to local infrastructure, major construction projects, and zoning plans can significantly affect regional economic trends. In total, no projects have been identified by AreaSearch as having an influence on the area. The key programs noted include the Tumut River Works Program, HumeLink, the Riverina Redevelopment Program, and the Olympic Highway Safety Improvements, with the list below highlighting those of greatest local relevance.
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
Tumut River Works Program
Long-term river rehabilitation and bank stabilisation program delivering nature-based erosion control, riparian revegetation, weed management, fish habitat restoration, fencing, off-stream watering points and wetland restoration to improve the health and resilience of the Tumut River while supporting regulated water delivery. The program has completed more than 29 km of river works since 2011 and is continuing with a 2026-2036 delivery program.
Tumut Hospital Redevelopment
The $50 million redevelopment of Tumut Hospital has delivered a modern, integrated health facility serving the Snowy Valleys region. The project included a new emergency department, inpatient wards, maternity and birthing suite, perioperative suite, and a rehabilitation unit. It also introduced new services such as a CT scanner, ultrasound, and a dedicated renal dialysis department. The final phase completed in late 2022 involved the demolition of the legacy buildings, construction of a new helipad, landscaping, and a new main entrance via Simpson Street.
Tumut Hospital Redevelopment
The redeveloped Tumut Hospital provides modern, integrated healthcare services for the communities of Tumut, Gundagai, Batlow, and Adelong. The project includes a new facility with an emergency department, inpatient unit, birthing unit, operating theatre, day surgery, wellness centre, medical imaging unit, pharmacy, pathology laboratory, and a new helipad. It involved planning, design, delivery of the new facility, and demolition of old buildings.
Gundagai Netball Courts Upgrades
Upgrades to the Gundagai netball courts funded by the NSW Government's Stronger Communities Fund.
Public Toilet Facility in Gundagai's Main Street
Establishment of a public toilet facility in Gundagai's main street, funded by the NSW Government's Stronger Communities Fund.
Gundagai Pool Treatment / Filtration System Renewal
This project aims to improve water quality, enhance user experience, and reduce maintenance costs for the Gundagai Pool.
Sheridan Street Upgrade
An upgrade project for Sheridan Street in Gundagai.
Sheahan Bridge (Hume Highway) Upgrade
The Sheahan Bridge upgrade on the Hume Highway aims to support freight movement by addressing strength limitations, promoting HPV access, and improving freight efficiency between Sydney and Melbourne.
862 residents of Tumbarumba are employed, from a labour force of 890. Unemployment sits at 3.1%, with participation at 53.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 4.8% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 1,589, 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
The local workforce exhibits a balanced mix of professional and industrial roles, with manufacturing and industrial sectors playing a key role, alongside a low unemployment rate of 3.1% according to statistical data aggregated by AreaSearch. In March 2026862 residents were employed, and the unemployment rate was 1.0% below the Regional NSW average of 4.1%, though the rate of participation in the labor force is notably low at 53.2% compared to 60.6% for Regional NSW. Census records indicate that a minor 7.6% of residents performed their jobs from home, although this may have been influenced by pandemic containment measures.
Most working residents are employed in the manufacturing, agricultural, forestry and fishing, or public administration and safety sectors. The locality shows a high degree of industrial concentration in manufacturing, where the employment proportion is 2.8 times the regional benchmark. Conversely, health care and social assistance roles are underrepresented, accounting for 9.4% of the workforce compared to 16.9% in Regional NSW. A comparison of local jobs held by residents versus those living in the area suggests a restricted number of local employment positions. AreaSearch evaluations of SALM and ABS statistics over the year ending March 2026 show that the local workforce decreased by 3.5% and total employment fell by 2.7%, resulting in a 0.8 percentage point drop in the unemployment rate. By comparison, Regional NSW experienced a 0.9% drop in employment, a 0.4% contraction in the labor force, and a 0.5 percentage point rise in unemployment. National employment outlooks from Jobs and Skills Australia published in May-25 offer additional perspective on potential future employment requirements. These projections, spanning five and ten years, have been aligned with the local workforce structure to model potential changes. Nationally, employment is expected to grow by 6.6% over five years and 13.7% over ten years, though these figures vary widely by industry. When these national trends are applied to the local workforce composition, they suggest local employment could rise by 4.8% over five years and 11.1% over ten years.
