Tocumwal
A median age of 59 sets Tocumwal 19 years above the national figure, making it one of the most distinctly older-skewing towns in southern NSW. That demographic shape explains much else: household incomes sit at the 16.2nd percentile nationally, yet 55.8% of households own their homes outright with no mortgage. The median house price of $420,000 is well below the NSW state average, attracting retirees and tree-changers rather than young families. Vacancy runs at 13.7%, above what a balanced rental market would expect, because the population base is small at 2,862 across a 388 km2 area.
Population
2,862
Median Age
59.0
Household IncomeiMedian weekly household income (ABS Census)
$1,067/wk
DAs (12 months)iDevelopment Applications lodged in the past year
104
Median House
$420K
2024-2025 (PSI derived)
At $420,000, the median house price is substantially lower than NSW state and national medians, making Tocumwal accessible for buyers priced out of larger centres. The price rose from $407,500 in 2024 to $425,000 in 2025, a 4.3% gain that outpaces inflation. Separate houses dominate at 91.9% of stock, giving buyers real choice of detached homes rather than units. The monthly mortgage repayment of $1,300 produces a mortgage-to-income ratio of 28.1%, below the 30% stress threshold. Three-bedroom homes account for 51.1% of stock, with 4-plus bedroom dwellings at 27.1%. Outright owners at 55.8% far outnumber mortgage holders at 26.7%, a pattern consistent with an older, settled population rather than a churn of first-time buyers.
For Buyers
At $420,000, the median house price is substantially lower than NSW state and national medians, making Tocumwal accessible for buyers priced out of larger centres. The price rose from $407,500 in 2024 to $425,000 in 2025, a 4.3% gain that outpaces inflation. Separate houses dominate at 91.9% of stock, giving buyers real choice of detached homes rather than units. The monthly mortgage repayment of $1,300 produces a mortgage-to-income ratio of 28.1%, below the 30% stress threshold. Three-bedroom homes account for 51.1% of stock, with 4-plus bedroom dwellings at 27.1%. Outright owners at 55.8% far outnumber mortgage holders at 26.7%, a pattern consistent with an older, settled population rather than a churn of first-time buyers.
For Investors
A 17.5% renter share and $250 weekly rent put Tocumwal below average rental depth compared to larger regional centres. Against a $420,000 median, that rent implies a gross yield of around 3.1%, modest but higher than most coastal markets. The 13.7% vacancy rate is an elevated figure that warrants caution, reflecting the small, age-skewed population base. Development activity reached 95 applications in the past 12 months, mostly Complying Development Certificates for structures and pools, suggesting local confidence rather than speculative new supply. Net internal migration averages 52 persons a year, providing a modest but steady demand floor from lifestyle-seekers relocating from larger cities.
Development Activity
Total DAs
504
Last 12 Months
104
YoY ChangeiYear-over-year change in DA lodgements
+4.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tocumwal iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tocumwal Public School
K-6 · 154 students
Sacred Heart Primary School
K-6 · 20 students
Demographics
The median age of 59 is 19 years above the national average and is the defining characteristic of Tocumwal's resident base. The senior share rose 7.1 points over the decade while the working-age share fell 3.6 points, a clear aging trajectory. Only 9.9% of residents were born overseas, which is 11.7 percentage points below the national figure, reflecting a predominantly Anglo-Celtic community: English ancestry leads at 1,218 residents, followed by Irish (408) and Scottish (336). University qualification rates reach 14.1%, which is 16 points below national, consistent with an older cohort that pre-dates the era of mass tertiary education. Couples without children make up 46.4% of families, the dominant household type given the age profile. The volunteering rate of 23.6% is notably high, which is typical of retirement-age communities.
Age Distribution
Bedrooms
Dwelling Structure
91.9%
Houses
5.8%
Townhouse
1.0%
Apartment
Tenure
Owner-occupiers without a mortgage account for 55.8% of households, more than double the mortgage-holder share of 26.7%, making Tocumwal's housing market structurally different from most NSW suburbs where mortgage holders lead. Renters at 17.5% form a thin but present segment. The stock is overwhelmingly separate houses at 91.9%, with semi-detached at 5.8% and apartments at just 1.0%. The three-bedroom home is the standard at 51.1%, followed by 4-plus bedrooms at 27.1%. Prices moved from $407,500 in 2024 to $425,000 in 2025, a 4.3% rise on the year. Rent-to-income at 23.4% stays within a manageable range for tenants, below the 30% stress threshold. The IRSAD decile 3 score nationally confirms that Tocumwal's housing market reflects lower socioeconomic advantage compared to the median Australian suburb.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$250
HH Size
2.2
Personal Income / wk
$562
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
13.7%
Unoccupied
176
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.1%
Community Profile
Ancestry
Household Composition
46.4%
Couples, no children
1,912
Total families
Economy & Employment
Healthcare is the largest employing industry at 14.7% of local workers, followed closely by Construction at 10.6%, Education at 10.4%, and Agriculture at 10.3%, with Manufacturing at 8.2%. This spread across four sectors of similar size makes the local economy more diversified than pure agricultural towns, though each sector is relatively small in absolute terms. By occupation, Managers lead at 174 workers, followed by Labourers (140) and Professionals (129). The unemployment rate is 2.9%, low by national standards, but the participation rate of only 38.9% reflects the large proportion of retirees: 1,184 people are not in the labour force. SEIFA scores position the suburb at IEO decile 2 nationally for education and occupation advantage, and IRSAD decile 3 overall, placing most local households in the lower third of national socioeconomic rankings.
