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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 Tweed Heads South is $1.20m, with units at $850k. House values have moved 7.5% 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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Tweed Heads South has an estimated 8,170 residents, up from 7,941 at the 2021 Census — a change of 229 people, or 2.9%. Growth has averaged 0.6% a year over five years. 145 new addresses have been validated here since Census night. That puts 984 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
Demographic assessments combining ABS broader-region revisions with newly confirmed post-Census address records indicate that the suburb of Tweed Heads South has reached an estimated 8,170 inhabitants as of Aug 2026. This represents an addition of 229 people (2.9%) compared to the 7,941 residents recorded at the 2021 Census. This adjustment stems from an Estimated Resident Population baseline of 8,164 determined via the ABS release from June 2025 alongside 145 validated new addresses documented since Census night. Population density stands at 984 persons per square kilometer, aligning closely with typical regional benchmarks.
The suburb of Tweed Heads South recorded a 2.9% post-Census increase, tracking within 0.9 percentage points of the broader SA4 region (3.8%), with overseas migration serving as the principal driver by accounting for roughly 55.00000000000001% of recent net population additions. Projections for the suburb of Tweed Heads South incorporate 2024 ABS/Geoscience Australia SA2 modeling calibrated to a 2022 baseline, supplemented by 2022 NSW State Government SA2 forecasts based on 2021 where necessary, with cohort-specific trajectories applied through 2032 to 2041. Over the coming years, demographic expansion is anticipated to track slightly under the national regional median, with the suburb of Tweed Heads South forecast to gain 468 persons by 2041 across the 16 years, representing an overall rise of 5.7%.
Frequently Asked Questions - Population
158 new dwellings have been approved in Tweed Heads South over the past five years, an average of 31 a year. That is 4.0 approvals per 1,000 residents. Of the 32 dwellings approved in the latest reporting year, 78% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 9, well below 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
Statistical evaluations of building permits indicate that Tweed Heads South averages approximately 31 residential approvals each year, totaling roughly 158 approved dwellings across the 5 financial years spanning FY-21 and FY-25, alongside 9 recorded in FY-25 to date. Across the 5 financial years between FY-21 and FY-25, local net population gains averaged 1.5 people per completed home, signaling balanced baseline fundamentals, though this ratio climbed sharply to 9.8 people per dwelling over the past 2 financial years, highlighting heightened demand and emerging stock constraints. Approved residential projects carry an average expected construction cost of $554,000, exceeding regional standards and demonstrating a preference for higher-specification builds, while non-residential activity remains robust with $50.4 million in commercial building approvals lodged this financial year.
Per capita residential development in Tweed Heads South outpaces Rest of NSW by 27.0% across the 5 year period, offering buyer variety while upholding local asset valuations despite recent moderation in construction volume. Recent construction approvals comprise 78.0% standalone houses and 22.0% medium-to-high density formats, reinforcing the locality's established suburban form and appetite for family-oriented layouts. Builders are delivering detached houses at a higher proportion than the existing housing stock recorded at Census (52.0%), reflecting sustained interest in low-density living, while an approval ratio of roughly 1084 people per dwelling demonstrates an established urban setting. Long-term demographic forecasts indicate that Tweed Heads South will expand by 462 residents by 2041 relative to recent quarterly benchmarks. Given current development trajectories, residential building activity appears well-positioned to satisfy upcoming demand, maintaining balanced conditions for purchasers and potentially enabling population gains to outpace current projections.
Frequently Asked Questions - Development
Development applications around Tweed Heads South
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| 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 4 current infrastructure and development projects inside Tweed Heads South, worth an estimated $120 million. A further 91 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $22.4 billion. 20 are already under construction and 43 are due for completion within three years. The pipeline spans residential development, communities and communities, precincts & urban renewal. 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
Community outcomes and economic momentum are heavily shaped by strategic public and private investment, with 17 significant infrastructure and development initiatives identified locally. Prominent undertakings shaping the area comprise the 13-19 Enid Street Residential Towers, Rivendell Drive Warehouse and Light Industry Development, Tweed Heads South Supported Accommodation, and the Terranora Creek Foreshore Rehabilitation project.
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Frequently Asked Questions - Infrastructure
Quay Grand Apartments
Quay Grand Apartments is a luxury residential development featuring two 14-storey towers with 122 apartments, ranging from 1 to 4 bedrooms. The project offers premium finishes and resort-style communal amenities including a swimming pool, fully equipped gym, and sauna. It provides an urban beach lifestyle within walking distance to Coolangatta and Tweed Heads shopping precincts and beaches.
Terranora Creek Foreshore Rehabilitation
Rehabilitation of the foreshore along Terranora Creek, adjacent to Wyuna Road, Tweed Heads West. The $400,000 upgrade, funded by the NSW Government's Stronger Country Communities Program, includes the removal of old, unapproved, and unsafe structures, replacing them with rock walls to prevent erosion, installing two new stairs/ramps for community access, and adding a new pelican perch. Construction began mid-2025 and is expected to take approximately 8 weeks.
