Tweed Heads South
Mortgage stress at 41.0% and rental stress at 40.0% make Tweed Heads South one of the most financially stretched suburbs in this cohort, despite a median age of 52 and 44.3% owning outright. Household incomes at the 12th percentile nationally explain the paradox: property values ($800,000 median) have outrun local earning power. Population grows at 0.85% per year (183 persons), driven by balanced internal (164/year) and overseas (140/year) migration. The suburb sits at SEIFA decile 1-2, placing it among the most disadvantaged in NSW.
Population
7,941
Median Age
52.0
Household IncomeiMedian weekly household income (ABS Census)
$976/wk
DAs (12 months)iDevelopment Applications lodged in the past year
61
Median House
$800K
2024-2025 (PSI derived)
The $800,000 PSI-derived median (2024-2025) rose 20.7% from $730,750 in 2024 to $882,000 in 2025, though limited sale volumes make this single-year jump less reliable. Detached houses at 51.7% are supplemented by semi-detached (31.2%) and apartments (14.9%). Three-bedroom homes dominate at 41.8%, with 4-plus at 19.7%. Mortgage-to-income at 41.0% is deeply in stress territory, meaning buyers on local incomes face serious affordability pressure. Buyers relying on Gold Coast or remote-work incomes fare better, but local workers earning $976/week household would struggle with $1,733/month repayments.
For Buyers
The $800,000 PSI-derived median (2024-2025) rose 20.7% from $730,750 in 2024 to $882,000 in 2025, though limited sale volumes make this single-year jump less reliable. Detached houses at 51.7% are supplemented by semi-detached (31.2%) and apartments (14.9%). Three-bedroom homes dominate at 41.8%, with 4-plus at 19.7%. Mortgage-to-income at 41.0% is deeply in stress territory, meaning buyers on local incomes face serious affordability pressure. Buyers relying on Gold Coast or remote-work incomes fare better, but local workers earning $976/week household would struggle with $1,733/month repayments.
For Investors
The 32.3% renter share provides a tenant pool, and weekly rent of $390 against $800,000 median implies a gross yield of approximately 2.5%. Rental stress at 40.0% is extreme, meaning tenants are already maxed. The 7.0% vacancy rate exceeds the national average. Population growth of 0.85% per year (183 persons) provides some demand tailwind, and 60 development applications in 12 months indicate active supply. The gentrification score of 25 (early signs) with internal migration of +164/year suggests demographic turnover, but SEIFA decile 2 limits capital appreciation expectations.
Development Activity
Total DAs
345
Last 12 Months
61
YoY ChangeiYear-over-year change in DA lodgements
+7.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Tweed Heads South iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Pacific Coast Christian School
K-12 · 999 students
Tweed River High School
7-12 · 590 students
Tweed Heads South Public School
P-6 · 142 students
Demographics
The median age of 52 sits 12 years above the national median, placing Tweed Heads South in the retirement-oriented category. English ancestry dominates (3,427), followed by Irish (923) and Scottish (876). Only 20.7% were born overseas, slightly below the national average. University education at 18.5% trails the national rate by 11.6 percentage points. Community/Personal Service workers (490) lead occupations, followed by Labourers (437), reflecting the care and service economy. Couples without children at 34.8% and the 2.1 average household size reinforce the empty-nester profile.
Age Distribution
Bedrooms
Dwelling Structure
51.7%
Houses
31.2%
Townhouse
14.9%
Apartment
Tenure
PSI data shows a jump from $730,750 (2024) to $882,000 (2025), a 20.7% gain, above the NSW state median growth rate. Detached houses (51.7%) narrowly lead apartments (14.9%) and semi-detached (31.2%). The 31.2% semi-detached share is notably high compared to most NSW suburbs, reflecting the townhouse and duplex stock typical of the Tweed border region. Ownership: 44.3% outright, 23.4% mortgage, 32.3% renting. The high outright ownership reflects retirees who purchased with equity from capital city sales. Studio/1-bed at 10.3% and 2-bedroom at 28.3% indicate a substantial downsizer unit market.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$390
HH Size
2.1
Personal Income / wk
$561
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.0%
Unoccupied
257
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
40.0% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
41.0% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
34.8%
Couples, no children
5,385
Total families
Economy & Employment
Healthcare overwhelmingly leads at 25.0% (444 workers), reflecting proximity to Tweed Hospital and aged care facilities. Construction (11.6%, 207) benefits from the border region's ongoing residential development. Hospitality (9.8%, 175), Education (8.4%, 150), and Retail (8.2%, 146) complete the top 5. Full-time employment at 53.7% is well below the national average, and the 41.1% participation rate leaves 3,328 people outside the labour force. SEIFA IEO decile 1 and IRSAD decile 2 confirm the suburb sits in the most educationally and economically disadvantaged bracket for NSW.
