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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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South Arm has an estimated 4,692 residents, up from 4,616 at the 2021 Census — a change of 76 people, or 1.6%. Density is about 63 people per 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 the analysis by AreaSearch, the population of South Arm stands at approximately 4,692 in May 2026. This represents a growth of 76 individuals (1.6%) from the 2021 Census, which recorded 4,616 residents. This shift is calculated using the June 2025 ABS estimated resident population of 4,679 alongside 46 validated new addresses registered after the Census. The resulting population density is 63 persons per square kilometer, indicating a spacious residential environment. The area's 1.6% post-census growth rate is within 2.3 percentage points of the wider SA4 region (3.9%), indicating stable growth dynamics.
The population increase was largely driven by overseas migration, which accounted for roughly 71.2% of the total demographic gains in recent times. Projections from the ABS and Geoscience Australia released in 2024, utilizing 2022 as the base year, are implemented by AreaSearch for each SA2 locality. Where these datasets are unavailable, or to calculate age distribution shifts after 2032, LGA projections from the Tasmania State Government released in 2022 with a 2021 base year are utilized, adjusted via a weighted aggregation method from LGA to SA2 level. Based on these demographic forecasts, the population is projected to expand at a rate slightly below the national median, gaining 349 residents by 2041 relative to the latest annual ERP figures, representing a 7.2% overall increase across the 16 years.
Frequently Asked Questions - Population
103 new dwellings have been approved in South Arm over the past five years, an average of 20 a year. That is 4.4 approvals per 1,000 residents. Approvals are currently running at an annualised 12, well below that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
South Arm averages approximately 20 residential building approvals per year, with 103 residential dwellings approved throughout the last 5 financial years (FY-21 to FY-25) and 11 recorded in FY-26 so far. Over the same 5 financial years (FY-21 to FY-25), the ratio of population growth to new dwellings stood at 0.8 people per finished home, showing that supply aligns with or exceeds local demand, which offers buyers more choices while allowing for population growth to potentially outpace forecasts. The average construction value of these new dwellings is $389,000, indicating that builders are focusing on higher-end, premium properties.
Furthermore, commercial building approvals total $672,000 during the current financial year, highlighting a focus that is overwhelmingly residential. Per capita building approvals in South Arm are approximately three-quarters of the level seen in Greater Hobart, placing the area in the 61st percentile of all national markets analyzed. In addition, recent construction is composed entirely of detached houses, which helps maintain a low-density profile and draws buyers looking for extra space. With a ratio of approximately 246 people per approved dwelling, South Arm exhibits typical low-density characteristics. Based on the most recent AreaSearch quarterly estimate, population projections indicate South Arm will add 336 residents by 2041. With the current pace of construction, the supply of new housing is positioned to easily satisfy local demand, creating favorable buyer conditions and potentially supporting demographic expansion above current forecasts.
Frequently Asked Questions - Development
Development applications around South Arm
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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 one current infrastructure or development project inside South Arm. A further 40 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $2.31 billion. 12 are already under construction and 9 are due for completion within three years. The pipeline spans residential development, transport & logistics 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
Local infrastructure updates, planning schemes, and major developments have a significant impact on local performance. AreaSearch has tracked 2 projects that are expected to influence this locality. Primary projects include the Droughty Peninsula Structure Plan, Lauderdale Primary School, the Hobart City Deal, and the Greater Hobart Urban Growth Boundary Extension, with the most significant items detailed below.
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
Richardsons Road Residential Development, Sandford
A masterplanned residential development proposing to rezone approximately 73 hectares of land at 52 Richardsons Road, Sandford, south of Lauderdale. Following the approval of the Urban Growth Boundary amendment in May 2025, the developer is advancing a rezone and development application to Clarence City Council, with further community engagement planned in 2025. Approximately 35 hectares will be dedicated as public open space including formalised mountain bike tracks, picnic areas, and protection of the Lauderdale Saltmarsh.The concept targets low-density residential lots on cleared land on the south side of the hill, with staging over many years. Infrastructure assessments confirm adequate sewerage, water, and road capacity.
