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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 $520k, with units at $444k. House values have moved 7.7% 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 6,565 residents, down from 6,613 at the 2021 Census. 131 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 evaluations of ABS population adjustments for the wider region alongside new addresses confirmed by AreaSearch after the Census, the estimated population of the suburb of Tumut stands at approximately 6,565 in May 2026. This represents a contraction of 48 people (0.7%) from the 2021 Census, which documented a population of 6,613 people. This shift is deduced from a resident population of 6,555, calculated by AreaSearch using the most recent ABS ERP statistics (June 2025) and an extra 131 validated new addresses since the Census. Such a population size results in a density of 222 persons per square kilometer, offering ample room per resident and potential capacity for future growth.
Over the last ten years, the suburb of Tumut has shown steady growth trends with a 0.3% compound annual growth rate, which is faster than the SA3 region. Population gains in the locality were chiefly supported by overseas migration, which served as virtually the sole driver of growth in recent times. AreaSearch utilizes ABS and Geoscience Australia projections for each SA2 region, published in 2024 with 2022 as the base year. For SA2 regions lacking this information, AreaSearch uses the NSW State Government's SA2 projections, published in 2022 using 2021 as the base year. Age group growth rates derived from these sources are also used for all locations between the years 2032 and 2041. Reviewing future population directions, lower quartile growth for areas outside capital cities is projected, with the region anticipated to expand by 230 persons by 2041 based on combined SA2-level forecasts, showing an overall increase of 3.4% across the 16 years.
Frequently Asked Questions - Population
109 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 21 dwellings approved in the latest reporting year, 95% 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
Based on AreaSearch's evaluation of ABS building permits allocated from statistical division data, the suburb of Tumut has averaged about 21 new residential approvals annually, amounting to roughly 109 homes over the last 5 financial years. Thus far in FY-26, 23 approvals have been documented. Because the locality has seen a shrinking population, housing supply has remained sufficient for local demand, resulting in a balanced market with plenty of options for buyers, while new dwellings are built with a mean value of $446,000, showing that builders are prioritizing high-end premium projects.
Furthermore, $39.1 million in commercial building approvals have been logged during this financial year, pointing to robust commercial development activity. When compared to the Rest of NSW, the suburb of Tumut displays a matching rate of new residential approvals per person, preserving a balanced market in line with the broader region. This volume is also below the national average, pointing to the mature nature of the locality and hinting at potential planning controls. Recent projects consist of 95.0% separate houses and 5.0% townhomes or units, maintaining the traditional low-density layout of the area with a focus on family dwellings that attract buyers looking for space. The area averages roughly 298 people for every home approval, signifying a low-density market. Looking forward, the suburb of Tumut is projected to add 220 residents by 2041, starting from the most recent AreaSearch quarterly estimate. Given current building trends, new home additions should easily satisfy demand, creating favorable terms for purchasers and potentially enabling population expansion above current forecasts.
Frequently Asked Questions - Development
Development applications around Tumut
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 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 $6.92 billion. 13 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
Few factors can affect local growth as strongly as updates to regional infrastructure, key projects, and planning changes. A total of 3 projects have been identified by AreaSearch as having a likely effect on the region. Prominent developments include the Tumut Hospital Redevelopment, Tumut Aerodrome Infrastructure Upgrade Stage 2, Tumut River Works Program, and HumeLink, with the detailed list below showcasing those that are most likely to be relevant.
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 57.2%. 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
The suburb of Tumut has a balanced labor force consisting of both white-collar and industrial workers, with a strong presence in manufacturing and production, and an unemployment rate of only 3.8%, according to AreaSearch's compilation of local statistical area data. In March 2026, 2,961 residents were employed, while the jobless rate was 0.3% below the Regional NSW level of 4.1%, and labor force participation was slightly lower than typical (57.2% compared to 60.6% in Regional NSW). Census details indicate that a modest 5.7% of residents worked from home, though the influence of pandemic restrictions should be kept in mind.
The primary employment sectors for local residents are manufacturing, health care & social assistance, and retail trade. The locality shows a particularly pronounced focus on manufacturing, with its employment proportion reaching 2.7 times the regional average. Conversely, professional & technical services employ only 2.2% of local workers, which is below the 5.1% seen in Regional NSW. The area appears to present few local employment options, as shown by comparing the count of the Census working population against the resident population. According to AreaSearch's study of SALM and ABS statistics compiled from wider regional boundaries, the 12-month timeframe saw the labor force contract by 3.5% alongside a 3.3% reduction in employment, causing the unemployment rate to drop by 0.2 percentage points. In contrast, Regional NSW experienced a 0.9% drop in employment, a 0.4% drop in the labor force, and a 0.5 percentage point increase in unemployment. National job forecasts from Jobs and Skills Australia in May-25 can provide additional perspective on prospective future demand in the suburb of Tumut. These estimates, looking five and ten years ahead, have been aligned with local employment statistics to project growth trends. While nationwide employment is predicted to rise by 6.6% over five years and 13.7% over ten years, the rates of change differ heavily by industry. Applying these sector-specific forecasts to the local job distribution indicates that employment in the suburb of Tumut should grow by 5.4% over five years and 12.1% over ten years (note that this is a basic weighted projection for visualization and does not account for local population changes).
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
Based on AreaSearch's compilation of the most recent postcode level ATO statistics published for financial year 2023, the suburb of Tumut had a median taxpayer income of $51,769, while the average stood at $63,749. This is below the national average and compares to figures of $52,390 and $65,215 for Regional NSW. Factoring in Wage Price Index growth of 10.32% since financial year 2023, current projections would be roughly $57,112 (median) and $70,328 (average) as of March 2026. From the 2021 Census, household, family, and individual incomes in the suburb of Tumut all rank between the 16th and 20th percentiles nationwide.