Unemployment
3.5%
Labour Force
9,807
Unemployed
343
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
53.7%
Part-time
39.5%
Participation
41.1%
Employed
2,631
Occupations
Top Industries
University
18.5%
Postgraduate
3.4%
Born Overseas
20.7%
Dwellings
3,421
Transport to Work
Three schools serve the area: Pacific Coast Christian School (Combined, Independent, ICSEA 1,027, 999 students), Tweed River High School (Secondary, Government, ICSEA 940, 590 students), and Tweed Heads South Public School (Primary, Government, ICSEA 882, 142 students). School ICSEA scores range from 85 below to 27 above the 1,000 benchmark. Public transport at 1.3% is very low, and 85.0% drive. Walking and cycling at 5.0% are slightly above average for a regional suburb. The 12.7% needing assistance (946 people) is among the highest in this cohort, reflecting the elderly population.
Drive
85.0%
Public Transport
1.3%
Walk / Cycle
5.0%
Work from Home
N/A
Population Forecast
+0.85%/yr
(+183 people/yr)
EstablishedPopulation is forecast to reach 22,580 by 2031, growing at 0.85% annually (183 persons/year). Migration is balanced: 164 net internal and 140 net overseas per year. The population has grown 13.0% over the past decade, accelerating since 2011. The gentrification score of 25 (early signs) reflects improving affordability (66.2% to 59.5% rent-to-income) and +21.8% real income growth, though SEIFA decile 2 suggests structural barriers remain. Seniors' share is rising 3.7 percentage points, and working-age share dropping 1.0pp, consistent with the ageing trajectory.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+140
Net Internal / yr
+164
Gentrification Signal
Early signs
Population +14% since 2011, Net internal migration +164/yr
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Tweed Heads South compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tweed Heads South a good suburb to live in?
Tweed Heads South offers a coastal lifestyle at $800,000 median, but both mortgage stress (41.0%) and rental stress (40.0%) are well above the 30% threshold. Household incomes at the 12th percentile nationally mean affordability is tight. SEIFA decile 2 indicates significant disadvantage compared to the broader NSW average.
What is the median house price in Tweed Heads South?
The PSI-derived median is $800,000 (2024-2025 blended). Prices moved from $730,750 in 2024 to $882,000 in 2025, a 20.7% increase. Monthly mortgage repayments average $1,733, which at 41.0% of household income significantly exceeds the stress threshold.
What schools are in Tweed Heads South?
Three schools operate locally: Pacific Coast Christian School (Combined, ICSEA 1,027, 999 students), Tweed River High School (Secondary, ICSEA 940, 590 students), and Tweed Heads South Public School (Primary, ICSEA 882, 142 students). ICSEA scores range from 882 to 1,027.
Is Tweed Heads South safe?
Crime data is not available for Tweed Heads South in the current dataset. The SEIFA IRSD decile of 2 and 6.8% unemployment rate are factors that correlate with higher-than-average crime in comparable NSW border-region suburbs.
Is Tweed Heads South good for property investment?
Gross yield is approximately 2.5% ($390/week on $800,000 median), below average. The 32.3% renter share provides tenant demand, but rental stress at 40.0% caps further rent increases. Population growth of 0.85% per year (183 persons) and 60 development applications in 12 months balance demand against new supply.
How is Tweed Heads South's population changing?
Population grows at 0.85% annually (183 persons/year), forecast to reach 22,580 by 2031. Migration is balanced: 164 net internal and 140 net overseas per year. The median age of 52 (12 years above national) and seniors' share rising 3.7pp confirm the ageing trajectory common to Tweed-region border suburbs.
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 Tweed Heads South on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map