Droughty Peninsula Structure Plan
A long-term strategic planning framework led by Clarence City Council for 388 hectares of land on the Droughty Peninsula. The plan, which incorporates the approved Skylands Masterplan, envisions a series of six walkable neighborhoods totaling approximately 2,600 to 3,000 dwellings over a 20-25 year period. Key features include 100 hectares of open space, active transport corridors, and potential ferry connectivity to Hobart. As of May 2026, the project is in the post-consultation analysis phase, with the council incorporating feedback from Phase 2 engagement into the Draft Structure Plan while addressing Tasmanian Planning Commission queries regarding landslide hazards and urban growth boundaries.
Roches Beach Living
A modern retirement village comprising 53 architecturally designed 2 and 3 bedroom townhouses, set in landscaped gardens in Lauderdale. Offers independent living with high standards, quality, and easy living, with a community centre on site and access to Home Care Services.
Lauderdale Primary School
The Tasmanian Government will undertake a $6.5 million upgrade of Lauderdale Primary School to provide additional contemporary learning spaces, amenities and replacement of outdated outdoor play areas. This includes the construction of new general learning areas and car park upgrades to address increasing student enrollment and provide modern facilities.
Glebe Hill Childcare Centre
Purpose-built early learning centre developed by Tipalea Partners adjacent to Glebe Hill Village. The 106-place centre is operated by Green Leaves Early Learning and commenced operations during 2026, helping address childcare demand in Hobart's south-east.
Glebe Hill Village
A 6,002 square metre neighbourhood shopping centre anchored by Coles and a 24-hour McDonald's drive-thru, plus Priceline Pharmacy, Liquorland, and 16 specialty stores. Opened in August 2022, it is noted as Tasmania's most technologically and environmentally advanced neighbourhood centre with solar array, EV chargers, and smart-tech features. The centre was sold by Tipalea Partners to a Charter Hall managed fund for $50.25 million in January 2025.
Clarence Street, Howrah Affordable Housing Development
Rezoning of approximately 1300 square meters of surplus land from Utilities to General Residential Zone via a Housing Land Supply Order to enable the development of up to 4 dwelling units for social and affordable housing. The land is being prepared for transfer to Homes Tasmania for subdivision and housing development.
Oceana Phase 2 Master Plan
An approved master plan for integrated conservation management and limited residential development (Coventry Rise and Oceana Rise) on the Rokeby Hills above Howrah and Tranmere. It proposes bushland lots and residential clusters close to nature, providing for various residential living styles and maintaining bushland for conservation and public open space.
2,548 residents of South Arm are employed, from a labour force of 2,614. Unemployment sits at 2.5%, with participation at 65.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.5% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,612, about 77% of the resident population, so more people leave the area for work than travel in. 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 workforce is characterized by high levels of education, strong representation in essential services, an unemployment rate of only 2.5%, and stable employment patterns over the past year. In March 2026, there were 2,548 employed residents, with an unemployment rate 1.9% lower than the 4.4% recorded in Greater Hobart, while the participation rate closely matched the Greater Hobart level of 63.8%. Census data indicates that a low 11.3% of the working population operated from home, though this figure may have been influenced by COVID-19 restrictions. The primary employment fields for local residents are construction, health care & social assistance, and education & training.
The construction sector shows a particularly high concentration, with employment levels sitting at 1.7 times the regional average. Conversely, accommodation & food services is underrepresented, employing just 4.3% of the workforce compared to 8.0% across Greater Hobart. A comparison of the Census working population against resident workers suggests that local employment opportunities are relatively limited. An analysis of SALM and ABS statistics by AreaSearch shows that during the 12 months leading to March 2026, the local labour force grew by 0.2% while total employment fell by 0.2%, resulting in a 0.4 percentage point rise in unemployment. Over the same period, Greater Hobart saw employment fall by 0.1%, labour force levels rise by 0.2%, and unemployment increase by 0.3 percentage points. Employment projections published by Jobs and Skills Australia in May-25 provide additional context regarding future demand trends in South Arm. These five-year and ten-year forecasts have been mapped against local industry composition to project employment trends. Nationally, employment is predicted to grow by 6.6% over five years and 13.7% over ten years, though these figures vary widely across different fields. Applying these industry projections to the employment profile of South Arm indicates that local jobs could grow by 6.5% over five years and 13.4% over ten years, though this serves as a simple weighted extrapolation and does not incorporate local population forecasts.
