Moe

Population growth drivers in Moe are slightly above average based on AreaSearch's ranking of recent, and medium term trends

Based on analysis of ABS population updates for the broader area and new addresses validated by AreaSearch, the suburb of Moe's population is estimated at around 9,710 as of May 2026. This reflects an increase of 335 people (3.6%) since the 2021 Census, which reported a population of 9,375 people. The change is inferred from the resident population of 9,571 estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025 and an additional 426 validated new addresses since the Census date. This level of population equates to a density ratio of 535 persons per square kilometer. Interstate migration contributed approximately 55% of overall population gains during recent periods, primarily driving population growth for the area. The suburb of Moe's 3.6% growth since the 2021 census exceeded the SA3 area's 2.8%, marking it as a growth leader in the region.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with 2022 as the base year. For areas not covered by this data, AreaSearch utilises the VIC State Government's Regional/LGA projections released in 2023, making adjustments employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. According to these projections, an above median population growth is projected for non-metropolitan areas nationally, with the suburb of Moe expected to grow by 1,797 persons to 2041, reflecting a total increase of 17.1% over the 16 years.

Recent residential development output has been above average within Moe when compared nationally

AreaSearch analysis of ABS building approval numbers allocated from statistical area data shows Moe has had approximately 60 new homes approved per year over the past five financial years, totalling an estimated 301 homes. As of FY26, 55 approvals have been recorded. On average, one new resident per year per dwelling constructed has been seen between FY21 and FY25, indicating that new construction is meeting or exceeding demand in Moe. The average value of new homes being built is $368,000, which is higher than regional norms, reflecting quality-focused development.

This financial year has also seen $9.1 million in commercial approvals, demonstrating the area's primarily residential nature. Compared to the Rest of Vic., Moe shows moderately higher development activity, with 19.0% more approvals per person over the past five years. This has preserved reasonable buyer options while sustaining existing property demand.

Recent construction comprises 84.0% detached dwellings and 16.0% attached dwellings, maintaining the area's traditional low density character with a focus on family homes. With around 154 people per dwelling approval, Moe is considered a low density area. According to AreaSearch's latest quarterly estimate, Moe is expected to grow by approximately 1,658 residents through to 2041. Current construction rates appear balanced with future demand, fostering steady market conditions without excessive price pressure in the area.

Moe has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes in local infrastructure significantly affect a region's performance. AreaSearch has identified five major projects likely to impact this area. Notable initiatives include North Quarter, M1 Business Park, Narracan Drive Redevelopment, and Turras Reach (Narracan Lakes).

Professional plan users can use the search below to filter and access additional projects.

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AreaSearch assessment indicates Moe faces employment challenges relative to the majority of Australian markets

Moe's workforce is balanced across white and blue-collar jobs with significant representation in essential services sectors. The unemployment rate stands at 9.2%, while employment growth over the past year is estimated at 6.9%. As of December 2025, 3,711 residents are employed, with an unemployment rate of 5.5% above Regional Vic.'s rate of 3.7%.

Workforce participation in Moe lags behind Regional Vic., at 50.4% compared to 61.0%. Home-based work accounts for a low 10.6% of jobs, potentially influenced by Covid-19 lockdown impacts. Dominant employment sectors include health care & social assistance, retail trade, and construction. Notably, electricity, gas, water & waste services have high concentration with levels at 3.0 times the regional average.

Conversely, agriculture, forestry & fishing show lower representation at 2.8% compared to Regional Vic.'s 7.5%. Limited local employment opportunities are indicated by Census data comparing working population to resident population. Between December 2024 and December 2025, employment levels increased by 6.9%, while the labour force grew by 4.9%, reducing the unemployment rate by 1.8 percentage points. In contrast, Regional Vic. saw employment decline of 0.6% and labour force decline of 0.7%, with a drop in unemployment rate of 0.1 percentage point. Jobs and Skills Australia's national employment forecasts from May-25 suggest potential future demand within Moe. National employment is projected to expand by 6.6% over five years and 13.7% over ten years, but growth rates vary significantly between industry sectors. Applying these projections to Moe's employment mix indicates local employment should increase by 6.3% over five years and 13.3% over ten years, though this is a simplified extrapolation for illustrative purposes and does not account for localized population projections.

Income metrics place the area in the bottom 10% of locations nationally according to AreaSearch analysis

AreaSearch's data for financial year 2023 shows Moe's median income is $42,971 and average income is $52,337. This is below Regional Vic.'s median income of $50,954 and average income of $62,728. By March 2026, estimated incomes would be approximately $47,105 (median) and $57,372 (average), based on a 9.62% Wage Price Index growth since financial year 2023. According to the 2021 Census, Moe's household, family, and personal incomes rank between the 1st and 6th percentiles nationally. In Moe, 33.0% earn $400 - $799 weekly (3,204 individuals), contrasting with the surrounding region where 30.3% earn $1,500 - $2,999 weekly. Notably, 45.1% of Moe residents earn below $800 weekly after housing costs, indicating affordability pressures. Post-housing, 85.3% of income remains, ranking at the 3rd percentile nationally.