Unemployment
3.6%
Labour Force
5,142
Unemployed
183
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.0%
Part-time
37.1%
Participation
38.9%
Employed
928
Occupations
Top Industries
University
14.1%
Postgraduate
1.6%
Born Overseas
9.9%
Dwellings
1,095
Transport to Work
Car dependency is high, with 90.3% of residents driving to work, while 5.9% walk or cycle. Public transport data is not available for this location, consistent with a rural town without regular urban transit. No schools are recorded inside the Tocumwal boundary in this dataset. The IRSAD decile 3 score places the suburb below average nationally for socioeconomic advantage, though mortgage-to-income at 28.1% and rent-to-income at 23.4% both stay below stress thresholds, meaning housing costs are manageable relative to incomes. Residents needing daily assistance represent 8.2% of the population (209 people), slightly elevated compared to the national average, which aligns with the older age profile. The high outright ownership rate of 55.8% provides financial stability for the majority of the community.
Drive
90.3%
Public Transport
N/A
Walk / Cycle
5.9%
Work from Home
N/A
Population Forecast
+0.19%/yr
(+19 people/yr)
EstablishedTocumwal's population grew 5.2% over the past decade to reach 2,862 at the most recent Census. Annual growth runs at 0.19%, well below the national average for regional towns, adding roughly 19 people a year. Medium forecasts project the broader SA2 reaching around 10,091 by 2031, from a 2025 base near 10,011. The migration picture is balanced: net internal migration of 52 per year and net overseas migration of 45 per year together offset the natural population drag of an aging base. The gentrification score of 7 out of 100 confirms the suburb is not gentrifying, a contrast to faster-moving regional centres. Affordability improved from 34.9% in 2011 to 31.7% in 2021, while rent growth of 33.3% over the period outpaced real income growth of 19.3%.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+45
Net Internal / yr
+52
Gentrification Signal
Not gentrifying
Net internal migration +52/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tocumwal compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tocumwal a good suburb to live in?
Tocumwal suits retirees and lifestyle seekers well. Median house prices of $420,000 are far below most NSW centres, 55.8% of residents own their homes outright, and housing costs sit below the 30% stress threshold. The tradeoffs are limited transport, no recorded local schools, and an IRSAD decile 3 ranking, placing it in the lower third for national socioeconomic advantage.
What is the median house price in Tocumwal?
The median house price is $420,000, rising from $407,500 in 2024 to $425,000 in 2025, a 4.3% annual gain. Monthly mortgage repayments average $1,300 and weekly rent averages $250. These figures are well below NSW state medians, making the town affordable for buyers relocating from larger centres.
What schools are in Tocumwal?
No schools are recorded inside the Tocumwal boundary in this dataset. Families with school-aged children typically rely on schools in nearby Tocumwal township or surrounding areas. The local population's university qualification rate of 14.1% is 16 points below the national figure, reflecting the older, pre-tertiary-era demographic.
Is Tocumwal safe?
Detailed crime statistics are not available for Tocumwal in this dataset. As an indirect measure, the suburb scores IRSAD decile 3 nationally. The unemployment rate is low at 2.9% and 55.8% of residents own their homes outright, both factors generally associated with community stability. The volunteering rate of 23.6% suggests a socially engaged resident base.
Is Tocumwal good for property investment?
The $420,000 median against $250 weekly rent implies a gross yield near 3.1%, higher than most coastal NSW markets. The 13.7% vacancy rate is elevated and reflects a small renter base of 17.5%. Price growth of 4.3% over the past year and steady net internal migration of 52 people annually provide modest demand support. Investors should weigh yield against thin liquidity in a town of 2,862 residents.
How is Tocumwal's population changing?
The population grew 5.2% over the past decade to 2,862, with annual growth now around 0.19%, adding roughly 19 people a year. The profile is aging, with the senior share up 7.1 points and the working-age share down 3.6 points over the decade. Net internal migration of 52 and overseas migration of 45 per year sustain the population despite a retiring age base.
How much development is happening in Tocumwal?
There were 95 development applications lodged in the past 12 months, a solid figure for a town of 2,862 people. Recent approvals include Complying Development Certificates for swimming pools and shed structures, reflecting owner-occupier upgrades rather than speculative new supply. This level of activity is consistent with an established community of long-term owner-occupiers improving existing homes.
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.
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