Tweed Heads South

An assessment of population growth drivers in Tweed Heads South reveals an overall ranking slightly below national averages considering recent, and medium term trends

The population of the Tweed Heads South statistical area (Lv2) was estimated at 8,109 as of November 2025. This figure reflects an increase from the 2021 Census total of 7,941 people, marking a growth of 168 individuals or approximately 2.1%. The latest resident population estimate by AreaSearch is 8,105, based on examination of the June 2024 ABS ERP data release and an additional 143 validated new addresses since the Census date. This results in a population density ratio of 977 persons per square kilometer. Overseas migration contributed approximately 55% of overall population gains during recent periods, primarily driving growth for the area. The Tweed Heads South (SA2) experienced a 2.1% increase since the census, positioning it within 1.8 percentage points of the SA4 region's 3.9%, indicating competitive growth fundamentals.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises NSW State Government's SA2 level projections released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Future population trends suggest a growth of 540 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of approximately 6.6% in total over the 17-year period. This expected growth is just below the median for Australia's non-metropolitan areas.

AreaSearch assessment of residential development drivers sees a low level of activity in Tweed Heads South, placing the area among the bottom 25% of areas assessed nationally

AreaSearch analysis of ABS building approval numbers in Tweed Heads South shows approximately 33 dwellings receiving development approval annually. Around 165 homes were approved between financial years FY-21 and FY-25, with 7 approved so far in FY-26. This results in an average of about 1.3 new residents per year per dwelling constructed over the past five financial years. However, this figure has intensified to 14.4 people per dwelling over the past two financial years, suggesting growing popularity and potential undersupply.

New properties are constructed at an average value of $735,000, indicating developers target the premium market segment with higher-end properties. This year, $50.4 million in commercial approvals have been registered, signifying robust local business investment. Compared to the rest of NSW, Tweed Heads South has slightly more development, balancing buyer choice and supporting current property values, though activity has moderated recently.

New development consists of 80% detached houses and 20% medium and high-density housing, maintaining the area's traditional suburban character with a focus on family homes appealing to those seeking space. This reflects a highly mature market with around 1465 people per dwelling approval. Future projections show Tweed Heads South adding 533 residents by 2041, indicating new housing supply should comfortably meet demand at current development rates, providing good conditions for buyers and potentially supporting growth beyond current population projections.

Tweed Heads South has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 17 projects likely affecting the region. Notable ones include Enid Street Residential Towers (13-19), Rivendell Drive Warehouse and Light Industry Development, Tweed Heads South Supported Accommodation, and Terranora Creek Foreshore Rehabilitation. The following details those most relevant.

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Employment performance in Tweed Heads South has been below expectations when compared to most other areas nationally

Tweed Heads South has a balanced workforce encompassing both white and blue collar jobs. Essential services sectors are well represented in the area, with an unemployment rate of 4.6% as per AreaSearch's aggregation of statistical area data.

As of September 2025, there were 3,053 residents employed while the unemployment rate stood at 4.6%, which is 0.7% higher than Rest of NSW's rate of 3.8%. Workforce participation in Tweed Heads South was recorded at 44.9%, significantly lower than Rest of NSW's 56.4%. Key industries of employment among residents include health care & social assistance, accommodation & food, and retail trade. Notably, the area specializes in accommodation & food services with an employment share 1.8 times higher than the regional level, while agriculture, forestry & fishing has a limited presence at 0.9% compared to the regional average of 5.3%.

The worker-to-resident ratio was 0.8 as per the Census data, indicating substantial local employment opportunities. Between August 2024 and July 2025, labour force decreased by 2.4%, while employment declined by 1.5% in Tweed Heads South, resulting in a fall of 0.9 percentage points in unemployment rate. Conversely, Rest of NSW saw employment contract by 0.5%, labour force fall by 0.1%, and unemployment rise by 0.4 percentage points during the same period. State-level data up to 25-Nov-25 shows NSW employment contracted by 0.03% (losing 2,260 jobs), with a state unemployment rate of 3.9%. Nationally, the unemployment rate was recorded at 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project overall employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Tweed Heads South's employment mix suggests local employment should increase by 6.6% over five years and 13.7% over ten years, assuming consistent population projections.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

According to AreaSearch's aggregation of ATO data released in financial year 2023, Tweed Heads South had a median taxpayer income of $41,599 and an average income of $51,735. These figures are lower than the national averages of $52,390 and $65,215 for Rest of NSW respectively. Based on Wage Price Index growth from financial year 2023 to September 2025, estimated median income is approximately $45,285 and average income is around $56,319. Census data from 2021 shows that incomes in Tweed Heads South fall between the 2nd and 7th percentiles nationally. The dominant income bracket is $400 - 799 with 31.7% of residents (2,570 people), differing from surrounding regions where the $1,500 - 2,999 category prevails at 29.9%. A significant proportion, 40.8%, earn below $800 weekly, suggesting affordability pressures. Housing affordability is severe with only 77.5% of income remaining, ranking at the 3rd percentile nationally.