Moe is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region

In Moe, as per the latest Census evaluation, 80.0% of dwellings were houses while 20.0% consisted of other types such as semi-detached homes, apartments, and 'other' dwellings. This contrasts with Regional Vic.'s figures of 90.1% houses and 9.9% other dwellings. Home ownership in Moe stood at 37.6%, with mortgaged properties at 26.9% and rented dwellings at 35.4%. The median monthly mortgage repayment was $1,000, significantly lower than Regional Vic.'s average of $1,430. Median weekly rent in Moe was recorded at $200, compared to Regional Vic.'s $285. Nationally, Moe's mortgage repayments were substantially lower than the Australian average of $1,863, and rents were significantly below the national figure of $375.

Moe features high concentrations of lone person households, with a lower-than-average median household size

Family households account for 53.7% of all households, consisting of 16.5% couples with children, 21.9% couples without children, and 14.2% single parent families. Non-family households make up the remaining 46.3%, with lone person households at 43.2% and group households comprising 3.2% of the total. The median household size is 2.0 people, which is smaller than the Regional Vic average of 2.4.

Moe faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area's university qualification rate is 10.6%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 7.5%, followed by postgraduate qualifications (1.6%) and graduate diplomas (1.5%). Vocational credentials are prevalent, with 42.3% of residents aged 15+ holding them - advanced diplomas at 9.4% and certificates at 32.9%. Educational participation is high, with 26.7% of residents currently enrolled in formal education.

This includes 10.8% in primary, 7.1% in secondary, and 2.2% in tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Moe has 60 active public transport stops offering a mix of train services. These are covered by 33 different routes, providing a total of 1,606 weekly passenger trips. Residents enjoy excellent transport accessibility, with an average distance of 168 meters to the nearest stop. Most residents commute outward daily. Cars remain the primary mode of transport, used by 93% of residents. On average, there are 1.1 vehicles per dwelling, lower than the regional average.

According to the 2021 Census, only 10.6% of residents work from home, which may be influenced by COVID-19 conditions. Service frequency averages 229 trips per day across all routes, resulting in approximately 26 weekly trips per individual stop.

Health performance in Moe is a key challenge with a range of health conditions having marked impacts on both younger and older age cohorts

Moe faces significant health challenges, as assessed by AreaSearch's analysis of mortality rates and prevalence of chronic conditions across various age groups. The rate of private health cover is notably low at approximately 48% (around 4,622 people), compared to Regional Vic.'s 50.5% and the national average of 55.7%. Mental health issues and arthritis are the most prevalent medical conditions, affecting 11.8% and 11.5% of residents respectively, while 53.9% claim to have no medical ailments, compared to Regional Vic.'s 63.4%.

The working-age population in Moe faces substantial health challenges due to high chronic condition rates. The area has a higher proportion of seniors aged 65 and over at 25.4% (2,466 people), compared to Regional Vic.'s 23.9%. Health outcomes among seniors present some challenges, generally aligning with national rankings for the broader population.

Moe ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Moe's population was found to be predominantly homogeneous culturally, with 87.2% being Australian citizens, 84.2% born in Australia, and 93.0% speaking English only at home. Christianity was the dominant religion in Moe, comprising 46.5% of its population. While Judaism's representation was similar to regional averages at 0.1%, notable overrepresentation occurred among Dutch (2.9%), Maltese (2.1%), and Polish (0.9%) groups compared to Regional Vic.'s percentages of 1.7%, 0.5%, and 0.5% respectively.

The top three ancestry groups in Moe were Australian (30.7%), English (29.7%), and Scottish (7.8%).

Moe hosts an older demographic, ranking in the top quartile nationwide

Moe's median age of 45 years is modestly higher than Regional Vic.'s 43 years, making it considerably older than the national norm of 38 years. Compared to the Regional Vic. average, the 25-34 cohort is notably over-represented at 13.4% in Moe, while the 45-54 year-olds are under-represented at 10.4%. Between 2021 and present, the 35 to 44 age group has increased from 10.3% to 11.9%, and the 25 to 34 cohort has risen from 12.3% to 13.4%. Conversely, the 45 to 54 cohort has declined from 11.8% to 10.4%, and the 55 to 64 group has dropped from 14.2% to 13.0%. By 2041, demographic modeling suggests Moe's age profile will evolve significantly. The 25 to 34 age cohort is projected to expand by 501 people (39%), growing from 1,301 to 1,803. Conversely, population declines are projected for the 65 to 74 and 55 to 64 cohorts.