Tweed Heads South Supported Independent Living
Supported Independent Living (SIL) development providing 24 purpose-built disability accommodation units with onsite support services for NDIS participants in Tweed Heads South.
Rivendell Drive Warehouse and Light Industry Development
Construction of fifteen warehouse and light industry units, including demolition, landscaping, carparking and signage.
Edify Australia Build-To-Rent Development
Shop-top housing build-to-rent project delivering 34 apartments above ground-floor commercial tenancies on a 1,244 m2 site in central Tweed Heads. Council granted development consent in Aug 2024. Scheme includes basement parking and a rooftop terrace with pool and sustainability features.
Tweed Heads South Public School Upgrade
Upgrade delivering 11 new permanent learning spaces, a new library, a new entrance, extended and refurbished preschool, a new canteen and OOSH facilities, refurbished administration areas, and improved playground, sports court and outdoor spaces. Construction was completed in September 2024.
Tweed Heads Community Facilities Expansion
Expansion of community facilities in Tweed Heads, including upgrades to the library, community centre, and new youth spaces under the Tweed Shire Community Facilities Plan to serve a growing population.
Tweed Heads Social Housing Development
Proposed multi-storey social housing development by Homes NSW at 25-27 Boyd Street. Delivered as part of the Northern Rivers Flood Recovery Program, the project will feature 80 dwellings (46 one-bedroom and 34 two-bedroom units), accommodating around 120 new tenants. The facility will include a community room, basement car parking, and accessibility features for seniors with various levels of mobility.
3,154 residents of Tweed Heads South are employed, from a labour force of 3,320. Unemployment sits at 5.0%, with participation at 47.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 9,914, about 121% of the resident population, so the area draws in more workers than it sends out. 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 labour market features a diverse distribution across professional and trades-based occupations alongside significant public and community services roles, recording an unemployment rate of 5.0% and annual job growth of 3.5%. As of March 2026, 3,154 residents are employed, with the local jobless rate tracking 0.9% higher than the Regional NSW benchmark of 4.1%, while overall participation sits notably lower at 47.6% compared to 60.6% regionally. Remote work was recorded by 10.5% of working residents at the Census, a figure shaped by prevailing pandemic-era conditions. Resident employment centers primarily within health care & social assistance, accommodation & food, and retail trade.
Hospitality represents a distinct local concentration, with accommodation & food engaging 1.8 times the proportion seen across the wider region. In contrast, agriculture, forestry & fishing accounts for only 0.9% of local workers, well below the 5.3% regional benchmark. A local ratio of 0.8 workers per resident at Census reflects substantial self-contained employment opportunities. Local labour market statistics over the prior 12-month period show employment expanding by 3.5% alongside a 4.0% increase in the active workforce, lifting the unemployment rate by 0.5 percentage points. In comparison, Regional NSW recorded a 0.9% drop in employed persons, a 0.4% contraction in the labour pool, and an identical 0.5 percentage points rise in unemployment. National outlooks from Jobs and Skills Australia as of Mar-26 project workforce expansion of 6.6% over five years and 13.7% over ten years. Weighting these broader sector trends against the local industry composition points to potential job growth of 6.6% over five years and 13.7% over ten years.
Frequently Asked Questions - Employment
Median household income in Tweed Heads South is $976 a week (about $51,000 a year), with median personal income at $561 a week. ATO records put median taxable income at $41,599 a year against an average of $51,735. 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 taxation data for financial year 2023 indicates that taxpayers in the suburb of Tweed Heads South recorded a median taxable income of $41,599 and a mean of $51,735, falling below the Regional NSW figures of $52,390 and $65,215 respectively. Factoring in Wage Price Index growth of 10.32% since financial year 2023 produces updated March 2026 estimates of approximately $45,892 (median) and $57,074 (average). According to Census 2021 figures, personal, family, and household earnings all sit between the 2nd and 7th percentiles across Australia. Weekly individual earnings of $400 - 799 represent the largest cohort at 31.7% (2,589 individuals), contrasting with the wider region where $1,500 - 2,999 is most common at 29.9%.
Lower income brackets encompass 40.8% under $800/week, pointing to tight spending power, while disposable income retention after housing costs sits at 77.5%, placing the area at the 3rd percentile nationwide.
Frequently Asked Questions - Income
Tweed Heads South had 3,424 occupied dwellings at the 2021 Census, 52% detached houses and 15% apartments. 23% are owned with a mortgage, 33% rented and 44% owned outright. At that Census the median rent was $390 a week and the median mortgage repayment $1,733 a month. Rent absorbs 40.0% of household income here and mortgage repayments 41.0%. 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 latest Census was split between 51.7% detached houses and 48.3% attached or multi-unit dwellings (including semi-detached formats, apartments, and other configurations), differing markedly from Regional NSW where houses make up 82.6% and other formats represent 17.4%. Outright home ownership stood at 44.3%, notably above regional levels, while remaining residences were either held under a mortgage (23.2%) or tenanted (32.5%). Typical monthly mortgage repayments matched the Regional NSW benchmark of $1,733, whereas median weekly rents of $390 exceeded the regional baseline of $330 while matching the $1,733 mortgage figure.
