South Tamworth
South Tamworth's most notable feature is the combination of a 50.0% renter share and a 9.2% vacancy rate within a suburb of 6,621 people. Housing remains detached-led, with 78.6% separate houses, while density reaches 1,747.9 people per square kilometre across 3.79 square kilometres. At age 37, residents are 3.0 years younger than the national average, yet household income sits at the 13.9th percentile. Compared with central Tamworth, South Tamworth has a lower-rise, more rental-oriented feel, with local demand shaped by healthcare, manufacturing and education employment. That combination creates a practical market for renters, families and buyers seeking conventional housing.
Population
6,621
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,029/wk
DAs (12 months)iDevelopment Applications lodged in the past year
23
For homebuyers, the clearest choice is between conventional family housing and smaller attached dwellings. Separate houses account for 78.6% of homes and semi-detached dwellings for 17.5%, while 52.4% of homes have 3 bedrooms and 18.0% have 4 or more. Mortgage costs are $1,170 per month, with mortgage commitments equal to 26.3% of household income compared with rent at 25.3%. A 50.0% renter share can create competition for accessible stock, while the 9.2% vacancy rate may soften urgency. Compared with apartment-heavy markets, South Tamworth suits buyers seeking lower-rise housing, but recent settled sales should guide price expectations.
For Buyers
For homebuyers, the clearest choice is between conventional family housing and smaller attached dwellings. Separate houses account for 78.6% of homes and semi-detached dwellings for 17.5%, while 52.4% of homes have 3 bedrooms and 18.0% have 4 or more. Mortgage costs are $1,170 per month, with mortgage commitments equal to 26.3% of household income compared with rent at 25.3%. A 50.0% renter share can create competition for accessible stock, while the 9.2% vacancy rate may soften urgency. Compared with apartment-heavy markets, South Tamworth suits buyers seeking lower-rise housing, but recent settled sales should guide price expectations.
For Investors
South Tamworth has a substantial tenant base, with renters accounting for 50.0% of tenure. That supports an investment case focused on accessible three-bedroom stock, which represents 52.4% of dwellings, but the 9.2% vacancy rate is above a tightly supplied rental market and could lengthen letting periods. Development activity is also above zero, with 22 applications in 12 months, including subdivision and medium-density housing. New supply can improve housing choice yet increase competition between properties, so investors should test achievable rent, insurance and maintenance costs rather than rely on headline demand. Compared with an owner-dominated suburb, the tenant base is larger, although vacancy risk deserves close attention.
Development Activity
Total DAs
117
Last 12 Months
23
YoY ChangeiYear-over-year change in DA lodgements
+35.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in South Tamworth
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
South Tamworth has a median age of 37, which is 3.0 years below the national figure, and university attainment is 13.0%, or 17.1 percentage points below national. Overseas-born residents account for 8.7%, 12.9 points below national, while average household size is 2.2, or 0.3 below national. English, Irish and Scottish are the leading reported ancestries at 2,372, 582 and 491 people. Christianity counts 3,378 residents and no religion 2,292. The profile is more Anglo-leaning than migrant-majority districts, with 73.7% staying at the same address and 26.3% turning over. Compared with central Tamworth, the pattern points to smaller, locally settled households rather than a highly internationalised population.
Age Distribution
Bedrooms
Dwelling Structure
78.6%
Houses
17.5%
Townhouse
3.9%
Apartment
Tenure
South Tamworth's housing is predominantly separate and family-sized: 78.6% separate houses, 17.5% semi-detached homes and 3.9% apartments. Three-bedroom homes account for 52.4%, followed by two-bedroom dwellings at 24.0% and 4-plus-bedroom homes at 18.0%. Tenure is notable for a detached-dominant suburb because 50.0% rent, while 27.9% own outright and 21.3% have a mortgage. A 9.2% vacancy rate is higher than in a tightly constrained market, which may reflect turnover or softer short-term competition. Compared with nearby Tamworth CBD, the mix is lower-rise and more suited to households wanting extra bedrooms, while the renter share broadens demand beyond owner-occupiers.
Mortgage / mo
$1,170
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $260.
