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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 Tumut is $525k, with units at $420k. House values have moved 7.9% 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
Tumut has an estimated 6,567 residents, down from 6,613 at the 2021 Census. 134 new addresses have been validated here since Census night. That puts 223 residents on each square kilometre. 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 AreaSearch's evaluation of broader ABS population revisions alongside address validations completed since the Census date, the suburb of Tumut has an estimated 6,567 residents as of Aug 2026. Relative to the 2021 Census count of 6,613 people, this represents a contraction of 46 people (0.7%). Such adjustments stem from an estimated resident population of 6,555 determined from the ABS June 2025 ERP release, coupled with 134 validated new addresses recorded post-Census. With a density of 222 persons per square kilometer, the locality offers generous personal space and capacity for prospective expansion.
Over the previous ten years, the suburb of Tumut has maintained steady momentum with a 0.3% compound annual growth rate that exceeded the wider SA3 area, with demographic increases primarily sustained by overseas migration serving as the predominant contributor to recent net gains. Projections developed by ABS/Geoscience Australia (issued in 2024 using 2022 as baseline) are applied across SA2 territories by AreaSearch, with gaps supplemented by 2022 NSW State Government SA2 modeling anchored to 2021. Cohort-specific growth rates derived from these models are further extended across all regions between 2032 and 2041. Looking ahead, population trajectory for the suburb of Tumut is modeled within the lower quartile of regional benchmarks nationwide, projecting a gain of 229 persons by 2041 via aggregated SA2 forecasts—an overall rise of 3.3% across the 16 years.
Frequently Asked Questions - Population
107 new dwellings have been approved in Tumut over the past five years, an average of 21 a year. That is 3.3 approvals per 1,000 residents. Of the 22 dwellings approved in the latest reporting year, 91% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 25, broadly in line with 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
Analysis of ABS building approvals mapped to local boundaries indicates that approximately 21 residential dwellings secure approval each year in Tumut, totaling an estimated 107 homes across the past 5 financial years (from FY-21 to FY-25), with 25 approved during FY-25 to date. Against a backdrop of recent population declines, this additions pipeline appears well-matched to demand and ensures solid variety for purchasers, accompanied by an average expected construction cost of $496,000 per dwelling. Furthermore, commercial building approvals have reached $39.1 million in the current financial year, demonstrating considerable momentum in non-residential development.
Per capita residential building in Tumut tracks 17.0% above the regional average over the 5 year period compared to Rest of NSW, supporting buyer supply while underpinning ongoing real estate interest. Nonetheless, construction intensity remains below the Australian benchmark, suggesting mature conditions and potential development hurdles. Detached houses account for 91.0% of recent approvals alongside 9.0% attached dwellings, reinforcing the low-density neighborhood fabric that attracts buyers seeking expansive living. A ratio of 337 people per approved dwelling underscores the tranquil, measured pace of local development. Long-term forecasts anticipate an addition of 217 residents in Tumut by 2041 relative to AreaSearch's latest quarterly baseline. Ongoing construction volumes appear positioned to satisfy future housing demand effectively, creating favorable market conditions for buyers and potentially supporting expansion beyond baseline projections.
Frequently Asked Questions - Development
Development applications around Tumut
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 3 current infrastructure and development projects inside Tumut, worth an estimated $125 million. A further 27 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $7.73 billion. 12 are already under construction and 3 are due for completion within three years. The pipeline spans residential development, 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
Capital investments, town planning strategies, and infrastructure upgrades exert a defining influence on local market performance. AreaSearch has pinpointed a total of 3 major projects positioned to influence the district, with key initiatives encompassing the Tumut Hospital Redevelopment, Tumut Aerodrome Infrastructure Upgrade Stage 2, Tumut River Works Program, and HumeLink, with prominent works detailed below.
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 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.
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.
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.
Sheridan Street Upgrade
An upgrade project for Sheridan Street in Gundagai.
Gundagai Netball Courts Upgrades
Upgrades to the Gundagai netball courts 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.
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.
2,961 residents of Tumut are employed, from a labour force of 3,079. Unemployment sits at 3.8%, with participation at 57.1%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.4% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Tumut sustains an evenly distributed employment profile across white and blue-collar occupations, underpinned by prominent industrial and manufacturing operations alongside a low jobless rate of 3.8%, based on AreaSearch statistical area syntheses. In March 2026, employed residents numbered 2,961, with unemployment tracking 0.3% lower than the 4.1% recorded for Regional NSW, though labor force participation was softer at 57.1% versus 60.6% regionally. Census figures indicated that 5.7% of workers conducted their duties from home, an outcome potentially shaped by Covid-19 restrictions. Manufacturing, health care & social assistance, and retail trade constitute the three primary employment sectors for local workers.
