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

As of November 2025, the estimated population of Tweed Heads South is around 8,115. This reflects an increase of 174 people since the 2021 Census, which reported a population of 7,941. The AreaSearch analysis, based on ABS ERP data release from June 2024 and additional validated addresses, infers this resident population. Overseas migration contributed approximately 55% to overall population gains in recent periods. The population density ratio is around 977 persons per square kilometer, comparable with averages seen across locations assessed by AreaSearch. Tweed Heads South's growth of 2.2% since the census positions it within 1.1 percentage points of the SA4 region (3.3%).

Future projections suggest a population increase just below the median of Australia's non-metropolitan areas, with the suburb expected to grow by 540 persons to 2041 based on aggregated SA2-level projections, reflecting an overall increase of 6.5% over the 17 years.

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

Based on AreaSearch analysis of ABS building approval numbers, Tweed Heads South has experienced around 33 dwellings receiving development approval per year. An estimated 165 homes were approved over the past five financial years, from FY21 to FY25, and six have been approved so far in FY26. This results in an average of 1.3 new residents per year per dwelling constructed over these five years. However, recent data shows this has intensified to 14.4 people per dwelling over the past two financial years, indicating growing popularity and potential undersupply.

New properties are constructed at an average value of $735,000, targeting the premium market segment with higher-end properties. Additionally, $50.4 million in commercial approvals have been registered this financial year, suggesting robust local business investment. Compared to the rest of NSW, Tweed Heads South has slightly more development, at 34.0% above the regional average per person over the five-year period, balancing buyer choice with support for current property values.

However, development activity has moderated in recent periods. New development consists of 80.0% detached houses and 20.0% medium and high-density housing, maintaining the area's traditional suburban character with a focus on family homes appealing to those seeking space. This favours detached housing more than current patterns suggest (52.0% at Census), demonstrating ongoing robust demand for family homes despite increasing density pressures. With around 1465 people per dwelling approval, Tweed Heads South reflects a highly mature market. Future projections show Tweed Heads South adding 527 residents by 2041, based on the latest AreaSearch quarterly estimate. At current development rates, new housing supply should comfortably meet demand, 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 20% nationally

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

Professional plan users can use the search below to filter and access additional projects.

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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 mix of white and blue collar jobs, with essential services well represented. Its unemployment rate is 4.4%, according to AreaSearch's aggregation of statistical area data.

As of June 2025, 2,992 residents are employed, with an unemployment rate of 4.4%, which is 0.7% higher than the Rest of NSW's rate of 3.7%. Workforce participation in Tweed Heads South lags behind the Rest of NSW at 44.9% compared to 56.4%. The key industries for employment among residents are health care & social assistance, accommodation & food, and retail trade. Accommodation & food has a particularly strong presence with an employment share of 1.8 times the regional level, while agriculture, forestry & fishing has limited presence at 0.9% compared to the regional average of 5.3%.

The worker-to-resident ratio is 0.8, indicating substantial local employment opportunities. Between June 2024 and June 2025, the labour force decreased by 4.8%, while employment declined by 4.2%, causing the unemployment rate to fall by 0.6 percentage points. This contrasts with Rest of NSW where employment contracted by 0.1%, the labour force grew by 0.3%, and unemployment rose by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that national employment is expected to expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Tweed Heads South's employment mix indicates local employment should increase by 6.6% over five years and 13.7% over ten years, assuming constant population growth for illustrative purposes.

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

According to AreaSearch's aggregation of latest postcode level ATO data released for financial year 2022, Tweed Heads South had a median income among taxpayers of $41,599. The average income stood at $51,735. This was lower than the national average and compared to levels of $49,459 and $62,998 across Rest of NSW respectively. Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates would be approximately $46,845 (median) and $58,259 (average) as of September 2025. Census 2021 income data shows household, family and personal incomes in Tweed Heads South all fall between the 2nd and 7th percentiles nationally. The majority of residents, 31.7% or 2,572 people, earn within the $400 - 799 bracket, differing from the surrounding region where the $1,500 - 2,999 category predominates at 29.9%. A significant proportion of households, 40.8%, earn below $800 weekly, indicating affordability pressures for many residents. Housing affordability pressures are severe, with only 77.5% of income remaining after housing costs, ranking at the 3rd percentile nationally.

