Dubbo
With 43,516 residents spread across 990.7 square kilometres, Dubbo operates as a broad, detached housing market and a regional service centre. Separate houses make up 83.5% of dwellings, while the median age of 35 sits 5 years below the national figure, despite an aging trajectory. Overseas born residents account for 11.4%, 10.2 percentage points below national, and household income sits at the 59.3rd percentile. Compared with nearby Wellington and Narromine, Dubbo provides the larger employment and service catchment, supported by healthcare, education and public administration. Its 1.87% annual growth trend is expansionary, but affordability has worsened from 33.6% in 2011 to 37.6% in 2021.
Population
43,516
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$1,690/wk
DAs (12 months)iDevelopment Applications lodged in the past year
563
Dubbo suits buyers prioritising detached space, with separate houses at 83.5% of dwellings and 4 or more bedrooms at 44.1%, compared with just 7.2% apartments. A monthly mortgage payment of $1,582 represents 21.6% of household income, above the 18.3% rent to income share, while neither measure is flagged as housing stress. That combination supports family buyers who want room for children, work or storage. Renting at $310 a week gives buyers a useful comparison when weighing repayments, although affordability is worsening, moving from 33.6% in 2011 to 37.6% in 2021. Check flood, commute and school catchments street by street across Dubbo's large 990.7 square kilometre footprint.
For Buyers
Dubbo suits buyers prioritising detached space, with separate houses at 83.5% of dwellings and 4 or more bedrooms at 44.1%, compared with just 7.2% apartments. A monthly mortgage payment of $1,582 represents 21.6% of household income, above the 18.3% rent to income share, while neither measure is flagged as housing stress. That combination supports family buyers who want room for children, work or storage. Renting at $310 a week gives buyers a useful comparison when weighing repayments, although affordability is worsening, moving from 33.6% in 2011 to 37.6% in 2021. Check flood, commute and school catchments street by street across Dubbo's large 990.7 square kilometre footprint.
For Investors
Dubbo's rental case rests on a substantial tenant base and regional employment demand. Renters represent 34.3% of households, and weekly rent is $310, while vacancy is 6.5%, giving tenants more choice than a tightly constrained market. Compared with outright ownership at 28.6% and mortgage ownership at 34.9%, renting remains a major tenure group. Development activity reached 562 applications in 12 months, so investors should separate renovation work from additions to future rental supply. Healthcare employs 25.2% of workers, with education at 12.4% and public administration at 9.7%, creating service sector demand beyond retail. The 1.87% annual growth trend is driven by overseas migration, adding a demand source beyond local turnover.
Development Activity
Total DAs
3,179
Last 12 Months
563
YoY ChangeiYear-over-year change in DA lodgements
-1.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Dubbo
Open-register school locations for education access. This is not a school-quality ranking.
Wambangalang Environmental Education Centre
Demographics
Dubbo has 43,516 residents, a median age of 35 that is 5 years below national, and an average household size of 2.5, matching the national comparison. Its university qualified share is 27.6%, 2.5 percentage points below national, while overseas born residents account for 11.4%, 10.2 points below national. English ancestry counts 15,757 and Irish ancestry 4,690 lead the recorded ancestry groups; Christianity counts 24,992 compared with 11,821 reporting no religion. Couples with children make up 41.0% of families, and one parent families 18.6%, supporting demand for practical family services. Compared with nearby Wellington and Narromine, Dubbo's larger population and service role help explain a mix of established Anglo leaning households and newer Nepali, Punjabi and Malayalam language communities.
Age Distribution
Bedrooms
Dwelling Structure
83.5%
Houses
9.0%
Townhouse
7.2%
Apartment
Tenure
Dubbo's housing stock is detached and family oriented: separate houses account for 83.5%, semi detached homes 9.0% and apartments 7.2%. Four or more bedroom homes represent 44.1%, while 3 bedroom homes account for 36.6%, a larger family format than a compact apartment market. Tenure is split between 28.6% owned outright, 34.9% mortgaged and 34.3% rented, leaving ownership with a narrow lead over renting. Mortgage costs absorb 21.6% of household income and rent absorbs 18.3%, so neither measure is flagged as stress, although affordability worsened from 33.6% in 2011 to 37.6% in 2021. Compared with nearby Wellington and Narromine, Dubbo's scale supports more varied stock, but its 990.7 square kilometre spread makes location important for transport and services.
Mortgage / mo
$1,582
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $310.
