Finley
At 2,455 residents, Finley stands out for a median age of 51, which is 11 years above the national comparison, and a housing base where 91.4% of dwellings are separate houses. Its 4.6 people per square kilometre and household income percentile of 16.1 point to a low-density, lower-income regional market rather than a metropolitan growth suburb. Compared with nearby Tocumwal and Berrigan, Finley functions as a service centre for surrounding farms, with healthcare at 21.8% of jobs and agriculture at 21.5%. Population growth is slow at 0.19% annually, while the trajectory is Aging, so demand is more likely to be steady than explosive.
Local council: Berrigan (85% of the suburb; the rest sits in a neighbouring council)
Population
2,455
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,066/wk
DAs (12 months)iDevelopment Applications lodged in the past year
30
Finley suits buyers prioritising detached space and manageable holding costs over apartment access or rapid capital growth. Separate houses make up 91.4% of dwellings, while 47.9% have 3 bedrooms and 32.1% have 4 or more. Mortgage repayments average $953 a month and mortgage costs equal 20.6% of household income, while household income sits at the 16.1st percentile nationally. The 9.6% vacancy rate may give renters more choice than in tighter markets, but buyers should check condition, flood exposure and resale depth because the market is small. Compared with nearby Tocumwal, Finley offers a more established service-town setting, with affordability improving from 34.9% in 2011 to 31.7% in 2021.
For Buyers
Finley suits buyers prioritising detached space and manageable holding costs over apartment access or rapid capital growth. Separate houses make up 91.4% of dwellings, while 47.9% have 3 bedrooms and 32.1% have 4 or more. Mortgage repayments average $953 a month and mortgage costs equal 20.6% of household income, while household income sits at the 16.1st percentile nationally. The 9.6% vacancy rate may give renters more choice than in tighter markets, but buyers should check condition, flood exposure and resale depth because the market is small. Compared with nearby Tocumwal, Finley offers a more established service-town setting, with affordability improving from 34.9% in 2011 to 31.7% in 2021.
For Investors
Finley presents a small-town investment profile focused on rental fundamentals rather than rapid growth. Weekly rent is $175 and the vacancy rate is 9.6%, a higher available-stock buffer than tightly supplied markets usually provide, which can mean longer leasing periods despite a 22.0% renting share. The tenant base is supported by healthcare, agriculture and education, accounting for 21.8%, 21.5% and 14.4% of jobs respectively, because these services anchor local employment. Thirty development applications were recorded in 12 months, although examples include sheds, outdoor additions and a solar-related modification rather than a clear wave of new dwellings. Compared with faster-growing regional centres, the 0.19% annual trend and Balanced migration favour income and occupancy discipline over speculative appreciation.
Development Activity
Total DAs
184
Last 12 Months
30
YoY ChangeiYear-over-year change in DA lodgements
+20.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Finley
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Finley has an older, settled population: the median age is 51, which is 11 years above the national figure, and 78.7% of residents stayed at the same address. University attainment is 17.7%, or 12.4 percentage points below the national comparison, while overseas-born residents account for 8.8%, 12.8 points below the national share. English, Irish and Scottish ancestry counts are 931, 283 and 263, while Christianity is recorded for 1,364 people compared with 723 reporting no religion. Household size averages 2.2, below the national comparison by 0.3, because couples without children represent 51.2% of families. Compared with nearby Berrigan and Tocumwal, Finley is better understood as an aging service-town population than a strong in-migration market.
Age Distribution
Bedrooms
Dwelling Structure
91.4%
Houses
7.3%
Townhouse
0.8%
Apartment
Tenure
Finley’s housing stock is overwhelmingly detached and oriented to long-term ownership. Separate houses account for 91.4% of dwellings, compared with just 0.8% apartments and 7.3% semi-detached homes. Ownership is relatively strong: 45.4% of households own outright and 29.5% hold a mortgage, while 22.0% rent. The bedroom mix favours 3-bedroom homes at 47.9%, followed by 4-plus-bedroom dwellings at 32.1%, so larger blocks of land and family-sized houses matter more than compact apartments. Mortgage costs are $953 monthly and equal 20.6% of income, while rent is $175 weekly and 16.4% of income. Affordability improved from 34.9% in 2011 to 31.7% in 2021, below the earlier burden, because incomes rose faster than housing pressure. Compared with nearby Tocumwal, buyers should expect a more conventional detached market.
Mortgage / mo
$953
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $175.