Manufacturing is exceptionally concentrated, generating employment at 2.7 times the Regional NSW standard. In contrast, the professional & technical sector remains underrepresented, engaging just 2.2% of local workers compared to 5.1% across Regional NSW. A comparison of resident workers to local Census jobs suggests a constrained volume of employment opportunities within the immediate area. Analysis of SALM and ABS data, combined from larger statistical regions, indicates that the twelve-month period experienced a 3.5% reduction in the labour force and a 3.3% drop in employment, which caused the unemployment rate to decrease by 0.2 percentage points. In contrast, employment in Regional NSW fell by 0.9%, the labour force shrank by 0.4%, and unemployment increased by 0.5 percentage points. Forecasts from Jobs and Skills Australia for national employment, published in Mar-26, provide additional context regarding future demand in Tumut. These projections span five and ten-year intervals and have been overlaid with the local employment composition to project growth trajectories. Although national employment is projected to grow by 6.6% over five years and 13.7% over ten years, sectoral growth rates vary considerably. When applied to Tumut's current employment structure, these industry-level projections imply that local employment will rise by 5.4% over five years and 12.1% over ten years, though this is a basic weighted estimate for demonstration and does not incorporate localized population forecasts.
Frequently Asked Questions - Employment
Median household income in Tumut is $1,242 a week (about $65,000 a year), with median personal income at $655 a week. ATO records put median taxable income at $51,769 a year against an average of $63,749. 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 postcode records compiled by AreaSearch for financial year 2023 indicate a median taxpayer earnings figure of $51,769 and a mean of $63,749 in the suburb of Tumut, sitting below Australian averages as well as Regional NSW levels of $52,390 (median) and $65,215 (average). Accounting for a 10.32% rise in the Wage Price Index since financial year 2023, indexed figures reach approximately $57,112 for median income and $70,328 for average income as of March 2026. In the 2021 Census, household, family, and individual incomes all ranked between the 16th and 20th percentiles nationwide.
In terms of earnings brackets, the single largest segment comprises 28.8% of residents (1,891 people) receiving between $1,500 - 2,999, which aligns closely with the 29.9% share observed across the metropolitan region. Residual income following housing expenses sits at 86.4%, placing the community at the 19th percentile nationally.
Frequently Asked Questions - Income
Tumut had 2,592 occupied dwellings at the 2021 Census, 86% detached houses and 2% apartments. 30% are owned with a mortgage, 33% rented and 38% owned outright. At that Census the median rent was $245 a week and the median mortgage repayment $1,300 a month. Rent absorbs 19.7% of household income here and mortgage repayments 24.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the latest Census, separate houses made up 85.6% of residential dwellings in Tumut, with 14.3% falling into semi-detached, apartment, and other property classifications, compared against 82.6% separate houses and 17.4% other dwellings across Regional NSW. Outright property ownership in Tumut was recorded at 37.6%, slightly trailing the Regional NSW average, with remaining residences held under a mortgage (29.5%) or tenanted (32.8%). The median monthly mortgage payment stood at $1,300, noticeably lower than the Regional NSW benchmark of $1,733, while median weekly rent was $245 compared to $330 regionally.
On a nationwide scale, local mortgage servicing costs sit well below the Australian median of $1,863, and typical rent remains considerably lower than the national figure of $375.
Frequently Asked Questions - Housing
Tumut counted 2,592 households at the 2021 Census, averaging 2.3 people each. 24% are couples with children, against 28% couples without children. 32% 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 66.4% of all local households, divided between couples without children (28.1%), couples with children (24.4%), and single parent families (13.0%). The remaining 33.6% are non-family residences, consisting of lone person dwellings at 31.8% and group households at 1.8%. Typical occupancy stands at a median household size of 2.3 people, tracking slightly below the Regional NSW standard of 2.4.
