East Tamworth
An $650,000 median house price sits well below the metropolitan markets most regional comparisons reference, yet East Tamworth pairs that affordability with household income in the 60.2nd percentile nationally, a combination that keeps both buying and renting within reach. The suburb is overwhelmingly detached, with 81.6% separate houses against only 6.3% apartments, and university qualifications reach 39.1%, which is 9.0 points above the national figure. Healthcare drives the local economy at 26.1% of jobs, far higher than education at 15.5%, reflecting a regional service-hub role across its 14.78 km2 footprint. The median age of 40 is in line with national.
Population
5,417
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,711/wk
DAs (12 months)iDevelopment Applications lodged in the past year
46
Median House
$650K
2024-2025 (PSI derived)
The $650,000 median house price is the suburb's main draw, and it climbed 4.8% from $630,000 in 2024 to $660,000 in 2025, a steadier path than the swings seen in larger markets. Stock favours owner-occupiers who want space: 81.6% are separate houses and only 6.3% are apartments, with three-bedroom homes at 41.3% and four-plus-bedroom homes at 34.6%, so larger family dwellings dominate. Monthly mortgage repayments average $1,616, producing a mortgage-to-income ratio of 21.8%, comfortably below the 30% stress threshold because purchase prices stay modest relative to the 60.2nd-percentile household income. Outright owners at 36.4% outnumber mortgage holders at 27.8%, a sign of an established base of debt-free households rather than recent buyers stretching to enter.
For Buyers
The $650,000 median house price is the suburb's main draw, and it climbed 4.8% from $630,000 in 2024 to $660,000 in 2025, a steadier path than the swings seen in larger markets. Stock favours owner-occupiers who want space: 81.6% are separate houses and only 6.3% are apartments, with three-bedroom homes at 41.3% and four-plus-bedroom homes at 34.6%, so larger family dwellings dominate. Monthly mortgage repayments average $1,616, producing a mortgage-to-income ratio of 21.8%, comfortably below the 30% stress threshold because purchase prices stay modest relative to the 60.2nd-percentile household income. Outright owners at 36.4% outnumber mortgage holders at 27.8%, a sign of an established base of debt-free households rather than recent buyers stretching to enter.
For Investors
Weekly rent of $325 against the $650,000 median implies a gross yield near 2.6%, higher than the sub-2% yields typical of premium metropolitan suburbs, which is the regional trade-off working in a landlord's favour. Renters make up 35.7% of households, a deep enough tenant pool, but the 9.7% vacancy rate is elevated and points to softer demand than the rent figure alone suggests. Development is moderate at 41 applications over 12 months, including dual-occupancy and new-structure works rather than large-scale supply, so the pipeline will not flood the market. Rent-to-income sits at just 19.0%, well below the stress line, which supports tenant retention. The case rests on yield and affordability more than rapid capital growth, given the gentle 4.8% one-year price move.
Development Activity
Total DAs
274
Last 12 Months
46
YoY ChangeiYear-over-year change in DA lodgements
+27.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 40 matches the national figure exactly, so this is neither a young-family magnet nor a retirement enclave. Overseas-born residents are just 12.2%, which is 9.4 points below national, marking a strongly Australian-born population. Ancestry leans Anglo-Celtic, led by English (2,234), Irish (825) and Scottish (655), and the largest non-English languages are Punjabi (35 speakers), Mandarin (23) and Nepali (23), a small migrant presence. University qualifications at 39.1% run 9.0 points above national, unusually high for a regional suburb and tied to its healthcare and education employment. Average household size is 2.3, which is 0.2 below national, consistent with the 32.9% of families that are couples without children, slightly outnumbered by the 1,617 couples with children.
