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 Tweed Heads South is estimated at 8,166 as of May 2026. This reflects an increase of 225 people since the 2021 Census, which reported a population of 7,941. The change is inferred from AreaSearch's estimate of the resident population at 8,164 following examination of the latest ERP data release by the ABS in June 2025 and an additional 143 validated new addresses since the Census date. This level of population equates to a density ratio of 983 persons per square kilometer. Overseas migration contributed approximately 55% of overall population gains during recent periods, driving primary growth for the suburb. AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year, and NSW State Government's SA2 level projections where applicable, released in 2022 with 2021 as the base year.

Future population trends indicate a growth of 469 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 5.7% over the 16 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 from statistical area data, 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, between FY-21 and FY-25, with a further eight approved so far in FY-26. On average, 1.5 new residents have been added per year per dwelling constructed over these five financial years, indicating stable market conditions due to balanced supply and demand. However, recent data shows this has intensified to 13.7 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, targeting the premium market segment with higher-end properties. Additionally, $50.4 million in commercial approvals have been registered this financial year, indicating robust local business investment. Compared to the rest of NSW, Tweed Heads South has slightly more development, with 35.0% above the regional average per person over the five-year period, balancing buyer choice while supporting current property values.

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 focused 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 467 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 10% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 17 projects likely to affect the area. 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 list details those most relevant.

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

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Tweed Heads South has seen below average employment performance when compared to national benchmarks

Tweed Heads South has a balanced workforce with white and blue collar jobs. As of December 2025, the unemployment rate is 4.6%. This rate is 0.7% higher than Regional NSW's rate of 3.9%.

Workforce participation in Tweed Heads South is lower at 46.6%, compared to Regional NSW's 60.5%. According to Census data, a low 10.5% of residents work from home. The key industries of employment are health care & social assistance, accommodation & food, and retail trade. Accommodation & food has a strong presence with an employment share of 1.8 times the regional level.

Agriculture, forestry & fishing has limited presence at 0.9% compared to Regional NSW's 5.3%. There are substantial local employment opportunities indicated by a ratio of 0.8 workers per resident. Over a 12-month period ending December 2025, employment increased by 0.1%, labour force decreased by 0.2%, and unemployment rate fell by 0.3 percentage points. In comparison, Regional NSW saw employment decline of 1.2% and unemployment rise by 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 suggest Tweed Heads South's employment should increase by 6.6% over five years and 13.7% over ten years, based on industry-specific projections applied to the local employment mix.

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. Nationally, the median was $52,390 and the average was $65,215 in Regional NSW. By March 2026, with a 10.32% Wage Price Index growth, estimated incomes would be approximately $45,892 (median) and $57,074 (average). Census 2021 data shows Tweed Heads South's household, family, and personal incomes fell between the 2nd and 7th percentiles nationally. The $400-$799 income bracket dominated with 31.7% of residents. In contrast, the surrounding region's predominant bracket was $1,500-$2,999 at 29.9%. Notably, 40.8% of households earned below $800 weekly, indicating affordability pressures. Housing affordability pressures were severe, with only 77.5% of income remaining, ranking at the 3rd percentile.

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

In Tweed Heads South, as recorded in the latest Census, 51.7% of dwellings were houses with the remaining 48.3% comprising semi-detached homes, apartments, and other dwelling types. This contrasts with Regional NSW where 82.6% of dwellings are houses and 17.4% are other dwellings. Home ownership in Tweed Heads South stood at 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, aligning with Regional NSW's average. Weekly rent in Tweed Heads South was $390, higher than Regional NSW's figure of $330. Nationally, mortgage repayments in Tweed Heads South were lower at $1,733 compared to the Australian average of $1,863, while median weekly rents were higher at $390 against 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 constitute 57.9% of all households, including 16.4% couples with children, 26.6% couples without children, and 13.6% single parent families. Non-family households account for 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 Regional 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

Tweed Heads South has 75 active public transport stops, all of which are bus stops. These stops are served by 58 different routes that together facilitate 1,451 weekly passenger trips. The area's transport accessibility is rated excellent, with residents typically living within 170 meters of the nearest stop. Most residents commute outwards from this primarily residential area, with cars being the dominant mode of transport at 91%. On average, there are 0.9 vehicles per dwelling, which is below the regional average. According to the 2021 Census, only 10.5% of residents work from home, a figure that may be influenced by COVID-19 conditions.

Across all routes, service frequency averages 207 trips per day, equating to approximately 19 weekly trips per 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 as assessed by AreaSearch. Mortality rates and chronic condition prevalence are high, affecting both younger and older age groups. Private health cover is low at approximately 47% of the total population (~3,875 people), compared to 51.9% in Regional NSW and the national average of 55.7%.

The most common conditions are arthritis (13.0%) and mental health issues (9.7%), with 55.2% reporting no medical ailments, compared to 63.3% in Regional NSW. Working-age residents face notable health challenges due to high chronic condition rates. The area has a higher proportion of seniors aged 65 and over at 31.9% (2,604 people), compared to 23.4% in Regional NSW. Health outcomes among seniors are broadly in line with national rankings.

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, in its demographic profile as of the 2016 Census, showed a lower level of cultural diversity with 86.8% of its population being Australian citizens, 79.3% born in Australia, and 92.1% speaking English only at home. Christianity was the predominant religion, accounting for 56.7% of the population, slightly higher than the Regional NSW average of 55.9%. The top three ancestry groups were English (32.0%), Australian (26.5%), and Irish (8.6%).

Notably, Australian Aboriginal (4.9%) and New Zealand (0.9%) and Maori (0.7%) ethnicities were more represented in Tweed Heads South compared to Regional NSW averages of 4.6%, 0.4%, and 0.3% respectively.

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

Tweed Heads South has a median age of 51 years, which is significantly higher than Regional NSW's average of 43 and considerably older than Australia's median of 38. Compared to Regional NSW, the 75-84 cohort is notably over-represented in Tweed Heads South at 11.7%, while the 5-14 age group is under-represented at 9.6%. This concentration of the 75-84 cohort is well above the national average of 6.1%. According to post-2021 Census data, the 35-44 age group has grown from 9.6% to 11.3%, and the 0-4 cohort has increased from 4.2% to 5.5%. Conversely, the 65-74 cohort has declined from 15.2% to 13.9%. By 2041, Tweed Heads South is expected to see notable shifts in its age composition, with the 25-34 group projected to grow by 17%, reaching 1,011 people from 865. Meanwhile, population declines are projected for the 65-74 and 55-64 cohorts.