$415
Bond data Jun 2026 · houses $420
HH Size
2.2
Personal Income / wk
$636
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.6%
Unoccupied
101
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
20.6%
Community Profile
Ancestry
Household Composition
31.2%
Couples with children
51.2%
Couples, no children
15.5%
Single parent
606
Total families
Economy & Employment
Finley’s economy is anchored by essential services and the surrounding agricultural base. Healthcare is the largest listed industry at 21.8% of jobs, followed closely by agriculture at 21.5%, with education at 14.4%, construction at 5.9% and other services at 4.7%. This mix explains why employment can remain locally relevant even in a small settlement: managers number 199, community and personal service workers 147, labourers 141, professionals 128 and trades workers 125. Unemployment is 3.5%, participation is 51.0% and full-time employment is 58.3%, while household income sits at the 16.1st percentile nationally. Compared with higher-income regional hubs, lower household earnings may constrain discretionary spending, but healthcare and agriculture provide a broader base than a single-industry town. Volunteering reaches 28.1%, supporting local organisations because community services matter in a dispersed area.
Unemployment
3.5%
Labour Force
1,053
Unemployed
37
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.3%
Part-time
33.8%
Participation
51.0%
Employed
1,016
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
17.7%
Postgraduate
2.4%
Born Overseas
8.8%
Dwellings
946
Transport to Work
Finley offers practical small-town living, with daily life strongly car dependent: 73.4% of residents drive to work and 9.9% walk or cycle, while 13.1% work from home. Two local government schools cover primary and secondary years through Finley Public School and Finley High School, so families can access both stages within the suburb, but should check enrolment zones against the exact address. The median age of 51, average household size of 2.2 and 28.1% volunteering rate support a quieter, service-oriented rhythm compared with denser urban areas. Socioeconomic measures sit below the national midpoint, with IRSAD in decile 3, IRSD in decile 3, IEO in decile 2 and IER in decile 4. Because the town covers 535.9 square kilometres at 4.6 people per square kilometre, access to services depends more on driving distance than pedestrian density.
Drive
73.4%
Public Transport
N/A
Walk / Cycle
9.9%
Work from Home
13.1%
Growth Outlook
Finley is a slow-growth, aging market rather than a rapid expansion corridor. The forecast trend is 0.19% annually, with migration classified as Balanced, while population change across the wider area is 5.2% over 10 years. The shift trajectory is Aging: the senior share has risen 7.1 percentage points, the working share has fallen 3.6 points and the young share has declined 1.9 points. Gentrification is rated Not gentrifying with a score of 7, although a separate shift signal records Early signs at 38, so redevelopment pressure is limited and uneven rather than absent. Affordability improved from 34.9% in 2011 to 31.7% in 2021, which may help retain established households. Compared with fast-growing regional markets, Finley’s future demand is more likely to track service needs and replacement housing because growth remains modest.
Population trend: Berrigan council area
About 85% of Finley sits in Berrigan; the rest is in a neighbouring council. These are the council area's residents, not Finley's.
Residents 2025
8,773
Growth, 5 yr average
+0.3%/yr
2020 to 2025
Growth, last year
+0.7%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Finley compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Finley a good suburb to live in?
Finley can suit households seeking detached homes, local schools and a quieter regional setting. It has 2,455 residents, a median age of 51 and 91.4% separate houses, while 73.4% of workers drive. The trade-off is distance and a smaller service base than larger regional centres, so inspect commuting, healthcare access and exact address needs before moving.
What is the median house price in Finley?
A current median house price cannot be stated confidently from the available market indicators. Recent local sales are the practical benchmark because 91.4% of homes are separate houses, with 47.9% containing 3 bedrooms and 32.1% containing 4 or more. Land size, condition and bedroom mix can shift the result substantially.
What schools are in Finley?
Finley has 2 local government schools: Finley Public School for primary years and Finley High School for secondary years. That gives families access to both main school stages within the suburb, although enrolment zones and transport options can vary by address. Confirm catchment details before signing a lease or contract, especially if a child is entering Year 7.
Is Finley safe?
Safety should be assessed address by address rather than assumed from the town’s size. Finley has 2,455 residents across 535.9 square kilometres, and 73.4% of workers drive by car. Check recent police information, street lighting, road conditions and the exact neighbourhood before deciding whether a particular property suits your household.
Is Finley good for property investment?
Finley may suit investors prioritising rental fundamentals and local-service demand over rapid growth. Weekly rent is $175, vacancy is 9.6% and 22.0% of households rent, while the annual growth trend is 0.19%. Healthcare, agriculture and education account for 21.8%, 21.5% and 14.4% of jobs, but higher vacancy can lengthen leasing times.
How is Finley’s population changing?
Finley is changing slowly and aging rather than expanding rapidly. Population change across the wider area is 5.2% over 10 years and the forecast annual trend is 0.19%, with migration classified as Balanced. The senior share has increased 7.1 percentage points, while the working share has fallen 3.6 points and the young share 1.9 points.
What development is happening in Finley?
Thirty development applications were recorded in the past 12 months, indicating ongoing small-scale building activity rather than a confirmed subdivision boom. Recent examples include a balcony, deck, patio, terrace or verandah, a shed or other new structure, and a solar-related modification. Check council records and approvals for the exact street before relying on development uplift.
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).
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