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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.
est. as @ -- *
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 the analysis conducted by AreaSearch, the population of Towong stands at approximately 6,157 in May 2026. Since the 2021 Census, which recorded 6,196 residents, the population has decreased by 39 individuals (0.6%). This adjustment is calculated using the June 2025 ABS estimated resident population of 6,155 and factoring in 31 validated new addresses registered since the Census. With this population level, the density ratio is 0.90 persons per square kilometer, ensuring a spacious environment for residents. The main driver of population growth recently was overseas migration, which accounted for roughly 88.2% of the total population increases.
AreaSearch implements projections from the ABS and Geoscience Australia for every SA2 region, using 2022 as the baseline year and published in 2024. For SA2 regions lacking this coverage, projections from the VIC State Government released in 2023 are utilized, adjusted via a weighted aggregation method of population growth from LGA to SA2 tiers. These aggregated growth rates by age cohort are also projected forward for the years 2032 to 2041. Looking at future demographics, this methodology forecasts a population decline, with a projected reduction of 654 persons by 2041. Conversely, certain age groups are expected to grow, particularly the 25 to 34 age bracket, which is estimated to increase by 63 people. See the age section for more details.
Frequently Asked Questions - Population
119 new dwellings have been approved in Towong over the past five years, an average of 23 a year. That is 3.9 approvals per 1,000 residents. Approvals are currently running at an annualised 15, 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
Yearly dwelling approvals in Towong have run at about 23, with a total of 119 homes approved over the 5 financial years from FY-21 to FY-25, and 14 approvals recorded so far in FY-26. Because there was an average of just 0.1 new residents per built dwelling over the 5 financial years from FY-21 to FY-25, the residential supply is keeping pace with or outstripping demand, providing buyers with diverse choices and allowing room for population growth above current projections, while new properties average a construction cost of $307,000. Additionally, commercial approvals registered this financial year total $5.5 million, reflecting a modest focus on commercial building.
Towong registers roughly 56% of the per-capita construction activity seen in Rest of Vic., placing in the 46th percentile of all areas evaluated across the nation, which translates to fewer choices for prospective buyers and sustains demand for existing homes. The mix of new construction consists of 94.0% detached houses and 6.0% townhouses or apartments, preserving the established low-density profile of the area with a emphasis on spacious family residences. The ratio of 391 people per dwelling approval highlights a quiet development landscape with low building volumes. With stable or contracting population projections, Towong is likely to see reduced pressure on housing, which presents advantageous conditions for home 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 $5.61 billion. 28 are already under construction and 30 are due for completion within three years. The pipeline spans residential development, sports & recreation 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
Changes to infrastructure, major developments, and local planning policies have a significant impact on local performance. AreaSearch has identified 18 projects that are expected to influence the region. Significant projects include Hilltops by Birchmore Residential Development, Thurgoona Link Road Project, Thurgoona Neighbourhood Shopping Centre, and Elizabeth Mitchell Drive Extension (Thurgoona Link Road), with the most relevant ones detailed in the list 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
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 62.1%. 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 labor force is evenly split between white-collar and blue-collar roles across multiple sectors, accompanied by a low unemployment rate of 3.3%. In March 2026, employed residents numbered 3,105, representing an unemployment rate 0.4% lower than the 3.7% recorded in Regional Vic., while workforce participation levels are close to the Regional Vic. average of 61.1%. According to Census records, a moderate 20.0% of the working population performed their jobs from home, though this figure may reflect the influence of COVID-19 restrictions. The primary employment sectors for local workers are agriculture, forestry & fishing, health care & social assistance, and construction.
The community displays a strong concentration in agriculture, forestry & fishing, employing residents at 3.3 times the regional average rate. By contrast, retail trade is under-represented, employing 6.6% of local workers compared to 9.9% across Regional Vic.. The balance between the local working population and resident workforce suggests that local employment opportunities are limited. Based on AreaSearch's evaluation of SALM and ABS statistics, the labor force shrank by 2.3% and total employment fell by 2.5% during the 12 months ending March 2026, leading to a 0.2 percentage point increase in unemployment. In comparison, Regional Vic. experienced a 0.1% decline in employment, a 0.3% contraction in the labor force, and a 0.2 percentage point reduction in unemployment. National employment projections from May-25 by Jobs and Skills Australia provide further context for future demand trends in Towong. These five and ten-year projections have been aligned with the local industry profile to project local trends. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, though rates vary by sector. Projecting these national sectoral trends onto the local workforce distribution suggests that Towong's employment could rise by 5.6% over five years and 12.2% over ten years, representing a basic weighted extrapolation for illustrative purposes that excludes local population trends.
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
Based on AreaSearch's compilation of the latest postcode-level ATO statistics released for the 2023 financial year, taxpayers in the Towong SA2 recorded a median income of $48,297 and an average income of $57,635. These figures are below the national averages and compare to median and average levels of $50,954 and $62,728 in Regional Vic. respectively. Adjusting for a Wage Price Index growth of 9.62% since the 2023 financial year, current estimated levels would be roughly $52,943 (median) and $63,179 (average) as of March 2026. 2021 Census data shows that personal, family, and household incomes in Towong sit between the 18th and 25th national percentiles.
