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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
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Moe has an estimated 9,710 residents, up from 9,375 at the 2021 Census — a change of 335 people, or 3.6%. Growth has averaged 0.6% a year over five years. 426 new addresses have been validated here since Census night. That puts 535 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Drawing from ABS population updates for the wider region and new address verifications by AreaSearch since the Census, the suburb of Moe has an estimated population of approximately 9,710 as of May 2026. This represents an expansion of 335 people (3.6%) from the 2021 Census, which documented a population of 9,375 residents. The change is calculated using a resident population estimate of 9,571 from AreaSearch, which followed an evaluation of the latest ABS ERP release (June 2025) along with 426 validated new addresses since the Census. This population level translates to a density of 535 persons per square kilometer, indicating substantial area per resident and prospects for future expansion.
The 3.6% growth in the suburb of Moe since the 2021 Census outpaced the broader SA3 area (2.8%), positioning it as a growth frontrunner in the region. Recent population gains were mainly fueled by interstate migration, which accounted for approximately 55.00000000000001% of all population increases. AreaSearch implements ABS and Geoscience Australia projections for each SA2 region, published in 2024 with a 2022 baseline. For any SA2 regions lacking this coverage, projections are sourced from the 2023 VIC State Government Regional/LGA projections, adjusted by aggregating population growth from LGA to SA2 levels using weighted methods. Age group growth rates from these aggregations are also applied across all regions for the years 2032 to 2041. Looking at future demographic trends, population growth is projected to exceed the median for national non-metropolitan areas, with the suburb of Moe expected to add 1,797 persons by 2041 according to aggregated SA2-level projections, which represents a total increase of 17.1% over the 16 years.
Frequently Asked Questions - Population
326 new dwellings have been approved in Moe over the past five years, an average of 65 a year. That places the area in the 67th percentile for residential development activity nationally, about 7 approvals per 1,000 residents a year. Of the 70 dwellings approved in the latest reporting year, 84% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 79, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
AreaSearch analysis of ABS building approvals allocated from statistical area data reveals that Moe has logged approximately 65 approved residential properties annually, totaling 326 home approvals over the last 5 financial years (from FY-21 to FY-25) and 73 during FY-26 so far. With an average of only 0.9 new residents per constructed dwelling over the last 5 financial years (from FY-21 to FY-25), construction activity is keeping pace with or exceeding demand, providing home buyers with more choices and supporting population gains that may outstrip current forecasts, with new homes showing an average value of $368,000, which is slightly higher than the regional average and points to a focus on quality builds.
Furthermore, commercial approvals worth $9.1 million have been logged this financial year, underscoring that the area is predominantly residential. Compared to the Rest of Vic., construction activity in Moe is somewhat high, tracking 29.0% above the regional average per capita over the 5 year timeframe, which balances options for buyers while sustaining existing property values. New builds consist of 84.0% detached houses and 16.0% medium and high-density dwellings, which maintains the low-density character of the area through a focus on detached homes that appeal to buyers looking for space. The area averages approximately 113 people per dwelling approval, reflecting a low-density housing market. Long-term projections indicate that Moe will add 1,658 residents by 2041, based on the most recent quarterly estimate from AreaSearch. Current development volumes appear to match future needs, supporting balanced market conditions without major price pressures.
Frequently Asked Questions - Development
Development applications around Moe
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks one current infrastructure or development project inside Moe, worth an estimated $13 million. A further 82 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $11.2 billion. 32 are already under construction and 32 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Changes in local infrastructure, key projects, and planning play a critical role in local performance. In total, 5 projects have been identified by AreaSearch as likely to affect the area, with major initiatives including North Quarter, M1 Business Park, Narracan Drive Redevelopment, and Turras Reach (Narracan Lakes), as detailed in the list below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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Frequently Asked Questions - Infrastructure
M1 Business Park
A 33-unit warehouse precinct in the Latrobe Valley's Moe, offering modern and customisable facilities for businesses, warehousing, and service industries. Strategically located near key transport links and amenities, it supports local economic growth with over 70% units sold.