Frequently Asked Questions - Households
14.9% of adults in Tumut hold a university qualification, including 11.0% with a bachelor degree and 1.9% with postgraduate qualifications, lower than 83% of areas nationally. A further 30.6% hold a vocational qualification. 5 schools serve the area, with 1,441 enrolment places and an average ICSEA of 939 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 notable hurdles, with higher education degree holders accounting for 14.9% of the local population compared to the broader NSW rate of 32.2%, highlighting clear scope for targeted training initiatives. Among higher qualifications, Bachelor degrees represent 11.0%, graduate diplomas comprise 2.0%, and postgraduate degrees account for 1.9%. Vocational and technical credentials are widespread, held by 38.5% of residents aged 15+, consisting of advanced diplomas (7.9%) and certificates (30.6%). A substantial 28.1% of community members are actively engaged in formal learning. Within this student cohort, primary schooling accounts for 10.9% of residents, secondary education encompasses 8.1%, and 1.9% are undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tumut reaches 144 stops on 20 routes, timetabled for about 160 services a week. The typical home sits about 140 m from its nearest stop. Households keep an average of 1.3 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 infrastructure across the suburb of Tumut features 144 operational transit stops utilizing buses. These facilities are connected by 20 distinct transit routes that supply a combined 155 weekly passenger trips. Overall transport access is rated excellent, with local residents situated an average of 143 meters from their closest boarding point. Reflecting its residential character, outward travel is typical, with private motor vehicles dominating at 93% of journeys and walking representing 5%. Vehicle availability stands below regional benchmarks at an average of 1.3 per household, while 5.7% of workers worked from home according to the 2021 Census during a period subject to pandemic restrictions.
Across the entire network, transport schedules deliver an average of 22 trips per day, translating to roughly 1 weekly trips per individual stop. The 100 closest stops relative to the centerpoint are detailed on the adjoining map.
Frequently Asked Questions - Transport
Transport Stops Detail
61.4% of residents in Tumut report no long-term health condition, a less healthy profile than 86% of areas nationally. 7.5% need daily assistance with core activities, and 52.2% hold private health cover. The standardised death rate runs at 6.4 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Analysis by AreaSearch regarding mortality and chronic illness incidence points to meaningful health challenges across Tumut, with prevalent health ailments widespread among both younger and older residents, while private health insurance adoption slightly leads the typical SA2 average at approximately 52% of the population (~3,425 people). Arthritis and asthma rank as the most widespread diagnosed conditions locally, affecting 11.0 and 10.1% of the populace respectively, while 61.4% of residents reported having no long-term medical conditions compared to 63.3% across Regional NSW. Working-age adults experience notable health pressures driven by higher chronic disease prevalence.
Seniors aged 65 and over comprise 22.4% of residents (1,471 people), exhibiting health indicators that reflect moderate challenges while aligning broadly with Australian benchmarks.
Frequently Asked Questions - Health
Tumut is largely Australian-born, at 89.8% of residents, with 5.8% speaking a language other than English at home. The largest reported ancestries are Australian (32.8%) and English (31.3%). 5.9% 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 Tumut track below broader averages, with Australian-born residents making up 89.8% of the population, Australian citizens comprising 88.9%, and 94.2% speaking only English in domestic settings. Christianity represents the predominant religious denomination, embraced by 66.1% of residents in comparison to 55.9% across Regional NSW. Looking at ancestral background based on parents' birthplace, the primary ancestries in Tumut are Australian at 32.8%, English at 31.3%, and Irish at 8.6%. Distinct differences appear across other identities, with Australian Aboriginal ancestry noticeably elevated at 5.9% relative to 4.6% regionally, South Australian ancestry at 0.7% compared to 0.2%, and Maori ancestry at 0.6% versus 0.3%.
Frequently Asked Questions - Diversity
The median resident of Tumut is 42. 23.6% 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
The age distribution in Tumut aligns closely with Regional NSW benchmarks, showing a maximum variance of only 1.1 percentage points. The median age remains at an estimated 42 years, matching the 2021 Census result and sitting 1 year below the Regional NSW median of 43 recorded at that Census. Since that time, the proportion of residents aged 25 - 44 has expanded from 22.7% to an estimated 24.6%. Through to 2041, this 25 - 44 cohort is projected to see the largest increase, adding 167 residents (10%) to reach 1,782, whereas the numbers of children and young adults are expected to decrease over the same timeframe.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Tumut
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 | Jul 2026 3 months ago all 3 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 Jul 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 — 134 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (6,613 at the 2021 Census → 6,567 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 (SAL13984). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.