Tomerong
A vacancy rate of 15.2% in a suburb where 100% of dwellings are separate houses signals something unusual: Tomerong is a low-density rural locality on the NSW South Coast with a small population of 1,194 spread across 55.95 square kilometres, giving a density of just 21.3 residents per km2. The median house price reached $900,000 in 2025, up 12.5% from $800,000 in 2024, while household income sits in the 67.4th percentile nationally. Nearly half of all residents own their home outright, at 47%, well above the national average, pointing to an established, older-skewing ownership base rather than a first-home-buyer market.
Population
1,194
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,868/wk
DAs (12 months)iDevelopment Applications lodged in the past year
33
Median House
$868K
2024-2025 (PSI derived)
The median house price reached $900,000 in 2025, rising from $800,000 in 2024, a 12.5% gain in one year. Every dwelling in the suburb is a separate house, at 100%, which eliminates apartment or townhouse options but also means buyers get land with every purchase. The bedroom mix tilts large: 49.2% of homes have 4 or more bedrooms and 38.3% have 3 bedrooms, so smaller households are accommodating oversized stock. Monthly mortgage repayments average $1,959, producing a mortgage-to-income ratio of 24.2%, below the 30% stress threshold. Outright ownership at 47% is higher than the national average, suggesting long-term holders dominate the market and turnover is limited.
For Buyers
The median house price reached $900,000 in 2025, rising from $800,000 in 2024, a 12.5% gain in one year. Every dwelling in the suburb is a separate house, at 100%, which eliminates apartment or townhouse options but also means buyers get land with every purchase. The bedroom mix tilts large: 49.2% of homes have 4 or more bedrooms and 38.3% have 3 bedrooms, so smaller households are accommodating oversized stock. Monthly mortgage repayments average $1,959, producing a mortgage-to-income ratio of 24.2%, below the 30% stress threshold. Outright ownership at 47% is higher than the national average, suggesting long-term holders dominate the market and turnover is limited.
For Investors
The rental market in Tomerong is thin. Only 9% of dwellings are rented, one of the lower renter shares compared to the NSW state average, and weekly rent is $300. Against the $900,000 median house price, that implies a gross yield of roughly 1.7%, which is low. The 15.2% vacancy rate reinforces the picture of a market where rental demand does not match supply. On the positive side, 29 development applications were lodged in the 12 months to mid-2026, indicating ongoing construction activity relative to the small size of the suburb. Net migration is balanced at an estimated 14 internal arrivals and 10 overseas per year, providing modest but steady demand support.
Development Activity
Total DAs
211
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
+10.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tomerong iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tomerong Public School
K-6 · 116 students
Demographics
The median age of 42 is 2 years above the national figure, consistent with the suburb's aging trajectory. The senior share rose 6.8 points while the working-age share fell 4.2 points over the decade, pointing to structural demographic aging rather than a one-off shift. Overseas-born residents account for 13.1% of the population, which is 8.5 points below the national average, and the ancestry profile is Anglo-Celtic: English leads at 508 residents, followed by Scottish (115) and Irish (96). University qualifications reach 21.5%, which is 8.6 points below the national figure. Average household size of 2.8 is 0.3 above national, reflecting the prevalence of couples-with-children households.
Age Distribution
Bedrooms
Dwelling Structure
100.0%
Houses
N/A
Townhouse
N/A
Apartment
Tenure
Tomerong's housing stock is entirely separate houses, 100%, with no apartments or semi-detached dwellings recorded. The large-bedroom profile stands out: 49.2% of homes have 4 or more bedrooms, above the national norm for outer suburban and rural areas. Tenure is skewed heavily toward ownership, with 47% owning outright and 44.1% carrying a mortgage, while only 9% rent. Prices moved from $800,000 in 2024 to $900,000 in 2025, a one-year CAGR of 12.5%. The 10-year population growth of 12.5% suggests gradual demand has underpinned capital gains over the longer cycle. Rent-to-income at 16.1% is comfortable for tenants, below the 30% stress level.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,959
Rent / wk
$300
HH Size
2.8
Personal Income / wk
$772
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.2%
Unoccupied
69
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.2%
Community Profile
Ancestry
Household Composition
32.1%
Couples, no children
969
Total families
Economy & Employment
Public Administration and Healthcare each employ 14.6% of workers (59 each), followed by Construction at 11.2%, Retail at 9.9% and Education at 9.7%. Professionals lead by occupation at 109, ahead of Managers at 84. Unemployment is 2.3%, below the national average, and the full-time employment rate is 58.6%. The IRSD decile of 7 and IRSAD decile of 6 place Tomerong in the middle band nationally. Labour force participation at 54% is below national, reflecting the higher share of retirees consistent with the aging trajectory.