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

Dwelling structure in Tweed Heads South, 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 in the area was $1,733, lower than Non-Metro NSW's average of $1,872. The median weekly rent figure was $390, compared to Non-Metro NSW's $400. Nationally, Tweed Heads South's mortgage repayments were lower at $1,733 versus the Australian average of $1,863, while rents were higher at $390 compared to the national figure of $375.

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

Family households account for 57.9% of all households, including 16.4% that are couples with children, 26.6% that are couples without children, and 13.6% that are single parent families. Non-family households make up the remaining 42.1%, with lone person households at 37.4% and group households comprising 4.7%. 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%. Bachelor degrees are the most common at 10.3%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.5%). Vocational credentials are prominent, with 40.1% of residents aged 15+ holding them - advanced diplomas at 10.7% and certificates at 29.4%. A total of 23.9% of the population is actively pursuing formal education, including 8.0% in primary, 6.8% in secondary, and 3.1% in tertiary education.

There are 8 schools operating within Tweed Heads South, educating approximately 1,654 students, with varied educational conditions (ICSEA: 915). The school mix includes 3 primary, 3 secondary, and 2 K-12 schools. School capacity exceeds typical residential needs, with 20.4 places per 100 residents compared to the regional average of 14.2, indicating that the area serves as an educational center for the broader region. Note: where schools show 'n/a' for enrolments, please refer to the parent campus.

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

Transport analysis in Tweed Heads South shows 62 operational transport stops, all bus services. These stops are covered by 58 unique routes, offering a total of 1,431 weekly passenger trips. The area's transport accessibility is rated excellent, with residents on average 173 meters from the nearest stop.

Services run an average of 204 trips daily across all routes, translating to about 23 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 is low, at approximately 47% (3,851 people), compared to the national average of 55.3%.

The most prevalent medical conditions are arthritis (13.0%) and mental health issues (9.7%). Conversely, 55.2% of residents report no medical ailments, lower than the Rest of NSW's 64.2%. The area has a higher proportion of seniors aged 65 and over at 30.7% (2,491 people), compared to Rest of NSW's 26.1%. Health outcomes among seniors largely 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, as per the 2016 Census, had a cultural diversity index below average. Its population was predominantly Australian-born citizens with English spoken exclusively at home: 86.8%, 79.3%, and 92.1% respectively. Christianity was the primary religion in Tweed Heads South, practiced by 56.7% of its residents, compared to 51.3% across Rest of NSW.

The top three ancestry groups were English (32.0%), Australian (26.5%), and Irish (8.6%). Notably, Australian Aboriginal (4.9%) was overrepresented in Tweed Heads South compared to the regional average of 3.0%. Similarly, New Zealand-born residents made up 0.9% versus the region's 0.7%, and Maori individuals comprised 0.7% against the regional 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 the Australian median of 38. The percentage of people aged 85 and above is notably higher in Tweed Heads South at 6.2%, compared to the Rest of NSW average, while those aged 5-14 are under-represented at 9.6%. According to post-2021 Census data, there has been a rejuvenation with the median age falling from 52 to 51 years. The 35 to 44 age group has grown from 9.6% to 11.2%, and the 0 to 4 cohort increased from 4.2% to 5.4%. Conversely, the 65 to 74 cohort declined from 15.2% to 13.5%, and the 75 to 84 group dropped from 12.3% to 11.0%. Demographic modeling suggests significant changes in Tweed Heads South's age profile by 2041, with the 25 to 34 cohort projected to grow by 22%, adding 184 residents to reach 1,028. Conversely, both the 65 to 74 and 55 to 64 age groups are expected to decrease in numbers.