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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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Towong has an estimated 6,157 residents, down from 6,196 at the 2021 Census. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. 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 research from AreaSearch, Towong records an estimated population of approximately 6,157 as of Aug 2026. This represents a contraction of 39 people (0.6%) compared to the 6,196 individuals documented during the 2021 Census. Such demographic movement is derived from the ABS estimated resident population figure of 6,155 as of June 2025 alongside 37 validated new addresses registered following the Census. Consequently, population density stands at 0.90 persons per square kilometer, highlighting an expansive living environment. Net demographic increases across recent periods were predominantly underpinned by overseas migration, which made up around 88.2% of total population additions.
For each SA2 boundary, AreaSearch incorporates ABS/Geoscience Australia demographic projections released in 2024 using 2022 as their baseline. In instances where specific SA2 areas are omitted, AreaSearch applies the VIC State Government's Regional/LGA projections published in 2023, utilizing a weighted aggregation technique to translate LGA population growth down to the SA2 tier. Projected age-group growth rates from these models are likewise extended across all locations for the years 2032 to 2041. Over this future projection horizon, overall headcount is forecast to diminish, contracting by 668 persons by 2041 under this framework. Conversely, certain demographic segments are anticipated to see additions, most notably the 25 to 34 age bracket, which is slated to grow by 57 people. Consult the age breakdown for further information.
Frequently Asked Questions - Population
100 new dwellings have been approved in Towong over the past five years, an average of 20 a year. That is 3.2 approvals per 1,000 residents. Of the 20 dwellings approved in the latest reporting year, 95% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Residential building approvals across Towong have averaged roughly 20 new dwellings annually, accumulating to 100 homes over the preceding 5 financial years. With an inflow rate averaging merely 0.1 new residents each year per approved dwelling over the last 5 financial years (between FY-22 and FY-26), the pipeline of new stock comfortably matches or outstrips local demand, expanding options for purchasers and unlocking head-room for demographic expansion beyond baseline forecasts, with newly built residences carrying an average construction value of $462,000. In addition, $5.5 million in non-residential commercial approvals was logged during the current financial year, underscoring the locality's predominantly residential profile.
Towong exhibits roughly half the construction activity per capita relative to the rest of Victoria, positioning it within the 33rd percentile of nationally evaluated regions, which signals fewer options for prospective buyers and reinforces demand for current housing stock. This level of development remains below the national mean, reflecting the locality’s mature status and hinting at possible constraints on future planning approvals. The recent building output consists of 95.0% detached houses and 5.0% attached dwellings, preserving the neighborhood’s conventional low density profile and emphasizing family-oriented homes that attract residents prioritizing room. The ratio of 451 people per dwelling approval underscores the area’s tranquil and restrained growth pattern. Given that demographic forecasts point toward flat or declining numbers, Towong is poised to experience softer housing demand pressures, presenting favorable conditions for prospective buyers.
Frequently Asked Questions - Development
Development applications around Towong
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 2 current infrastructure and development projects inside Towong. A further 110 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $6.35 billion. 25 are already under construction and 38 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and sports & recreation. 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
Strategic infrastructure upgrades, commercial schemes, and statutory planning initiatives serve as primary catalysts for regional development. AreaSearch has pinpointed 18 major projects expected to influence the surrounding region. Notable developments comprise the Hilltops by Birchmore Residential Development, the Thurgoona Link Road Project, Thurgoona Neighbourhood Shopping Centre, and the Elizabeth Mitchell Drive Extension (Thurgoona Link Road), with the following summary presenting the most consequential works.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Thurgoona Link Road Project
Five-stage road network connecting Hume Freeway to Thurgoona, supporting 50,000 population growth over 50 years. Critical infrastructure for regional development.
Thurgoona Neighbourhood Shopping Centre
Local shopping centre providing essential services and retail to support residential growth in northern Thurgoona precincts.
Elizabeth Mitchell Drive Extension (Thurgoona Link Road)
Extension of Elizabeth Mitchell Drive north to connect with Davey Road as part of the staged Thurgoona Link Road. The project will initially deliver a two lane road (future proofed for four lanes) to improve east west and north south connections between Elizabeth Mitchell Drive, Kerr Road, Table Top Road and the Davey Road/Hume Freeway interchange, supporting the Thurgoona Wirlinga growth area.
Thurgoona District Sports Ground and Aquatic Facility
Regional sports and aquatic facility serving growing population with competition-grade facilities and community recreational amenities.
Thurgoona Primary School and Preschool - Kerr Road
New primary school and preschool facility serving growing Thurgoona population, integrated with Kerr Road development precinct.
Thurgoona Wirlinga Precinct Structure Plan Review
Comprehensive planning review for 16,000 new dwellings supporting 40,000 additional residents over 40 years in Albury's principal growth area. A review of the 2013 structure plan to guide the future development of the Thurgoona and Wirlinga area, expected to accommodate a population of 50,000 by 2060. The review will focus on biodiversity, environmental considerations, infrastructure, and land use planning.
Springview Estate
A housing estate in Wirlinga with house and land packages available. Stages 5A and 5B are currently selling, with lots up to 1060 m2.