$500
Bond data Jun 2026 · houses $530 · units $383
HH Size
2.2
Personal Income / wk
$626
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.2%
Unoccupied
278
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.3%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
29.1%
Couples with children
38.8%
Couples, no children
29.2%
Single parent
1,592
Total families
Economy & Employment
Healthcare is South Tamworth's leading industry at 23.1% and 311 workers, followed by manufacturing at 10.5% and 142, retail at 9.3% and 125, education at 9.1% and 123, and construction at 7.9% and 107. The occupational pattern is practical and service-led: 552 labourers, 371 trades workers, 360 community and personal workers, 275 clerical and administration workers, and 255 sales workers. Labour-force participation is 50.5%, with 2,693 people in the labour force and unemployment at 8.3%; 2,062 are not in the labour force. Household income sits at the 13.9th percentile, below the national midpoint, so spending power is lower than in higher-income areas. The industry mix helps explain the emphasis on hands-on, care-related and local-service work.
Unemployment
8.3%
Labour Force
2,693
Unemployed
223
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.4%
Part-time
33.7%
Participation
50.5%
Employed
2,470
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
13.0%
Postgraduate
2.2%
Born Overseas
8.7%
Dwellings
2,725
Transport to Work
Daily life is strongly car-oriented: 79.7% travel as car drivers, compared with 0.6% using public transport, 3.1% walking or cycling and 6.9% working from home. That pattern can make trips practical for drivers but less convenient for households without a vehicle, especially across a 3.79 square kilometre area. Two nearby government schools cover different needs: Bullimbal School is a School for Specific Purposes, while Tamworth High School is secondary. Families should check enrolment zones and travel times against the exact address, because school access can vary across boundaries. Compared with a transit-rich suburb, South Tamworth requires more planning around cars, school runs and daily services.
Drive
79.7%
Public Transport
0.6%
Walk / Cycle
3.1%
Work from Home
6.9%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How South Tamworth compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is South Tamworth a good suburb to live in?
South Tamworth can suit households wanting detached housing, practical services and a car-based lifestyle. It has 6,621 residents, a median age of 37, 78.6% separate houses and 50.0% renters. Compared with a transit-oriented suburb, daily life is more dependent on driving, with 79.7% travelling as car drivers.
What is the median house price in South Tamworth?
A current median house price should be established from recent settled sales rather than inferred from tenure. South Tamworth has 78.6% separate houses, 17.5% semi-detached dwellings and 3.9% apartments, while 52.4% of homes have 3 bedrooms. These figures help compare like-for-like properties, but they do not replace a current sales median.
What schools are in South Tamworth?
Two government schools are identified locally: Bullimbal School, a School for Specific Purposes, and Tamworth High School, a secondary school. Families should confirm enrolment zones and travel times for the exact address because practical access can differ. The local mix is 2 schools covering distinct education needs, rather than a single school type.
Is South Tamworth safe?
A current crime rate should be checked through NSW Police or council information rather than inferred from housing or population figures. South Tamworth has 6,621 residents and 50.0% renters, so safety perceptions can vary by street, property type and activity levels. Compare recent local incidents with nearby Tamworth areas before making a decision.
Is South Tamworth good for property investment?
South Tamworth may interest investors because renters make up 50.0% of tenure and 3-bedroom homes account for 52.4% of dwellings. The 9.2% vacancy rate is above a tightly supplied market, while 22 development applications in 12 months could add competition. Compared with an owner-dominated suburb, the tenant base is larger, but achievable rent and costs should be tested before purchase.
How is South Tamworth's population changing?
South Tamworth has a current population of 6,621. Residential stability is notable, with 73.7% of residents staying at the same address and 26.3% turning over. At the same time, 22 development applications in 12 months point to active renewal. Compared with a static area, change is occurring through household movement and projects, although a precise future population figure should not be assumed from these indicators.
What development is happening in South Tamworth?
Development activity is above zero, with 22 applications recorded over 12 months. Examples include subdivision, medium-density housing, demolition, garages or carports, service-station work and new structures. The mix suggests both renewal and added housing choice, but projects can affect traffic, parking and construction timing differently. Compared with a no-application area, South Tamworth has a more visible project pipeline.
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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