Tweed Heads South displays a diverse mix of dwelling types, with above-average rates of outright home ownership

Tweed Heads South's dwelling structure, as per the latest Census, consisted of 51.7% houses and 48.3% other dwellings (semi-detached, apartments, 'other' dwellings). In comparison, Non-Metro NSW had 66.3% houses and 33.8% other dwellings. Home ownership in Tweed Heads South was 44.3%, with mortgaged dwellings at 23.2% and rented ones at 32.5%. The median monthly mortgage repayment was $1,733, lower than Non-Metro NSW's average of $1,872. Median weekly rent in Tweed Heads South was $390, compared to Non-Metro NSW's $400. Nationally, mortgage repayments were lower at $1,863 and rents higher at $375.

Tweed Heads South features high concentrations of lone person households and group households, with a lower-than-average median household size

Family households make up 57.9 percent of all households, including 16.4 percent couples with children, 26.6 percent couples without children, and 13.6 percent single parent families. Non-family households account for the remaining 42.1 percent, with lone person households at 37.4 percent and group households comprising 4.7 percent of the total. The median household size is 2.1 people, which is smaller than the Rest of NSW average of 2.4.

Tweed Heads South faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 14.1%, significantly lower than the NSW average of 32.2%. This presents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees are the most common at 10.3%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.5%). Trade and technical skills are prominent, with 40.1% of residents aged 15+ holding vocational credentials - advanced diplomas (10.7%) and certificates (29.4%).

A substantial 23.9% of the population is actively pursuing formal education, including 8.0% in primary education, 6.8% in secondary education, and 3.1% in tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

The analysis of public transport in Tweed Heads South shows that there are currently 75 active transport stops operating within the area. These stops serve a mix of bus routes, with a total of 58 individual routes providing service to these locations. The combined weekly passenger trips facilitated by these routes amount to 1,451.

The accessibility of public transport in Tweed Heads South is rated as excellent, with residents on average being located just 170 meters away from the nearest transport stop. On a daily basis, there are an average of 207 trips made across all routes, which equates to approximately 19 weekly trips per individual stop.

Health performance in Tweed Heads South is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Tweed Heads South faces significant health challenges, with various conditions affecting both younger and older residents. Private health cover stands at approximately 47% (around 3,848 people), lower than Rest of NSW's 50.2%, and the national average of 55.7%. The most prevalent medical conditions are arthritis (13.0%) and mental health issues (9.7%).

Conversely, 55.2% report no medical ailments, compared to 64.2% in Rest of NSW. Residents aged 65 and over comprise 30.7%, or approximately 2,489 people, higher than the 26.1% in Rest of NSW. Health outcomes among seniors mirror those of the general population.

Tweed Heads South ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Tweed Heads South, surveyed in 2016, had low cultural diversity with 86.8% of its population being Australian citizens, 79.3% born there, and 92.1% speaking English at home. Christianity was the predominant religion at 56.7%, compared to 51.3% regionally. The top three ancestral groups were English (32.0%), Australian (26.5%), and Irish (8.6%).

Notably, Australian Aboriginal people were overrepresented at 4.9% versus regional 3.0%, New Zealanders at 0.9% versus 0.7%, and Maori at 0.7% versus 0.5%.

Tweed Heads South ranks among the oldest 10% of areas nationwide

Tweed Heads South's median age is 51 years, significantly higher than the Rest of NSW average of 43 and considerably older than Australia's median age of 38. Compared to the Rest of NSW average, Tweed Heads South has a notably over-represented 85+ cohort (6.2%) and an under-represented 5-14 year-old group (9.6%). Post-Census data from 2021 shows a rejuvenation with the median age falling to 51 years. Notable shifts include the 35-44 age group growing from 9.6% to 11.2%, and the 0-4 cohort increasing from 4.2% to 5.4%. Conversely, the 65-74 cohort declined from 15.2% to 13.5%, and the 75-84 group dropped from 12.3% to 11.0%. Demographic modeling suggests significant changes in Tweed Heads South's age profile by 2041. The 25-34 cohort is projected to grow strongly at 22%, adding 184 residents to reach 1,028. Conversely, both the 65-74 and 55-64 age groups are expected to see reduced numbers.