Frequently Asked Questions - Employment
Median household income in South Arm is $1,934 a week (about $101,000 a year), with median personal income at $916 a week. ATO records put median taxable income at $55,330 a year against an average of $68,864. 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
According to aggregated postcode-level ATO data compiled by AreaSearch for the 2023 financial year, the South Arm SA2 recorded a median taxpayer income of $55,330 and an average income of $68,864. This is slightly above national benchmarks, and contrasts with a median of $54,577 and an average of $65,190 in Greater Hobart. Factoring in Wage Price Index growth of 10.95% since the 2023 financial year, current estimates would be approximately $61,389 for median income and $76,405 for average income as of March 2026. The 2021 Census data places household, family, and personal incomes in South Arm around the 65th percentile nationally.
Income distribution data shows that 36.0% of the community (1,689 individuals) fall into the $1,500 - 2,999 earnings bracket, which is comparable to the regional rate of 32.2% in the same bracket. After accounting for housing costs, residents retain 89.2% of their income, indicating strong purchasing power, while the SEIFA index for income places the area in the 6th decile.
Frequently Asked Questions - Income
South Arm had 1,666 occupied dwellings at the 2021 Census, 99% detached houses and 0% apartments. 47% are owned with a mortgage, 9% rented and 44% owned outright. At that Census the median rent was $370 a week and the median mortgage repayment $1,600 a month. Rent absorbs 19.1% of household income here and mortgage repayments 19.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the time of the latest Census, residential dwellings in South Arm consisted of 99.4% houses and 0.6% other options like semi-detached homes, apartments, and alternative structures, compared to 85.3% houses and 14.7% other dwellings in metropolitan Hobart. Home ownership rates in South Arm were significantly higher than the metropolitan average at 43.7%, with the remaining properties being mortgaged (47.2%) or rented (9.1%). The median monthly mortgage payment was higher than the Hobart metro average at $1,600, while the median weekly rent was $370, compared to metropolitan Hobart figures of $1,517 and $350.
Nationally, mortgage repayments in South Arm are lower than the Australian average of $1,863, and weekly rents are also below the national figure of $375.
Frequently Asked Questions - Housing
South Arm counted 1,666 households at the 2021 Census, averaging 2.6 people each. 35% are couples with children, against 34% couples without children. 19% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family households make up the majority of homes at 79.4%, which includes couples with children at 35.4%, couples without children at 34.0%, and single parent families at 9.5%. Non-family households account for the remaining 20.6%, with single-person households at 18.7% and group housing representing 1.7% of the total. The median household size of 2.6 residents exceeds the Greater Hobart average of 2.4.