Frequently Asked Questions - Employment
Median household income in Tumbarumba is $1,252 a week (about $65,000 a year), with median personal income at $677 a week. ATO records put median taxable income at $46,741 a year against an average of $56,360. 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
Taxpayer data from the ATO aggregated by AreaSearch shows a median income of $46,741 and an average income of $56,360 for the 2023 financial year. These figures sit below the national benchmarks, comparing to a median of $52,390 and an average of $65,215 across Regional NSW. Factoring in WPI growth of 10.32% since the 2023 financial year, current values are estimated at approximately $51,565 for the median and $62,176 for the average as of March 2026. According to the Census, household, family, and individual incomes in the locality fall between the 17th and 24th percentiles nationally.
Income distribution shows that the $1,500 - 2,999 weekly band accounts for 29.8% of residents (586 individuals), which matches the metro region where 29.9% are in this category. Housing costs are relatively low, leaving residents with 89.4% of their income, but overall disposable income levels sit at the 23rd percentile nationally.
Frequently Asked Questions - Income
Tumbarumba had 765 occupied dwellings at the 2021 Census, 97% detached houses and 0% apartments. 28% are owned with a mortgage, 26% rented and 46% owned outright. At that Census the median rent was $220 a week and the median mortgage repayment $1,165 a month. Rent absorbs 17.6% of household income here and mortgage repayments 21.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
An analysis of dwelling types from the latest Census shows that separate houses made up 96.7% of local properties, while 3.3% were other structures like townhouses or apartments, compared to 82.6% houses and 17.4% other dwellings across Regional NSW. Home ownership levels were high at 46.1%, with mortgaged properties making up 28.2% and rental homes accounting for 25.7% of the total. The median monthly mortgage payment was low at $1,165, while the median weekly rent stood at $220, compared to Regional NSW averages of $1,733 and $330 respectively. Nationally, local mortgage commitments are well below the Australian average of $1,863, and rents are also significantly lower than the national figure of $375.
Frequently Asked Questions - Housing
Tumbarumba counted 765 households at the 2021 Census, averaging 2.3 people each. 21% are couples with children, fewer than in 85% of areas nationally, against 35% couples without children. 30% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families comprise the majority of households at 68.5%, consisting of couples with children at 20.6%, couples without children at 35.0%, and single-parent households at 12.3%. Non-family households represent the remaining 31.5%, with single-person households at 30.0% and group housing making up 1.4%. The median household size of 2.3 individuals is slightly smaller than the Regional NSW average of 2.4.
Frequently Asked Questions - Households
13.9% of adults in Tumbarumba hold a university qualification, including 10.5% with a bachelor degree and 1.6% with postgraduate qualifications, lower than 82% of areas nationally. A further 30.4% hold a vocational qualification. 3 schools serve the area, with 400 enrolment places and an average ICSEA of 961 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
Academic attainment levels present some difficulties, with university graduation rates at 13.9%, which is well below the state average of 32.2%. This creates both a challenge and an opportunity for focused educational programs. Bachelor degrees are the most common higher qualification at 10.5%, followed by graduate diplomas at 1.8% and postgraduate degrees at 1.6%. Technical qualifications are common, with 38.5% of residents aged 15 and over holding a vocational qualification, consisting of advanced diplomas at 8.1% and certificates at 30.4%. Participation in study is quite strong, with 26.7% of the local population enrolled in education.