Mitchell Grove
Multi-stage residential subdivision in Moe, Victoria, offering spacious allotments over 900sqm, wide streets, expansive reserves, walking tracks, vast open spaces, and integration with natural environments including wetlands and waterways. The estate promotes a safe, friendly community lifestyle with proximity to schools, shopping, and medical facilities.
North Quarter
North Quarter is a lakeside residential land estate in Newborough, offering over 300 lots with access to Lake Narracan, parks, reserves, and community infrastructure. It focuses on a balanced lifestyle connected to nature, education, and regional amenities in Gippsland.
Newborough Convenience Centre
Convenience and highway retail centre at Monash Road, Newborough, planned as a multi-user new-to-industry fuel and retail development. Listed tenants include Jasbe, Carl's Jr., Waveconn and Zambrero, with Barker Group identifying Spectrum Retail Group as the client.
Narracan Drive Redevelopment
A landmark 3-title redevelopment opportunity comprising 1 Ollerton Avenue, 3 Ollerton Avenue, and 84-96 Narracan Drive in Newborough. Totaling approximately 6.25 hectares, the site features Mixed Use (MUZ) and Neighbourhood Residential (NRZ4) zoning. Existing infrastructure includes former hospital buildings and nurse quarters, allowing for mixed outcomes across health, education, aged care, residential, or commercial projects (STCA).
The Elms Newborough
The Elms Newborough is a land subdivision offering affordable blocks in an established part of Newborough, with sizes ranging from 722 to 1,294 sqm. The project features benched building envelopes for reduced build costs and timber fencing available pre or post construction. It is centrally located near schools, shops, sporting facilities, and Gippsland's natural attractions.
Monash Views
Monash Views is a premium lifestyle housing estate in Newborough, Victoria, set amongst the Yallourn Golf Club, covering nearly 90ha with 171 lots offering large blocks and stunning rural, lake, and mountain vistas.
Turras Reach (Narracan Lakes)
Masterplanned residential neighbourhood within the Lake Narracan PSP delivering about 636 lots plus a future village centre, government primary school, community facilities, and lakeside parklands with trails. The PSP and DCP are approved and land sales have commenced under the Narracan Lakes estate.
3,711 residents of Moe are employed, from a labour force of 4,080. Unemployment sits at 9.0%, with participation at 50.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.3% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 8,321, about 86% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Moe has a balanced labor market containing both white-collar and blue-collar jobs, with strong representation in essential services, an unemployment rate of 9.0%, and estimated job growth of 5.2% over the past year, according to AreaSearch aggregations of statistical area data. As of March 2026, there are 3,711 employed residents, while the unemployment rate is 5.4% higher than the Regional Vic. rate of 3.7%, pointing to potential progress, and workforce participation is notably lower (50.3% compared to 61.1% in Regional Vic.). Census responses indicate that a low 10.6% of residents worked from home, though this may have been influenced by COVID-19 lockdown measures.
Resident employment is concentrated within health care & social assistance, retail trade, and construction. The local economy exhibits a strong specialization in electricity, gas, water & waste, where the share of employment is 3.0 times the regional average. Conversely, agriculture, forestry & fishing is underrepresented, employing only 2.8% of the local workforce compared to 7.5% in Regional Vic.. Comparing the Census working population against the resident population suggests that local job opportunities are relatively limited. Based on AreaSearch analysis of SALM and ABS data aggregated from broader statistical regions, the year ending March 2026 saw employment expand by 5.2% and the labor force grow by 3.1%, which led to an unemployment drop of 1.8 percentage points. This contrasts with Regional Vic., where employment shrank by 0.1%, the labor force decreased by 0.3%, and unemployment fell by 0.2 percentage points. National employment forecasts from Jobs and Skills Australia as of May-25 offer additional perspective on potential future demand in Moe. These projections, spanning five and ten-year horizons, have been aligned with the local employment profile to model potential growth. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, growth rates vary widely by industry. Applying these industry-specific projections to the local employment mix suggests that employment in Moe would grow by 6.3% over five years and 13.3% over ten years, though this is a basic weighted extrapolation for illustration and does not incorporate local population forecasts.