$550
Bond data Jun 2026 · houses $600 · units $400
HH Size
2.5
Personal Income / wk
$876
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
6.5%
Unoccupied
1,070
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
41.0%
Couples with children
38.8%
Couples, no children
18.6%
Single parent
11,097
Total families
Economy & Employment
Healthcare is Dubbo's dominant industry at 25.2% of jobs, followed by education at 12.4%, public administration at 9.7%, construction at 9.1% and retail at 6.8%. That mix makes the economy less dependent on one employer because health, government, education and building work serve different cycles. Professionals number 4,045, community and personal service workers 3,171, trades 2,955, clerical and administrative workers 2,677, and managers 2,303. The labour force is 21,647, with unemployment at 3.3%, participation at 63.4% and full time employment at 64.9%. Household income ranks at the 59.3rd percentile, above the midpoint, yet all four SEIFA measures sit in decile 4: IEO, IER, IRSD and IRSAD. That below median socioeconomic position alongside moderate income suggests uneven education, occupation and household conditions rather than weak employment alone.
Unemployment
3.3%
Labour Force
21,647
Unemployed
719
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.9%
Part-time
29.0%
Participation
63.4%
Employed
20,928
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
27.6%
Postgraduate
6.7%
Born Overseas
11.4%
Dwellings
15,455
Transport to Work
Dubbo is practical for car based living: 80.6% of employed residents drive, compared with 0.4% using public transport, while 8.9% work from home and 2.8% walk or cycle. Its 990.7 square kilometre footprint and density of 43.9 people per square kilometre mean exact address matters for daily travel. Ten local schools include 5 primary schools, 2 secondary campuses, 1 central or community school and 2 schools for specific purposes; all are government sector settings, so families should check enrolment zones and campus pathways. The IRSAD score is 958 in decile 4, below the upper national deciles, indicating a mixed socioeconomic environment rather than a uniformly affluent one. For safety, check current NSW Police statistics before choosing an address because conditions can vary across a suburb of this size.
Drive
80.6%
Public Transport
0.4%
Walk / Cycle
2.8%
Work from Home
8.9%
Population Forecast
+1.87%/yr
(+206 people/yr)
EstablishedDubbo's established area has an annual growth trend of 1.87%, with overseas migration identified as the primary driver. Population change across the wider area runs at 39.1% over 10 years, so the direction is expansionary even as the age profile moves toward an Aging trajectory: the senior share rose 4.4 percentage points and the young share fell 2.3 points. Housing pressure is the main constraint because rent growth reached 68.4% and affordability worsened from 33.6% in 2011 to 37.6% in 2021. Gentrification readings are mixed, with a score of 76 at Advanced and another score of 14 at Not gentrifying. Compared with the 1.87% annual trend, the 68.4% rent increase is the more immediate issue for households and new development.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+60
Net Internal / yr
+2
Gentrification Signal
Not gentrifying
Population +43% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Dubbo compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Dubbo a good suburb to live in?
Dubbo can suit households wanting space and regional services. Separate houses make up 83.5% of dwellings, the median age is 35, and 80.6% of workers drive, so it fits car oriented family routines better than a transit led lifestyle. Check the exact address for school zones, commute times and local safety information.
What is the median house price in Dubbo?
A current median house price should be checked against a live property source because the figure changes by dwelling type and sale period. Dubbo has 83.5% separate houses and 44.1% homes with 4 or more bedrooms, so a single median can hide differences between family houses, apartments and smaller dwellings. Weekly rent of $310 provides a useful affordability comparison.
What schools are in Dubbo?
Dubbo has 10 local schools: 5 primary schools, 2 secondary campuses, 1 central or community school and 2 schools for specific purposes. All are government sector settings. Families should confirm the exact enrolment zone and whether a preferred pathway applies, since school access can change by address rather than suburb name.
Is Dubbo safe?
For safety, check current NSW Police statistics and recent local information before deciding. Conditions can differ across Dubbo's 990.7 square kilometres, so street level factors such as lighting, traffic and distance from services may matter as much as the broader suburb label. Inspect the area at different times before committing to a property.
Is Dubbo good for property investment?
Dubbo can work for property investors seeking regional rental demand, but the numbers require a conservative approach. Rent is $310 a week, vacancy is 6.5%, and 34.3% of households rent. Development activity reached 562 applications in 12 months, so assess future supply, maintenance and insurance rather than relying on rent alone. Healthcare employs 25.2% of workers, supporting a broad tenant base.
How is Dubbo's population changing?
Dubbo's population direction is positive but increasingly older. The suburb has 43,516 residents today, with an annual growth trend of 1.87% and population change of 39.1% across 10 years. Overseas migration is the primary driver, while the senior share has risen 4.4 percentage points and the young share has fallen 2.3 points. That points to growth alongside changing service needs.
What development is happening in Dubbo?
Development activity is substantial, with 562 development applications lodged in the past 12 months. Recent examples include a new shed, alterations to a dwelling house and a secondary dwelling. This volume can improve housing choice over time, but buyers should verify approvals, construction timing, servicing and whether projects add dwellings or mainly alter existing properties.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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