Hilltops by Birchmore
Hilltops by Birchmore is a $70 million masterplanned residential community on 17.7 hectares at 710 Riverina Highway, Thurgoona, developed by Birchmore Group and marketed by Core Projects. The estate comprises 320 lots across multiple stages, with Stage 1 (177 lots) approved by Albury City Council and the first homes now under construction. Lot sizes range from 450 to 865 sqm, with some larger lots up to 1400 sqm. The community plan includes over 4.5 hectares of open space, walking trails, a central park and playground, and connections to a proposed future retail precinct and neighbourhood centre, positioned close to Lake Hume and Albury CBD.
3,105 residents of Towong are employed, from a labour force of 3,212. Unemployment sits at 3.3%, with participation at 61.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. 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 in Towong displays a balanced distribution between professional and vocational occupations across diverse sectors, accompanied by a low unemployment rate of 3.3%. As of March 2026, employed residents numbered 3,105, while the jobless rate tracking 0.4% lower than the 3.7% recorded across Regional Vic., and overall labour force participation aligns closely with the regional figure of 61.1%. Census records indicated that 20.0% of local workers performed their duties remotely from home, though the influence of Covid-19 restrictions during that period should be noted. Workforce participation among local residents is heavily weighted toward agriculture, forestry & fishing, health care & social assistance, alongside construction.
The region demonstrates pronounced employment specialization within agriculture, forestry & fishing, capturing a sector workforce concentration 3.3 times that of the regional benchmark. In contrast, retail trade accounts for a smaller footprint, employing 6.6% locally compared to 9.9% across the broader region. Comparing resident worker totals to the local workplace headcount highlights relatively constrained local employment capacity. AreaSearch evaluation of SALM and ABS statistics shows that throughout the 12 months leading to March 2026, the local labour pool shrank by 2.3% and total employment dropped by 2.5%, driving a 0.2 percentage point uptick in the unemployment rate. Over the identical timeframe across Regional Vic., employment slipped by 0.1%, the workforce reduced by 0.3%, and unemployment contracted by 0.2 percentage points. Forward-looking employment estimates from Jobs and Skills Australia as of Mar-26 provide additional context regarding future workforce requirements within Towong. Spanning five-year and ten-year horizons, these figures have been mapped onto the local industrial base to project potential job trends. While national workforce growth is modeled at 6.6% over five years and 13.7% over ten years, projected expansion varies widely by industry. Weighting these sectoral forecasts against Towong's existing employment distribution suggests local job growth of 5.6% across five years and 12.2% over ten years (note that this represents a direct weighted modeling exercise for illustrative purposes and excludes local demographic adjustments).
Frequently Asked Questions - Employment
Median household income in Towong is $1,280 a week (about $67,000 a year), with median personal income at $688 a week. ATO records put median taxable income at $48,297 a year against an average of $57,635. 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 the most recent postcode ATO statistics compiled by AreaSearch for financial year 2023, taxpayers in the Towong SA2 recorded a median earnings figure of $48,297 and an average of $57,635. These levels sit beneath national benchmarks and compare against Regional Vic.'s median of $50,954 and average of $62,728. Factoring in Wage Price Index movement of 9.62% following financial year 2023, modeled figures stand at roughly $52,943 for median income and $63,179 for average income as of March 2026. Across household, family, and individual income tiers, Census metrics position Towong between the 18th and 25th percentiles nationally.
Income distribution shows the highest concentration in the $1,500 - 2,999 weekly band, encompassing 28.3% of the community (1,742 people), which mirrors the 30.3% share observed in the metropolitan zone. Although residential overheads remain manageable with 90.6% of income retained, net disposable earnings place at the 27th percentile across Australia, and the region falls into the 4th decile on the SEIFA income scale.
Frequently Asked Questions - Income
Towong had 2,399 occupied dwellings at the 2021 Census, 97% detached houses and 1% apartments. 32% are owned with a mortgage, 15% rented and 53% owned outright. At that Census the median rent was $210 a week and the median mortgage repayment $1,200 a month. Rent absorbs 16.4% of household income here and mortgage repayments 21.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
At the most recent Census, the housing inventory in Towong consisted of 97.2% separate houses and 2.8% other dwelling types (including semi-detached units, apartments, and non-standard housing), whereas Regional Vic. recorded 90.1% standalone houses and 9.9% alternative dwellings. Outright home ownership in Towong substantially surpassed the regional benchmark, reaching 52.9%, while remaining properties were either held with a mortgage (31.7%) or occupied by tenants (15.4%). Median monthly home loan repayments stood at $1,200, tracking well beneath the Regional Vic. benchmark of $1,430, while median weekly rent was logged at $210 versus $285 regionally.
On a nationwide scale, local mortgage commitments are markedly lower than the Australian average of $1,863, and rental costs sit well below the nationwide figure of $375.
Frequently Asked Questions - Housing
Towong counted 2,399 households at the 2021 Census, averaging 2.2 people each. 23% are couples with children, fewer than in 76% of areas nationally, against 38% couples without children. 30% of households are people living alone, and families average 2.1 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute the predominant household category at 68.5%, consisting of couples with children (23.3%), couples without children (38.1%), and single-parent arrangements (6.6%). Non-family living arrangements account for the remaining 31.5%, made up of single-person households at 29.7% and group living situations at 1.6%. The typical household size stands at 2.2 people, tracking slightly below the Regional Vic. average of 2.4.