Frequently Asked Questions - Employment
Median household income in Moe is $902 a week (about $47,000 a year), with median personal income at $541 a week. ATO records put median taxable income at $42,971 a year against an average of $52,337. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
According to the latest postcode-level ATO data from AreaSearch for financial year 2023, incomes in the suburb of Moe are lower than the national average, showing a median of $42,971 and an average of $52,337. This is lower than the Regional Vic. figures of a median income of $50,954 and an average income of $62,728. Adjusting for Wage Price Index growth of 9.62% since financial year 2023, current estimates would stand at approximately $47,105 for the median and $57,372 for the average as of March 2026. Based on 2021 Census data, household, family, and personal incomes in Moe all rank between the 1st and 6th percentiles on a national scale.
In terms of distribution, the $400 - 799 weekly income bracket contains 33.0% of the community (3,204 individuals), which differs from the regional pattern where the $1,500 - 2,999 bracket is largest at 30.3%. The high proportion of lower-income residents (45.1% earning under $800/week) suggests tight household budgets across much of the area. After housing costs, residents retain 85.3% of their income, which sits at only the 3rd percentile nationally.
Frequently Asked Questions - Income
Moe had 4,159 occupied dwellings at the 2021 Census, 80% detached houses and 6% apartments. 27% are owned with a mortgage, 35% rented and 38% owned outright. At that Census the median rent was $200 a week and the median mortgage repayment $1,000 a month. Rent absorbs 22.2% of household income here and mortgage repayments 25.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The dwelling mix in Moe at the latest Census consisted of 80.0% houses and 20.0% other options such as semi-detached homes, apartments, and alternative dwellings, compared to Regional Vic. where houses made up 90.1% and other dwellings 9.9%. Home ownership rates in Moe lagged slightly behind Regional Vic. at 37.6%, with the remaining properties either mortgaged (26.9%) or rented (35.4%). The median monthly mortgage payment was significantly lower than the Regional Vic. average at $1,000, and the median weekly rent was recorded at $200, compared to Regional Vic. figures of $1,430 and $285 respectively.
On a national basis, mortgage payments in Moe are much lower than the Australian average of $1,863, and rents are also well below the national average of $375.
Frequently Asked Questions - Housing
Moe counted 4,159 households at the 2021 Census, averaging 2.0 people each. 17% are couples with children, fewer than in 93% of areas nationally, against 22% couples without children. 43% of households are people living alone, and families average 2.0 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family households represent the majority of homes at 53.7%, which includes 16.5% couples with children, 21.9% couples without children, and 14.2% single parent households. Non-family households account for the remaining 46.3%, consisting of lone person homes at 43.2% and group houses at 3.2%. The median household size of 2.0 people is smaller than the Regional Vic. average of 2.4.
Frequently Asked Questions - Households
10.6% of adults in Moe hold a university qualification, including 7.5% with a bachelor degree and 1.6% with postgraduate qualifications, lower than 92% of areas nationally. A further 32.9% hold a vocational qualification. 5 schools serve the area, with 856 enrolment places and an average ICSEA of 890 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
The region shows educational challenges, with university graduation rates (10.6%) tracking well below the VIC average of 33.4%. This represents both a difficulty and a chance for focused educational programs. Bachelor degrees are the most common higher qualification at 7.5%, followed by postgraduate degrees (1.6%) and graduate diplomas (1.5%). Vocational and technical training is prominent, with 42.3% of residents aged 15+ holding vocational credentials, consisting of advanced diplomas (9.4%) and certificates (32.9%). Enrollment rates in education are high, with 26.7% of residents currently participating in formal study. This comprises 10.8% in primary school, 7.1% in high school, and 2.2% enrolled in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Moe reaches 60 stops on 33 routes, timetabled for about 1,600 services a week. The typical home sits about 170 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.1 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport data shows 60 active stops in Moe, consisting of a mix of train options. These stops are served by 33 unique routes, which combine to deliver 1,606 passenger trips per week. Transport access is rated as excellent, with residents living an average of 168 meters from the nearest stop. As the area is mostly residential, many residents travel outward for work, and private vehicles remain the primary transit mode at 93%. Car ownership averages 1.1 per household, which is below the regional average. A relatively low 10.6% of residents worked from home, according to the 2021 Census, which may reflect pandemic-era conditions.