Unemployment
1.8%
Labour Force
1,939
Unemployed
35
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
58.6%
Part-time
39.1%
Participation
54.0%
Employed
512
Occupations
Top Industries
University
21.5%
Postgraduate
4.6%
Born Overseas
13.1%
Dwellings
382
Transport to Work
Car dependency is high, with 90.6% of residents driving to work, well above the national average, reflecting the large 55.95 km2 footprint and limited public transport. About 5.3% walk or cycle, modest for a spread-out rural locality. No schools are recorded within the suburb boundary in available data, so families rely on schools in nearby centres. Crime data is not available for Tomerong, but the IRSD decile of 7 indicates a middle-band disadvantage level nationally. Volunteering runs at 16.4% and only 4.3% of residents require daily assistance. The low rent-to-income ratio of 16.1% means housing costs are manageable for the renting minority.
Drive
90.6%
Public Transport
N/A
Walk / Cycle
5.3%
Work from Home
N/A
Population Forecast
+1.01%/yr
(+39 people/yr)
EstablishedAnnual population growth is running at 1.01%, adding around 39 residents per year. The 10-year population change of 12.5% is above the pace of many comparable rural NSW localities. Medium forecasts project the population reaching approximately 4,087 by 2031, up from the 2025 base of 3,860. Migration is balanced, with an estimated 14 net internal arrivals and 10 overseas per year. Real income growth of 23.7% over the decade and rent growth of 34% indicate rising fundamentals. The gentrification score of 19 places Tomerong in the not gentrifying category nationally, consistent with a stable owner-occupier rural locality rather than a transitioning urban area.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+10
Net Internal / yr
+14
Gentrification Signal
Not gentrifying
Population +13% since 2011, Accelerating: 3% → 10%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tomerong compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tomerong a good suburb to live in?
Tomerong suits buyers who want space and detached housing. Every home is a separate house, household income sits in the 67.4th percentile nationally, and the mortgage-to-income ratio of 24.2% is below the stress threshold. The trade-offs are high car dependency at 90.6% and a limited rental market at just 9% renters.
What is the median house price in Tomerong?
The median house price was $900,000 in 2025, up 12.5% from $800,000 in 2024. Monthly mortgage repayments average $1,959 and weekly rent is $300. The suburb is entirely detached housing, so there are no apartments or units to provide a lower-entry price point.
What schools are in Tomerong?
No schools are recorded within Tomerong's boundaries in the available dataset. With a population of 1,194 across 55.95 square kilometres, families rely on schools in nearby centres. University qualifications among residents reach 21.5%, which is 8.6 points below the national figure.
Is Tomerong safe?
Detailed crime statistics are not available for Tomerong in this dataset. As an indirect indicator, the suburb scores IRSD decile 7 nationally, placing it in the middle band of relative disadvantage, and only 4.3% of residents need daily assistance. The low-density rural setting with 21.3 residents per km2 is consistent with a quiet locality.
Is Tomerong good for property investment?
The 12.5% price growth from $800,000 to $900,000 between 2024 and 2025 is a positive signal, but the gross yield is low at roughly 1.7% given $300 weekly rent against the $900,000 median. The 15.2% vacancy rate and 9% renter share indicate limited rental demand, making Tomerong more a capital-growth play than a yield-focused investment.
How is Tomerong's population changing?
The broader area grew 12.5% over 10 years, adding about 39 residents per year at the current 1.01% annual rate. The profile is aging, with the senior share up 6.8 points and the working-age share down 4.2 points over the decade. Medium forecasts project the population at approximately 4,087 by 2031.
How much development is happening in Tomerong?
There were 29 development applications lodged in the 12 months to mid-2026, a notable figure for a suburb of 1,194 residents. Recent applications include dwelling houses and restaurant or cafe alterations. This level of activity relative to population size suggests ongoing low-density construction growth in the area.
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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