Age Distribution
Bedrooms
Dwelling Structure
81.6%
Houses
11.0%
Townhouse
6.3%
Apartment
Tenure
Tenure splits fairly evenly: 36.4% own outright, 27.8% carry a mortgage and 35.7% rent. Outright owners outnumbering mortgage holders points to long-held, debt-free homes rather than a churn of new buyers. The stock is 81.6% separate houses with only 6.3% apartments and 11.0% semi-detached, so this is a detached-house market with little high-density alternative. Three-bedroom dwellings account for 41.3% and four-plus-bedroom homes 34.6%, while one and two-bedroom stock is scarce. The median house price rose from $630,000 to $660,000 across 2024 to 2025, a 4.8% one-year move. Both stress ratios stay low, with mortgage-to-income at 21.8% and rent-to-income at 19.0%, well below the 30% threshold, reflecting how affordable the housing is relative to the 60.2nd-percentile household income.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,616
Rent / wk
$325
HH Size
2.3
Personal Income / wk
$915
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.7%
Unoccupied
235
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
32.9%
Couples, no children
4,079
Total families
Economy & Employment
The workforce is concentrated in regional service sectors: Healthcare leads decisively at 26.1% (511 workers), Education follows at 15.5% (304) and Public Admin at 8.9% (175), with Professional/Tech at 7.9% and Construction at 5.6%. By occupation, Professionals (817) and Managers (340) lead, which aligns with the 39.1% university qualification rate that runs 9.0 points above national. Unemployment is low at 4.2% and the full-time employment rate is 66.5%. Participation reads 61.6%, held down because 1,332 residents are not in the labour force. Household income sits in the 60.2nd percentile nationally, above the midpoint, which the strong healthcare and education base helps explain since both sectors anchor stable, higher-skill regional employment.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.5%
Part-time
29.3%
Participation
61.6%
Employed
2,595
Occupations
Top Industries
University
39.1%
Postgraduate
8.9%
Born Overseas
12.2%
Dwellings
2,190
Transport to Work
Car dependence is near-total: 87.3% drive to work while only 0.2% use public transport and 4.8% walk or cycle, a profile typical of a regional centre with limited transit and far above the national reliance on cars. Volunteering runs at a healthy 22.2%, and just 6.2% of residents (324 people) need daily assistance, both consistent with a stable, community-oriented population. Detailed crime statistics are not available for the suburb in this dataset. No schools are recorded inside the 14.78 km2 East Tamworth boundary, so families rely on schools in neighbouring parts of Tamworth, a practical consideration given the larger four-plus-bedroom homes at 34.6% that suit families. Rent-to-income at 19.0% keeps the cost of living comfortably below the stress line.
Drive
87.3%
Public Transport
0.2%
Walk / Cycle
4.8%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How East Tamworth compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is East Tamworth a good suburb to live in?
East Tamworth pairs an affordable $650,000 median house price with household income in the 60.2nd percentile nationally and university qualifications of 39.1%, 9.0 points above national. Mortgage-to-income sits at just 21.8%, well below the 30% stress threshold, so living costs stay manageable for most households.
What is the median house price in East Tamworth?
The median house price is $650,000, with prices rising 4.8% from $630,000 in 2024 to $660,000 in 2025. Weekly rent averages $325 and monthly mortgage repayments run about $1,616, giving a low mortgage-to-income ratio of 21.8%.
What schools are in East Tamworth?
No schools are recorded inside the 14.78 km2 East Tamworth boundary in this dataset, so families rely on schools in neighbouring parts of Tamworth. The resident base is well educated, with university qualifications at 39.1%, which is 9.0 points above the national figure.
Is East Tamworth safe?
Detailed crime statistics are not available for East Tamworth in this dataset. As indirect indicators, only 6.2% of the 5,417 residents need daily assistance and volunteering runs at 22.2%, both consistent with a stable, community-oriented regional population.
Is East Tamworth good for property investment?
Rent of $325 a week against the $650,000 median gives a gross yield near 2.6%, higher than sub-2% metropolitan suburbs. Renters make up 35.7% of households, but the elevated 9.7% vacancy rate signals softer demand, so the case rests on yield more than rapid capital growth.
How is East Tamworth's population changing?
The current population is 5,417 across a 14.78 km2 footprint at a low density of 366.6 per km2. Resident turnover of 25.7% means about three-quarters of residents stayed put, and moderate development of 41 applications over 12 months points to gradual rather than rapid expansion.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore East Tamworth on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map