Service frequency averages 229 daily trips across all routes, which corresponds to approximately 26 weekly trips per stop.
Frequently Asked Questions - Transport
Transport Stops Detail
53.9% of residents in Moe report no long-term health condition, a less healthy profile than 93% of areas nationally. 11.3% need daily assistance with core activities, and 47.6% hold private health cover. The standardised death rate runs at 6.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Significant health issues are apparent in Moe, based on AreaSearch assessments of mortality rates and chronic disease prevalence, with several conditions impacting both younger and older cohorts, and private health insurance coverage is low at about 48% of the population (~4,622 people). This compares to 50.5% in Regional Vic. and a national average of 55.7%. Mental health conditions and arthritis were the most common medical issues reported, affecting 11.8 and 11.5% of residents, respectively, while 53.9% of the population reported no chronic health conditions, compared to 63.4% across Regional Vic..
The working-age cohort experiences clear health issues, marked by higher rates of chronic illness. Residents aged 65 and over make up 25.4% of the local population (2,466 people), which is higher than the 23.9% recorded in Regional Vic.. Senior health outcomes show some challenges, with national percentiles generally matching those of the wider local population.
Frequently Asked Questions - Health
Moe is largely Australian-born, at 84.2% of residents, with 7.0% speaking a language other than English at home. The largest reported ancestries are Australian (30.7%) and English (29.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Moe is below average for cultural diversity, with citizens making up 87.2% of the population, 84.2% born in Australia, and 93.0% speaking only English at home. Christianity is the primary religion, representing 46.5% of residents in Moe. The most notable overrepresentation is in Judaism, which accounts for 0.1% of the population, compared to 0.1% across Regional Vic.. Regarding parent birthplaces, the three most common ancestries in Moe are Australian at 30.7%, English at 29.7%, and Scottish at 7.8% of the population. There are also distinct differences in other groups, with Dutch overrepresented at 2.9% of Moe (compared to 1.7% regionally), Maltese at 2.1% (compared to 0.5% regionally), and Polish at 0.9% (compared to 0.5% regionally).
Frequently Asked Questions - Diversity
The median resident of Moe is 45, older than 82% of areas nationally. That is 1 year younger than at the 2021 Census. 24.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age in Moe is 45 years, which is slightly above the Regional Vic. average of 43 and notably higher than the national median of 38. Compared to Regional Vic., the 25 - 34 age bracket is overrepresented at 13.4%, while the 45 - 54 bracket is underrepresented at 10.4%. Since 2021, the 35 to 44 age cohort has grown from 10.3% to 11.9% of the population, and the 25 to 34 group increased from 12.3% to 13.4%. Meanwhile, the 45 to 54 cohort fell from 11.8% to 10.4% and the 55 to 64 bracket declined from 14.2% to 13.0%.
Demographic projections indicate that Moe's age structure will change significantly by 2041, with the 25 to 34 cohort expected to expand by 501 people (39%) from 1,301 to 1,803, while population decreases are expected for the 65 to 74 and 55 to 64 brackets.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Moe
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2025 about a year ago all 1 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Aug 2025. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 426 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (9,375 at the 2021 Census → 9,710 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL21716). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.