On a national scale, local monthly loan repayments remain below the Australian median of $1,863, while weekly rent payments sit higher than the national standard of $375.
Frequently Asked Questions - Housing
Tweed Heads South counted 3,424 households at the 2021 Census, averaging 2.1 people each. 16% are couples with children, fewer than in 93% of areas nationally, against 27% couples without children. 37% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute 57.9% of local living arrangements, made up of couples without children (26.6%), couples with children (16.4%), and single parent families (13.6%). Non-family living situations account for the other 42.1%, predominantly consisting of lone person households (37.4%) alongside group households (4.7%). Average occupancy sits at 2.1 people per home, below the 2.4 benchmark for Regional NSW.
Frequently Asked Questions - Households
14.1% of adults in Tweed Heads South hold a university qualification, including 10.3% with a bachelor degree and 2.3% with postgraduate qualifications, lower than 89% of areas nationally. A further 29.4% hold a vocational qualification. 8 schools serve the area, with 1,654 enrolment places and an average ICSEA of 915 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
Tertiary attainment in the area is comparatively low, with 14.1% of residents possessing a university qualification relative to the 32.2% state average across NSW. Attainment at the bachelor level stands at 10.3%, alongside postgraduate qualifications at 2.3% and graduate diplomas at 1.5%. Conversely, vocational and technical pathways are heavily represented, with 40.1% of residents aged 15+ holding trade credentials, comprising advanced diplomas (10.7%) and certificates (29.4%). Overall, 23.9% of the local population is enrolled in an educational course, including 8.0% attending primary school, 6.8% in secondary education, and 3.1% engaged in tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Tweed Heads South reaches 75 stops on 58 routes, timetabled for about 1,900 services a week. The typical home sits about 170 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 0.9 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
The local transit network features 75 designated bus stops served by 58 separate routes, delivering a collective 1,939 weekly services. Transit connectivity is strong, with typical walking distances of 170 meters to the closest stop. Private vehicles remain the predominant travel method for outbound commuting at 91%, while vehicle access stands below regional norms at 0.9 vehicles per household, and 10.5% worked from home at the 2021 Census. Bus routes throughout the area deliver an average total of 277 daily trips, corresponding to roughly 25 departures per stop each week.
Frequently Asked Questions - Transport
Transport Stops Detail
55.2% of residents in Tweed Heads South report no long-term health condition, a less healthy profile than 92% of areas nationally. 11.9% need daily assistance with core activities, and 47.5% hold private health cover. The standardised death rate runs at 7.7 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Local health profiles indicate significant challenges across both younger and older cohorts, accompanied by a low private health insurance uptake of roughly 47% of residents (~3,877 people). This coverage level tracks beneath the Regional NSW benchmark of 51.9% and the Australian national average of 55.7%. Arthritis and mental health conditions are the most prevalent reported long-term illnesses, affecting 13.0 and 9.7% of the community respectively, while 55.2% reported having no diagnosed chronic medical conditions compared to 63.3% across Regional NSW. Those aged 65 and over make up 33.2% of residents (2,712 people), a notably higher share than the 23.3% recorded regionally, with senior health indicators aligning broadly with wider national outcomes.
Frequently Asked Questions - Health
Tweed Heads South is largely Australian-born, at 79.3% of residents, with 7.9% speaking a language other than English at home. The largest reported ancestries are English (32.0%) and Australian (26.5%). 4.9% 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 background metrics indicate modest diversity, with 86.8% holding Australian citizenship, 79.3% born domestically, and 92.1% communicating exclusively in English at home. Christianity forms the dominant religious affiliation at 56.7%, marginally above the Regional NSW figure of 55.9%. Examining parental heritage, the three most common ancestry groups are English at 32.0%, Australian at 26.5%, and Irish at 8.6%. Other specific cultural identities show distinct representation, including Australian Aboriginal residents at 4.9% (compared to 4.6% regionally), New Zealand ancestry at 0.9% (vs 0.4%), and Maori heritage at 0.7% (vs 0.3%).
Frequently Asked Questions - Diversity
The median resident of Tweed Heads South is 51, older than 94% of areas nationally. That is 1 year younger than at the 2021 Census. 19.4% 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 demographic profile of the suburb of Tweed Heads South leans strongly toward older age brackets, with August 2026 estimates recording 33.2% of residents in senior cohorts (65+) compared to 23.3% across Regional NSW, while young residents (0 - 24) make up 24.5% against 29.3% regionally. The estimated median age stood at 51 as at August 2026, slightly down from 52 at the 2021 Census, yet well above the Regional NSW median of 43 and the national figure of 38 from that same Census. The 25 - 44 cohort has expanded from 19.3% at Census to an estimated 21.3%, and this young to middle aged group is forecast to capture most forthcoming growth through 2041, increasing by 239 residents (14%) to reach 1,979.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Tweed Heads South
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 | Aug 2026 2 months ago all 4 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 Aug 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 — 145 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (7,941 at the 2021 Census → 8,170 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 (SAL14003). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.