West Tamworth
A $371,500 median house price paired with a 12.3% vacancy rate defines West Tamworth, and the two are linked by a renter-heavy market in regional NSW. Household income sits in just the 15th percentile nationally, and the median weekly household figure of $1,053 explains why 53.4% of dwellings are rented rather than owned. The population of 5,471 skews younger than most of Australia at a median age of 34, which is 6.0 years below the national figure, and only 16.0% hold university qualifications, 14.1 points below national. Detached houses make up 81.0% of stock across a 6.25 km2 area, a low-density, affordable profile rather than an apartment market.
Population
5,471
Median Age
34.0
Household IncomeiMedian weekly household income (ABS Census)
$1,053/wk
DAs (12 months)iDevelopment Applications lodged in the past year
26
Median House
$372K
2024-2025 (PSI derived)
The $371,500 median is highly affordable by Australian standards, and prices rose 16.8% from $342,500 in 2024 to $400,000 in 2025, a fast one-year move off a low base. Stock favours buyers wanting space because separate houses account for 81.0% of dwellings while apartments are only 1.4%, and three-bedroom homes dominate at 52.6% with four-plus bedroom houses at 16.0%. Monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 28.5%, below the 30% stress threshold despite household income in only the 15th percentile, because purchase prices are so low. Outright owners at 27.8% outnumber mortgage holders at 18.8%, a pattern that points to long-held homes rather than a churn of recent buyers in a market where most residents rent.
For Buyers
The $371,500 median is highly affordable by Australian standards, and prices rose 16.8% from $342,500 in 2024 to $400,000 in 2025, a fast one-year move off a low base. Stock favours buyers wanting space because separate houses account for 81.0% of dwellings while apartments are only 1.4%, and three-bedroom homes dominate at 52.6% with four-plus bedroom houses at 16.0%. Monthly mortgage repayments average $1,300, producing a mortgage-to-income ratio of 28.5%, below the 30% stress threshold despite household income in only the 15th percentile, because purchase prices are so low. Outright owners at 27.8% outnumber mortgage holders at 18.8%, a pattern that points to long-held homes rather than a churn of recent buyers in a market where most residents rent.
For Investors
A 53.4% renter share gives landlords a deep tenant pool, and weekly rent of $275 against the $371,500 median implies a gross yield near 3.9%, well above the sub-2% yields common in capital-city markets. The catch is the 12.3% vacancy rate, which is higher than a balanced market and signals that supply currently outpaces tenant demand. Development activity is modest at 24 applications over 12 months, mostly secondary dwellings and minor alterations rather than large new supply, which limits future dilution of rents. Rent-to-income at 26.1% leaves tenants below the stress threshold, supporting payment reliability. With prices up 16.8% in a year and rents affordable relative to the national average, the case rests on yield plus the early-stage capital growth visible in the price history.
Development Activity
Total DAs
215
Last 12 Months
26
YoY ChangeiYear-over-year change in DA lodgements
-54.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in West Tamworth iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's Primary School
K-6 · 185 students
McCarthy Catholic College
7-12 · 935 students
Tamworth West Public School
K-6 · 370 students
Demographics
The median age of 34 is 6.0 years below the national figure, marking a younger, family-leaning population rather than the aging profile seen in premium suburbs. Overseas-born residents reach only 12.5%, which is 9.1 points below national, and ancestry leans Anglo-Celtic, led by English (1,825), Irish (446) and Scottish (356), with Mandarin (43 speakers) and Nepali (15) the largest non-English language groups. University qualifications at 16.0% run 14.1 points below national, consistent with a workforce weighted toward trades and service roles. Average household size is 2.3, which is 0.2 below national, and families split between couples with children (995) and couples without children at 25.7%, a balance typical of a mid-stage family suburb rather than a retiree or student area.