The income distribution shows that 28.3% of the community (1,742 individuals) falls into the $1,500 - 2,999 weekly earnings cohort, which is similar to the 30.3% recorded regionally. Although residents retain 90.6% of their income due to modest housing costs, total disposable income ranks in the 27th percentile nationally, and the area's SEIFA income index sits in the 4th decile.
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
According to the latest Census data, the housing stock in Towong consists of 97.2% detached houses and 2.8% alternative dwellings (such as semi-detached homes, apartments, and other housing types), compared to 90.1% houses and 9.9% other dwellings in Regional Vic.. Home ownership is high, with 52.9% of residents owning their properties outright, while the remaining homes are mortgaged (31.7%) or rented (15.4%). The median monthly mortgage payment of $1,200 is notably lower than the Regional Vic. average of $1,430, and the median weekly rent of $210 is lower than the Regional Vic.
average of $285. In comparison to national benchmarks, Towong's housing costs are low, with median mortgages well below the Australian average of $1,863 and median rents significantly below the national average 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
Families make up 68.5% of all local households, consisting of couples without children at 38.1%, couples with children at 23.3%, and single-parent households at 6.6%. Non-family households account for the remaining 31.5% of the total, with single-person households representing 29.7% and group housing making up 1.6%. The median household size stands at 2.2 individuals, which is slightly lower than 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
The local population presents lower academic attainment levels, with university graduation rates at 17.6%, which is below the VIC state average of 33.4%. Among university graduates, bachelor degrees are the most common at 11.7%, followed by graduate diplomas at 3.2% and postgraduate degrees at 2.7%. Vocational and technical education is highly prevalent, with 43.8% of residents aged 15 and over holding qualification credentials, consisting of advanced diplomas at 11.5% and certificates at 32.3%. A significant proportion of the population is engaged in learning, with 26.3% of residents enrolled in an educational institution.
This enrollment profile includes 10.1% in primary school, 8.3% in secondary school, and 2.1% in tertiary studies.
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 transport options in Towong consist of 10 active bus stops. These stops are served by 4 distinct routes, which accommodate 40 passenger trips per week. Transport access is limited, with residents living an average of 3945 meters from the nearest stop. The community is mainly residential, leading to high outward commuting rates, with private cars being the primary mode of transport at 86%, followed by walking at 10%. Household vehicle ownership averages 1.9 cars, which is higher than the regional average. Working from home was recorded for 20.0% of residents in the 2021 Census, which may have been influenced by COVID-19 conditions.
Bus services run at an average frequency of 5 daily trips across all routes, which translates to approximately 4 weekly trips per 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 outcomes in Towong are comparable to national averages, with AreaSearch's evaluation of mortality and chronic disease data showing typical rates of health conditions across both younger and older demographics. The rate of private health insurance is low, covering approximately 48% of the population (~2,967 people). This is below the Regional Vic. average of 50.5% and the national benchmark of 55.7%. Arthritis and mental health conditions are the most prevalent health issues in the area, affecting 11.7% and 9.0% of the population, respectively. Meanwhile, 62.0% of residents reported having no long-term medical conditions, compared to 63.4% in Regional Vic..
Chronic disease rates are elevated among the working-age cohort. Residents aged 65 and over constitute 30.4% of the population (1,869 people), which is higher than the Regional Vic. proportion of 23.9%. Senior residents exhibit above-average health profiles, with national health rankings exceeding those of the general local population.
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
The demographic makeup of Towong exhibits lower cultural diversity compared to broader benchmarks, with citizenship at 88.9%, Australian-born residents at 90.6%, and English-only speakers at home at 96.9%. Christianity is the primary religion, practiced by 54.8% of the local population, compared to 47.3% across Regional Vic.. Regarding ancestry background, the three largest groups in Towong are Australian at 32.3%, English at 32.2%, and Irish at 10.3%. Certain European backgrounds are overrepresented locally relative to wider benchmarks: Scottish ancestry accounts for 9.0% of the population (compared to 8.8% regionally), German ancestry is at 4.6% (compared to 3.5%), and Dutch ancestry is recorded at 1.5% (compared to 1.7%).
Frequently Asked Questions - Diversity
The median resident of Towong is 52, older than 94% of areas nationally. 16.9% 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 of 52 years in Towong is higher than the Regional Vic. average of 43 and the national average of 38. The 65 - 74 age group is overrepresented at 16.9% compared to the Regional Vic. average, while the 25 - 34 cohort is underrepresented at 7.8%. The proportion of residents aged 65 - 74 is also higher than the national figure of 9.4%. Since 2021, the 75 to 84 cohort grew from 8.6% to 9.9% of the population, and the 15 to 24 cohort increased from 7.8% to 9.1%.
Conversely, the 55 to 64 group decreased from 17.9% to 15.8%, and the 45 to 54 cohort fell from 12.3% to 10.9%. Population projections for 2041 suggest demographic shifts, with the 25 to 34 cohort expected to grow by 7%, adding 34 residents to reach 517. Residents aged 65 and over are projected to account for 52% of total population growth, pointing to ongoing aging trends. Meanwhile, the number of residents in the 0 to 4 and 35 to 44 age brackets is projected to decrease.
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 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 8 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. | ||
| 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 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 — 31 validated new addresses here. The headline figure is therefore a current estimate for May 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 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 (204031072). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.