This comprises 10.5% in primary school, 7.3% in secondary school, and 2.0% in higher education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tumbarumba reaches 78 stops on 14 routes, timetabled for about 1,200 services a week. The typical home sits about 210 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.5 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 transport studies show 78 transit stops operating within the suburb of Tumbarumba, featuring a combination of rail and bus options. These stops are served by 14 separate routes, which provide a total of 1,243 passenger trips each week. Transport access is rated as good, with residents living an average of 209 meters from their closest stop. Because the suburb of Tumbarumba is primarily residential, most workers travel outside the area, with private cars being the main transit choice at 90%, and 8% of residents walking to work. Vehicle ownership stands at 1.5 cars per household.
A relatively low 7.6% of residents worked from home, according to the 2021 Census, which may have been influenced by pandemic conditions. Service frequency averages 177 trips per day across the network, which translates to about 15 weekly trips at each individual transit stop.
Frequently Asked Questions - Transport
Transport Stops Detail
59.0% of residents in Tumbarumba report no long-term health condition, a less healthy profile than 83% of areas nationally. 7.0% need daily assistance with core activities, and 49.3% hold private health cover. The standardised death rate runs at 6.8 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 indicate notable difficulties in the area, based on AreaSearch research into mortality and chronic illness rates across both younger and older residents, with private health insurance coverage sitting at a relatively low rate of approximately 49% of the community (~969 people). This compares to a coverage rate of 51.9% in Regional NSW and a national average of 55.7%. Arthritis and asthma are the most common medical diagnoses, affecting 11.5% and 10.0% of the population respectively, while 59.0% of residents reported having no chronic medical conditions, compared to 63.3% across Regional NSW.
The working-age cohort faces notable health issues, with higher rates of chronic illness. Residents aged 65 and over make up 31.4% of the population (617 people), compared to 23.4% regionally. Seniors in the area face notable health issues, with local statistics showing higher rates than national levels.
Frequently Asked Questions - Health
Tumbarumba is largely Australian-born, at 90.6% of residents, with 3.5% speaking a language other than English at home. The largest reported ancestries are Australian (32.3%) and English (30.1%). 5.5% 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
The local community displays a relatively low level of cultural diversity, with citizens making up 90.2% of the population, 90.6% born in Australia, and 96.5% using only English at home. Christianity is the dominant religion, practiced by 63.8% of residents, compared to 55.9% across Regional NSW. In terms of family background, the three largest ancestry groups are Australian at 32.3%, English at 30.1%, and Scottish at 9.0%. There are also distinct differences in other ethnic backgrounds, with Australian Aboriginal representation higher at 5.5% (compared to 4.6% regionally), German heritage at 4.9% (compared to 3.1%), and Maori ancestry at 0.6% (compared to 0.3%).
Frequently Asked Questions - Diversity
The median resident of Tumbarumba is 47, older than 85% of areas nationally. 19.0% 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
With a median age of 47 years, the local population is significantly older than the Regional NSW average of 43 and the national average of 38. The age distribution shows a high concentration of residents in the 65 - 74 bracket (16.6%), whereas the 25 - 34 bracket is smaller (7.9%) than the regional average. The proportion of people aged 65 - 74 is much higher than the national figure of 9.4%. Since 2021, the 65 to 74 age group has increased from 13.7% to 16.6% of the population, and the 15 to 24 cohort rose from 9.1% to 11.1%.
In contrast, the 55 to 64 group declined from 14.4% to 11.4%, and the 25 to 34 group dropped from 9.8% to 7.9%. By 2041, significant changes in the age mix are expected. The 75 to 84 group is projected to expand by 15% (29 people), growing from 194 to 224. This aging trend is clear, with residents aged 65 and over accounting for 61% of all projected population growth, while declines are projected for the 15 to 24 and 0 to 4 brackets.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Tumbarumba
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 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) | May 2026 3 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 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 May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 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) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 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 — 39 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (1,915 at the 2021 Census → 1,967 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 May 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 (SAL13979). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.