Age Distribution
Bedrooms
Dwelling Structure
81.0%
Houses
17.6%
Townhouse
1.4%
Apartment
Tenure
Tenure is dominated by renting at 53.4%, while 27.8% own outright and only 18.8% carry a mortgage, an unusual split where outright owners outnumber mortgage holders in a renter-majority market. The stock is 81.0% separate houses and just 1.4% apartments, with semi-detached dwellings at 17.6%, so buyers compete almost entirely for detached homes. Three-bedroom dwellings account for 52.6% and four-plus bedroom homes 16.0%, leaving smaller one and two-bedroom stock scarce. The median house price climbed from $342,500 to $400,000 across 2024 to 2025, a 16.8% one-year rise. Mortgage-to-income at 28.5% and rent-to-income at 26.1% both stay below the 30% stress threshold, a sign that low prices keep housing costs manageable even on household income in the 15th percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$275
HH Size
2.3
Personal Income / wk
$624
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.3%
Unoccupied
292
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.5%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.7%
Couples, no children
3,504
Total families
Economy & Employment
The local workforce is concentrated in Healthcare, which leads at 24.8% (255 workers), followed by Manufacturing at 11.3% (116) and Education at 9.8% (101), with Construction and Retail each at 7.5% (77). By occupation, Labourers (522) and Community and Personal Service workers (266) outnumber Professionals (231), a blue-collar and service tilt that aligns with university attainment 14.1 points below national. Unemployment is elevated at 11.0%, well above the national rate, and the participation rate of 45.7% is low because 1,660 residents are not in the labour force. The full-time employment rate of 66.5% shows that those who do work are mostly in full-time roles. This labour profile is the main reason household income sits in only the 15th percentile.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.5%
Part-time
22.5%
Participation
45.7%
Employed
1,766
Occupations
Top Industries
University
16.0%
Postgraduate
2.8%
Born Overseas
12.5%
Dwellings
2,073
Transport to Work
Car dependence is high, with 78.9% driving to work and only 0.8% using public transport, far below the levels seen in capital-city suburbs, while 7.2% walk or cycle. The trade-off is space and affordability: 81.0% of dwellings are separate houses and the median price is $371,500, low by national standards. No schools are recorded inside the 6.25 km2 boundary in this dataset, so families rely on institutions in neighbouring Tamworth suburbs, a practical consideration given the family-leaning median age of 34. Volunteering runs at 11.1% and 8.9% of residents (419 people) need daily assistance, a higher share that reflects the lower-income, lower-mobility profile. Rent-to-income at 26.1% keeps tenants below the stress threshold, supporting day-to-day affordability.
Drive
78.9%
Public Transport
0.8%
Walk / Cycle
7.2%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How West Tamworth compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is West Tamworth a good suburb to live in?
West Tamworth suits affordability-focused families: the median house price is $371,500 and 81.0% of dwellings are detached houses. The median age of 34 is 6.0 years below national, a younger profile. The main trade-offs are household income in the 15th percentile and unemployment of 11.0%, above the national rate.
What is the median house price in West Tamworth?
The median house price is $371,500, affordable by national standards. Prices rose 16.8% from $342,500 in 2024 to $400,000 in 2025. Weekly rent averages $275 and monthly mortgage repayments run about $1,300, giving a mortgage-to-income ratio of 28.5%, below the 30% stress threshold.
What schools are in West Tamworth?
No schools are recorded inside the 6.25 km2 West Tamworth boundary in this dataset, so families rely on schools in neighbouring Tamworth suburbs. The local population skews young, with a median age of 34, which is 6.0 years below the national figure, a family-leaning profile.
Is West Tamworth safe?
Detailed crime statistics are not available for West Tamworth in this dataset. As context, 8.9% of the 5,471 residents (419 people) need daily assistance and the median household income sits in the 15th percentile, both indicators of a lower-income regional area rather than direct safety measures.
Is West Tamworth good for property investment?
Rent of $275 a week against a $371,500 median gives a gross yield near 3.9%, above the sub-2% yields common in capital cities. A 53.4% renter share provides a deep tenant pool, but the 12.3% vacancy rate signals current oversupply, so returns depend on yield plus the 16.8% price growth seen over the year.
How is West Tamworth's population changing?
West Tamworth has 5,471 residents at a density of 875.6 per km2 across 6.25 km2. Resident turnover runs at 28.2% with 71.8% staying at the same address. The median age of 34 is 6.0 years below national, a younger profile that supports steady household formation rather than rapid expansion.
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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