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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 Tumbarumba is $442k, with units at $425k. House values have moved 6.6% 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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Sales Detail
Tumbarumba has an estimated 1,968 residents, up from 1,915 at the 2021 Census — a change of 53 people, or 2.8%. 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
According to ABS regional demographic figures and AreaSearch address validations following the Census, the suburb of Tumbarumba has an estimated population of 1,968 as of Aug 2026. This indicates an addition of 53 people (2.8%) compared to the 1,915 people recorded in the 2021 Census. AreaSearch arrived at this estimate based on an ERP release of 1,967 residents from the ABS in June 2025 alongside 41 post-Census validated addresses. These figures yield a spacious population density of 8.5 persons per square kilometer. The suburb of Tumbarumba outpaced both the broader SA4 region and the SA3 area (0.5%) with its 2.8% post-2021 census growth rate, establishing itself as an area leader in expansion.
Recent population gains were overwhelmingly driven by overseas migration, accounting for approximately 94.0% of total growth. Projections from ABS/Geoscience Australia published in 2024 (using 2022 as a base year) are utilized by AreaSearch across SA2 areas, supplemented by 2022 NSW State Government projections (based on 2021) where coverage is absent. Cohort-specific growth rates derived from these sources are extended across all locations for the 2032 to 2041 period. Looking ahead, future projections suggest lower quartile regional growth nationally, with the suburb of Tumbarumba projected to add 11 persons by 2041 under SA2 aggregation models, representing an overall increase of 0.5% across the 16 years.
Frequently Asked Questions - Population
Detail
Residential building approvals in Tumbarumba remain low, averaging 1 new dwellings each year and totaling 8 dwellings over five years. This subdued pace aligns with local rural dynamics, where new building is sparked by direct personal housing requirements rather than broader development trends. Due to the limited volume of approvals, single projects can create noticeable swings in annual figures and relative benchmarks. Building activity in Tumbarumba trails well behind levels seen across Rest of NSW as well as national benchmarks. Detached homes account for every single newly approved dwelling, matching the local rural setting characterized by spacious allotments.
A ratio of roughly 434 people per dwelling approval highlights the subdued nature of the local construction market. Projections indicate Tumbarumba will add 10 residents leading up to 2041 according to the most recent AreaSearch quarterly release. Ongoing approval volumes appear well positioned to satisfy this future housing demand, maintaining favorable conditions for prospective purchasers and potentially allowing expansion above current forecasts.
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 $10.4 billion. 17 are already under construction and 8 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
Infrastructure upgrades, major planning undertakings, and capital programs play a pivotal role in shaping local development. At present, no major projects likely to influence the region have been recorded by AreaSearch. Surrounding regional initiatives of interest include the Tumut River Works Program, HumeLink, the Riverina Redevelopment Program, and the Olympic Highway Safety Improvements.
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.
HumeLink Transmission Project
The HumeLink Transmission Project involves constructing 385 km of 500 kV transmission lines connecting Wagga Wagga, Bannaby, and Maragle, with major substation upgrades across regional NSW. Developed by Transgrid with joint ventures Acciona Genus and UGL CPB, the critical grid link connects Snowy 2.0 and regional renewable energy zones to major demand centres. Following final state and Commonwealth environmental approvals in late 2024, site establishment and main line civil construction commenced targeting delivery by 2027.
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.
870 residents of Tumbarumba are employed, from a labour force of 899. Unemployment sits at 3.2%, with participation at 53.6%. 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 1,586, 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
Tumbarumba maintains a workforce distributed between blue and white collar positions, supported by an established industrial and manufacturing footprint and an unemployment rate of 3.2% according to AreaSearch regional data. In March 2026, employed residents numbered 870, with joblessness tracking 0.9% lower than the 4.1% seen in Regional NSW, although the participation rate of 53.6% trails Regional NSW's 60.6%. Census figures indicated that 7.6% of workers operated from home, a metric potentially shaped by Covid-19 restrictions. Local employment is centered heavily around manufacturing, agriculture, forestry & fishing, and public administration & safety.
Manufacturing demonstrates intense local concentration, capturing a workforce share 2.8 times that of the surrounding region. Conversely, health care & social assistance accounts for only 9.4% of jobs locally versus 16.9% regionally. Comparisons between working-population counts and resident workforce figures suggest a relatively constrained local job market. Over the year to March 2026, AreaSearch evaluation of broader ABS and SALM metrics indicates the local workforce contracted by 3.3% while overall jobs dropped by 2.6%, producing an 0.8 percentage point decrease in the local unemployment rate. In comparison, Regional NSW experienced an 0.9% drop in jobs, an 0.4% decline in the workforce, and an 0.5 percentage point increase in unemployment. Future national outlooks from Jobs and Skills Australia as of Mar-26 project employment expansions of 6.6% over five years and 13.7% over ten years, with performance shifting across sectors. Mapping these figures to Tumbarumba's industrial composition indicates potential local employment gains of 4.8% across five years and 11.1% over ten years, assuming baseline weighting without adjustments for localized demographic shifts.
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
ATO records compiled by AreaSearch for financial year 2023 place the median taxpayer income in the suburb of Tumbarumba at $46,741 with an average of $56,360. These figures sit below nationwide standards and trail Regional NSW benchmarks of $52,390 (median) and $65,215 (average). Factoring in a Wage Price Index rise of 10.32% from financial year 2023 generates estimated March 2026 earnings of $51,565 for the median and $62,176 on average. Census 2021 metrics situate local personal, family, and household earnings between the 17th and 24th percentiles nationally. The largest earnings category spans $1,500 - 2,999, taking in 29.8% of the populace (586 people), closely mirroring the metropolitan rate of 29.9%.