The statistics indicate that the $1,500 - 2,999 range is the most common, accounting for 28.8% of residents (1,890 people), mirroring trends in the wider region where 29.9% are in this bracket. After accounting for housing costs, 86.4% of income is retained, though this sits at only the 19th percentile nationwide.
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
Residential structures in the suburb of Tumut, as recorded in the most recent Census, consisted of 85.6% houses and 14.3% other home types (semi-detached properties, apartments, and alternative housing), compared to 82.6% houses and 17.4% other home types in Regional NSW. Meanwhile, home ownership rates in the suburb of Tumut were slightly behind the Regional NSW level at 37.6%, with the remaining properties being purchased with a mortgage (29.5%) or occupied by renters (32.8%). The median monthly mortgage payment in the locality was far below the Regional NSW median at $1,300, while the median weekly rental cost was recorded at $245, compared to Regional NSW figures of $1,733 and $330.
Nationwide, mortgage payments in the suburb of Tumut are notably below the Australian average of $1,863, and rent costs are significantly 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 make up the majority of households at 66.4%, consisting of 24.4% couples with children, 28.1% couples without children, and 13.0% single parent households. Non-family living arrangements account for the remaining 33.6%, with single-person households at 31.8% and group living situations representing 1.8% of the total. The median household occupancy of 2.3 individuals is slightly lower than the Regional NSW average 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
The locality displays educational disparities, with university degree attainment (14.9%) sitting well below the NSW average of 32.2%. This presents a clear challenge as well as a chance for focused educational programs. Bachelor degrees are the most common at 11.0%, followed by graduate diplomas at 2.0% and postgraduate degrees at 1.9%. Vocational and technical qualifications are highly common, with 38.5% of residents aged 15+ holding trade credentials, consisting of advanced diplomas (7.9%) and certificates (30.6%). Participation in study is quite strong, with 28.1% of residents currently taking part in formal learning.
This encompasses 10.9% in primary schooling, 8.1% in high schools, and 1.9% enrolled in tertiary courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tumut reaches 144 stops on 18 routes, timetabled for about 150 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
Analysis of transit options shows 144 public transport stops operating in the suburb of Tumut, comprising a selection of buses. These stops are served by 18 separate routes, providing a total of 151 passenger trips each week. Transport connection is classified as outstanding, with residents typically living 142 meters from their closest stop. As a major residential hub, the majority of workers travel out of the area, with private cars remaining the primary choice at 93%, while 5% of commuters walk. Average vehicle ownership sits at 1.3 per household, which is below the regional median.
A small 5.7% of residents work from home, based on the 2021 Census, which may capture the effect of pandemic lockdowns. Service frequency averages 21 trips daily across the transport network, which is equal to approximately 1 weekly trip for each individual stop. The accompanying map displays the 100 closest stops to the center of the location.
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
Health indicators show significant difficulties in the suburb of Tumut, based on AreaSearch's evaluation of death rates and the presence of long-term illnesses, with common ailments showing a notable presence across both young and old cohorts, while the proportion of residents with private health insurance is just ahead of the average SA2 region at approximately 52% of the population (~3,424 people). The most prevalent health issues in the area were identified as arthritis and asthma, affecting 11.0% and 10.1% of residents respectively, whereas 61.4% of the population reported no medical conditions at all, compared to 63.3% across Regional NSW.
Residents of working age face clear health difficulties with high levels of chronic illness. The area has 22.4% of its population aged 65 and over (1,470 people). Senior citizens experience some challenges with their health profiles, holding national rankings that are generally consistent with the broader population.
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
The suburb of Tumut ranks below average for cultural variety, with citizens making up 88.9% of the population, 89.8% born locally in Australia, and 94.2% speaking only English at home. The predominant religion is Christianity, accounting for 66.1% of the population in the suburb of Tumut, compared to 55.9% throughout Regional NSW. In terms of family origins, the three most common ancestries in the suburb of Tumut are Australian, representing 32.8% of the population, English, representing 31.3%, and Irish, representing 8.6%. There are also clear differences in the concentration of other ethnic groups: Australian Aboriginal residents are highly represented at 5.9% of the suburb of Tumut (compared to 4.6% in the region), South Australian backgrounds at 0.7% (compared to 0.2%), and Maori backgrounds at 0.6% (compared to 0.3%).
Frequently Asked Questions - Diversity
The median resident of Tumut is 42. 24.3% 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 42 years, the suburb of Tumut is close to the Regional NSW average of 43 years while being older than the Australian figure of 38 years. The demographic breakdown shows a high concentration of 25 - 34 year-olds (12.3%), whereas the 65 - 74 bracket is smaller (11.1%) than in Regional NSW. Since 2021, the 35 to 44 age cohort has increased from 11.3% to 12.5% of the population, and the 15 to 24 cohort rose from 10.9% to 12.0%. Meanwhile, the 55 to 64 group decreased from 13.1% to 11.7%.
Population projections for 2041 point to major age shifts in the suburb of Tumut. The 85+ bracket exhibits the highest anticipated increase at 70%, adding 129 residents to reach a total of 313. Conversely, population drops are anticipated in the 5 to 14 and 55 to 64 cohorts.
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 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, State agencies, Local governments Daily | Jul 2026 last month 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 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 — 131 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (6,613 at the 2021 Census → 6,565 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 (SAL13984). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.