Frequently Asked Questions - Households
17.6% of adults in Towong hold a university qualification, including 11.7% with a bachelor degree and 2.7% with postgraduate qualifications. A further 32.3% hold a vocational qualification. 10 schools serve the area, with 902 enrolment places and an average ICSEA of 981 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 qualification levels in the region present challenges, as the proportion of university-educated individuals (17.6%) sits considerably below the VIC benchmark of 33.4%, highlighting a distinct scope for educational development programs. Among degree holders, bachelor qualifications are most prevalent at 11.7%, followed by graduate diplomas at 3.2% and postgraduate degrees at 2.7%. Meanwhile, technical and vocational qualifications are widely held, with 43.8% of residents aged 15+ possessing vocational credentials, consisting of advanced diplomas (11.5%) and certificate-level awards (32.3%). Study enrollment across the community is substantial, with 26.3% of local inhabitants actively engaged in educational programs.
This encompasses 10.1% attending primary schools, 8.3% undertaking secondary schooling, and 2.1% enrolled in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Getting around Towong means driving: households keep an average of 1.9 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Public transit infrastructure within Towong consists of 10 designated boarding locations operating with bus connections. These points are connected across 4 separate routes, delivering a collective volume of 32 weekly passenger trips. Transit connectivity remains constrained, with local residents situated an average distance of 3945 meters from their nearest public boarding facility. Due to the area's predominantly residential makeup, daily travel is mostly outbound, with private vehicles accounting for 86% of journeys and pedestrian trips representing 10%. Household vehicle availability averages 1.9 per dwelling, sitting above the regional standard, while 20.0% of the working population operated from home according to the 2021 Census under prevailing COVID-19 settings.
Transit service schedules deliver an average of 4 trips per day across all available routes, translating to roughly 3 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
62.0% of residents in Towong report no long-term health condition. 6.4% need daily assistance with core activities, and 48.2% hold private health cover. The standardised death rate runs at 4.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators across Towong align closely with Australian standards according to AreaSearch data on mortality and long-term health conditions, demonstrating typical diagnostic rates across younger and older demographics alike. Private health insurance uptake is notably restrained, covering roughly 48% of the community (~2,967 people), compared against 50.5% across Regional Vic. and a national benchmark of 55.7%. Arthritis and mental health concerns represent the most frequently reported diagnoses in the district, affecting 11.7 and 9.0% of the population respectively, while 62.0% of locals reported having no long-term medical conditions, compared to 63.4% across Regional Vic..
Working-age residents experience elevated rates of chronic illness, creating distinct community health needs. Inhabitants aged 65 and over constitute 30.9% of the populace (1,901 people), exceeding the 24.0% regional proportion. Health metrics among the senior population remain favorable, achieving national comparative rankings above those of the overall local cohort.
Frequently Asked Questions - Health
Towong is largely Australian-born, at 90.6% of residents, with 3.1% speaking a language other than English at home. The largest reported ancestries are Australian (32.3%) and English (32.2%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Towong exhibits a comparatively homogeneous cultural profile, with Australian citizens making up 88.9% of residents, 90.6% born within Australia, and 96.9% using exclusively English in their households. Christianity constitutes the primary religious affiliation, encompassing 54.8% of the local population compared to 47.3% throughout Regional Vic.. Regarding ancestral background based on parental birthplaces, the primary heritages represented across Towong are Australian at 32.3%, English at 32.2%, and Irish at 10.3%. Notable variations emerge across other ancestral groups: Scottish ancestry shows elevated local representation at 9.0% (compared with 8.8% regionally), German heritage accounts for 4.6% (versus 3.5%), and Dutch ancestry comprises 1.5% (against 1.7%).
Frequently Asked Questions - Diversity
The median resident of Towong is 52, older than 94% of areas nationally. 16.2% 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 structure of Towong skews older relative to Regional Vic.. Seniors and retirees aged 65+ make up 30.9% of the populace as at August 2026, compared to 24.0% across Regional Vic., while younger to mid-career adults aged 25 - 44 represent 17.0% against the 23.1% regional baseline. This positions the estimated median age at 52, matching the figure recorded in the 2021 Census and sitting 9 years above the Regional Vic. median of 43 from that same Census, while the national median at that Census was 38. Looking across broad age categories, the most pronounced change since the Census appears within the 45 - 64 cohort, declining from 30.2% to an estimated 27.4% of the population.
By 2041, individuals aged 25 - 44 are projected to capture the bulk of local demographic growth, expanding by 13 residents (1%) to reach 1,062, whereas middle-aged groups, mature retirees, children, and younger cohorts are anticipated to contract over that horizon.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Towong
8 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 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 8 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 | Sep 2026 last 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 Sep 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 3 sections | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2025 about a year ago all 2 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 Jul 2025. | ||
| 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 — 37 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (6,196 at the 2021 Census → 6,157 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 (204031072). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.