Even though 89.4% of earnings are preserved after accommodation expenses, overall spendable income remains situated at the 23rd percentile across the country.
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
The local housing stock at the most recent Census was overwhelmingly dominated by detached dwellings at 96.7%, while apartments, semi-detached properties, and other formats made up 3.3%, compared to 82.6% separate houses and 17.4% other formats in Regional NSW. Fully owned properties accounted for 46.1% of homes, substantially exceeding Regional NSW levels, alongside 28.2% held with a mortgage and 25.7% occupied by tenants. Median monthly mortgage expenses sat at $1,165 and median weekly rent stood at $220, both well below the respective Regional NSW benchmarks of $1,733 and $330. In a broader context, Tumbarumba's monthly mortgage costs undercut the national benchmark of $1,863, and weekly rents are markedly beneath the $375 Australian median.
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 constitute 68.5% of local domestic arrangements, consisting of couples without offspring (35.0%), couples with offspring (20.6%), and single-parent arrangements (12.3%). The remaining 31.5% is composed of non-family living situations, which include single-person homes at 30.0% and shared households at 1.4%. The typical household comprises 2.3 people, tracking slightly below the 2.4 person average recorded across Regional NSW.
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
Educational attainment levels present opportunities for targeted development, as local university completion rates of 13.9% sit substantially lower than the NSW average of 32.2%. Bachelor degrees make up the largest share at 10.5%, with graduate diplomas representing 1.8% and postgraduate qualifications accounting for 1.6%. In contrast, vocational qualifications are widespread, with 38.5% of residents aged 15+ holding practical credentials, including certificates (30.4%) and advanced diplomas (8.1%). Active learning engagement remains strong in the community, with 26.7% of all inhabitants enrolled in an educational course. Breaking down these enrollments, primary schooling accounts for 10.5%, secondary institutions comprise 7.3%, and higher education programs capture 2.0%.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tumbarumba reaches 79 stops on 13 routes, timetabled for about 930 services a week. The typical home sits about 200 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
Commuter services across Tumbarumba encompass 79 operational transit stops covering buses and trains. A network of 13 separate transit routes serves these locations, generating 928 passenger journeys each week. Public transit access is convenient, with residents living an average of 201 meters away from their nearest stop. Given its residential orientation, outward commuting is standard, with private vehicles accounting for 90% of trips and walking representing 8%. Households maintain an average of 1.5 vehicles. Meanwhile, 7.6% of workers carried out their roles from home during the 2021 Census, a figure subject to COVID-19 influences.
Across all transit lines, trip frequencies average 132 departures each day, which translates to roughly 11 services weekly for every 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
AreaSearch evaluations of mortality statistics and chronic ailments indicate notable healthcare challenges in Tumbarumba across both younger and senior demographics, accompanied by private health insurance uptake of approximately 49% (~969 people). This coverage rate falls behind the Regional NSW figure of 51.9% and the Australian standard of 55.7%. Arthritis and asthma are the most prevalent reported conditions in the region, affecting 11.5% and 10.0% of the population respectively, whereas 59.0% of residents reported having no major medical conditions compared to 63.3% across Regional NSW. High rates of long-term conditions create distinct pressures among the working-age cohort.
Furthermore, individuals aged 65 and over comprise 30.8% of the community (606 people), exceeding the Regional NSW proportion of 23.3%, with elderly health indicators presenting significant national challenges.
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
Cultural diversity metrics for Tumbarumba sit below national averages, with Australian citizens making up 90.2% of residents, 90.6% born within Australia, and 96.5% using solely English within their households. Christianity is the primary faith, practiced by 63.8% of the population, which exceeds the Regional NSW level of 55.9%. Regarding parental ancestry, the primary reported backgrounds among Tumbarumba residents are Australian at 32.3%, English at 30.1%, and Scottish at 9.0%. Other ancestral backgrounds display noticeable variations from regional patterns, including Australian Aboriginal representation at 5.5% (against 4.6% regionally), German background at 4.9% (versus 3.1%), and Maori heritage at 0.6% (compared to 0.3%).
Frequently Asked Questions - Diversity
The median resident of Tumbarumba is 47, older than 85% of areas nationally. 19.7% 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
Tumbarumba demonstrates a noticeably older demographic profile than Regional NSW overall. Seniors and retirees aged 65+ make up 30.8% of the population as at August 2026, compared to 23.3% across Regional NSW, whereas early-to-mid career adults aged 25 - 44 account for 17.9% versus 23.5% regionally. The estimated median age stood at 47 as at August 2026, matching the 2021 Census figure and remaining 4 years higher than the Regional NSW median of 43 at that Census, as well as exceeding the national Census median of 38. Since the Census, the 65+ age category expanded from 26.2% to an estimated 30.8% of the community.
Looking forward to 2041, the senior age group is projected to record the largest increase, rising by 41 (7%) to 647 residents, while youth, young adults, and mid-age groups are projected to contract.
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 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, Local governments Daily | May 2026 5 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 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 — 41 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (1,915 at the 2021 Census → 1,968 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 (SAL13979). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.