Frequently Asked Questions - Households
29.7% of adults in South Arm hold a university qualification, including 19.0% with a bachelor degree and 6.8% with postgraduate qualifications. A further 27.6% hold a vocational qualification. 1 school serves the area, with 67 enrolment places and an average ICSEA of 1,032 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 proportion of residents aged 15+ in South Arm holding university qualifications (29.7%) is higher than the TAS average (25.5%), indicating competitive educational standards in the region. Bachelor degrees are the most common at 19.0%, with postgraduate qualifications at 6.8% and graduate diplomas at 3.9%. Vocational and technical skills are also highly represented, with 39.2% of residents aged 15+ holding qualifications, consisting of advanced diplomas (11.6%) and certificates (27.6%). Participation in education is high, with 27.0% of the population enrolled in formal study. This comprises 10.7% in primary school, 7.9% in high school, and 3.7% in tertiary courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in South Arm reaches 66 stops on 153 routes, timetabled for about 13,300 services a week. The typical home sits about 570 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 2.1 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
An analysis of public transport reveals 66 active bus stops operating in South Arm. These are serviced by 153 separate routes, which provide a total of 13,345 passenger trips each week. Transport accessibility is moderate, with residents living an average of 574 meters from the nearest stop. Due to the area's residential nature, most workers commute out of the district, with private vehicles remaining the primary mode of travel for 94% of commuters. Average vehicle ownership is 2.1 per dwelling, which is higher than the regional average. A relatively low 11.3% of residents work from home, based on 2021 Census data which may reflect pandemic-era trends.
Service frequency averages 1,906 daily trips across all routes, which corresponds to approximately 202 weekly trips for each transport stop.
Frequently Asked Questions - Transport
Transport Stops Detail
68.2% of residents in South Arm report no long-term health condition. 3.8% need daily assistance with core activities, and 53.3% hold private health cover. The standardised death rate runs at 4.1 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
South Arm displays favorable health profiles based on AreaSearch evaluations of mortality statistics and the prevalence of chronic illnesses, with low rates of common medical conditions across both younger and older demographics, and private health insurance coverage rates slightly exceeding the average SA2 area at approximately 53% of the population (~2,500 people). Arthritis and mental health challenges represent the most frequently reported conditions, affecting 10.2 and 8.1% of local residents, respectively, while 68.2% of the population reported no chronic conditions compared to 65.5% in Greater Hobart. Health outcomes within the working-age cohort are generally standard.
Seniors aged 65 and over make up 24.3% of the community (1,138 people), which is higher than the 20.0% share in Greater Hobart. Health indicators for this older group are particularly positive, with national comparisons aligning well with general population trends.
Frequently Asked Questions - Health
South Arm is largely Australian-born, at 89.3% of residents, with 2.2% speaking a language other than English at home. The largest reported ancestries are English (36.0%) and Australian (30.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
South Arm exhibits low levels of cultural diversity, with 89.3% of residents born in Australia, 93.7% holding citizenship, and 97.8% using only English at home. Christianity is the primary religion, followed by 35.9% of the population. The most prominent statistical divergence is in Buddhism, which represents 0.8% of the population compared to 1.4% across Greater Hobart. Regarding parental country of birth, the three most common ancestries in South Arm are English at 36.0%, Australian at 30.0%, and Irish at 9.1%. There are also notable differences in other groups, with Dutch heritage representing 1.7% of the population (versus 1.5% regionally), Scottish heritage at 8.4% (versus 7.0%), and Australian Aboriginal heritage at 2.8% (versus 3.0%).
Frequently Asked Questions - Diversity
The median resident of South Arm is 45, older than 78% of areas nationally. 19.0% 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 median age in South Arm is 45 years, which is higher than the Greater Hobart average of 39 and the national average of 38. The 65 - 74 age group is highly represented at 15.6% compared to Greater Hobart, whereas the 25 - 34 bracket is smaller at 7.1%. The concentration of residents aged 65 - 74 is higher than the national average of 9.4%. Post-2021 Census data indicates that the 75 to 84 cohort has increased from 4.1% to 7.1% of the population, and the 15 to 24 group has risen from 9.0% to 11.9%.
Meanwhile, the 55 to 64 group decreased from 17.6% to 14.7%, and the 5 to 14 cohort declined from 13.3% to 10.8%. Demographic projections suggest the age distribution in South Arm will change considerably by 2041. The 45 to 54 cohort is projected to grow the fastest at 33%, adding 232 residents to total 945, while declines are projected for the 25 to 34 and 0 to 4 groups.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for South Arm
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 SA2 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 | Jun 2026 2 months ago all 1 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 Jun 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 — 46 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (4,616 at the 2021 Census → 4,692 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 (601021012). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.