Corangamite - North

Corangamite - North is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on AreaSearch's analysis, Corangamite - North's population is around 5,304 as of Feb 2026. This reflects a decrease of 91 people (1.7%) since the 2021 Census, which reported a population of 5,395 people. The change is inferred from the estimated resident population of 5,245 from the ABS as of June 2024 and an additional 73 validated new addresses since the Census date. This population level equates to a density ratio of 2.1 persons per square kilometer, providing ample space per person. Population growth for the area was primarily driven by overseas migration, which was essentially the sole driver of population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilizing the VIC State Government's Regional/LGA projections released in 2023, with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. Anticipating future population dynamics, an above-median population growth for Australia's non-metropolitan areas is projected, with the area expected to increase by 812 persons by 2041 based on the latest annual ERP population numbers, reflecting an increase of 14.2% in total over the 17 years.

AreaSearch assessment of residential development drivers sees a low level of activity in Corangamite - North, placing the area among the bottom 25% of areas assessed nationally

Corangamite - North has recorded around 15 residential properties granted approval annually, totalling 78 homes over the past 5 financial years. So far in FY-26, 5 approvals have been recorded. Given population has fallen over the past period, housing supply has remained adequate relative to demand, creating a well-balanced market with good buyer choice, while new dwellings are developed at an average value of $298,000. There have also been $14.6 million in commercial approvals this financial year, indicating steady commercial investment activity.

Compared to the Rest of Vic., Corangamite - North records about 59% of the building activity per person while it places among the 41st percentile of areas assessed nationally, resulting in relatively constrained buyer choice and supporting interest in existing homes. This level is likewise lower than nationally, reflecting market maturity and pointing to possible development constraints. Meanwhile, new construction has been completely comprised of detached houses, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. The estimated count of 409 people in the area per dwelling approval reflects its quiet, low activity development environment.

Population forecasts indicate Corangamite - North will gain 753 residents through to 2041 (from the latest AreaSearch quarterly estimate). Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

Corangamite - North has emerging levels of nearby infrastructure activity, ranking in the 31stth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 6 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include the Camperdown Production Precinct Masterplan, Leura Aged Care Facility, Mt Fyans Wind Farm, and Mortlake Energy Hub, with the list below detailing those likely to be of most relevance.

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

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

AreaSearch assessment positions Corangamite - North ahead of most Australian regions for employment performance

Corangamite - North features a balanced workforce spanning white and blue collar employment, with diverse sector representation and an unemployment rate of just 2.3%. As of December 2025, 2,551 residents are in work, while the unemployment rate is 1.4% below Regional Vic.'s rate of 3.7%, and workforce participation is somewhat below standard (58.8% compared to Regional Vic.'s 61.5%). Based on Census responses, a moderate 21.4% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

Leading employment industries among residents comprise agriculture, forestry & fishing, health care & social assistance, and construction. The area shows particularly strong specialization in agriculture, forestry & fishing, with an employment share of 4.1 times the regional level. Meanwhile, construction has a limited presence with 7.1% employment compared to 10.4% regionally. While local employment opportunities exist in the area, it appears many residents commute elsewhere for work, based on the count of Census working population to local population.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, labour force levels decreased by 6.7% combined with employment decreasing by 6.7%, keeping the unemployment rate relatively stable. By comparison, Regional Vic. recorded an employment decline of 0.6%, a labour force decline of 0.7%, with unemployment falling 0.1 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Corangamite - North. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Corangamite - North's employment mix suggests local employment should increase by 5.2% over five years and 11.7% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

The area's income levels rank in the lower 15% nationally based on AreaSearch comparative data

The Corangamite - North SA2 shows a median taxpayer income of $47,913 and an average of $57,484 according to the latest postcode level ATO data aggregated by AreaSearch for FY-23. This is lower than average on a national basis, contrasting with Regional Vic.'s median income of $50,954 and average income of $62,728. Based on Wage Price Index growth of 8.25% since FY-23, current estimates would be approximately $51,866 (median) and $62,226 (average) as of September 2025. From the 2021 Census, household, family and personal incomes in Corangamite - North all fall between the 12th and 22nd percentiles nationally. Income brackets indicate 28.2% of the population (1,495 individuals) fall within the $1,500 - 2,999 income range, reflecting patterns seen in the surrounding region where 30.3% similarly occupy this range. While housing costs are modest with 90.8% of income retained, the total disposable income ranks at just the 19th percentile nationally.

Corangamite - North is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Dwelling structure within Corangamite - North, as evaluated at the latest Census, comprised 95.5% houses and 4.5% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional Vic.'s 90.1% houses and 9.9% other dwellings. Meanwhile, the level of home ownership within Corangamite - North was well beyond that of Regional Vic., at 50.4%, with the remainder of dwellings either mortgaged (30.9%) or rented (18.6%). The median monthly mortgage repayment in the area was well below the Regional Vic. average at $1,000, while the median weekly rent figure was recorded at $200, compared to Regional Vic.'s $1,430 and $285. Nationally, Corangamite - North's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

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

Family households dominate at 63.9% of all households, comprising 22.9% couples with children, 30.8% couples without children, and 9.0% single parent families. Non-family households make up the remaining 36.1%, with lone person households at 33.0% and group households comprising 2.9% of the total. The median household size of 2.2 people is smaller than the Regional Vic. average of 2.4.

Educational outcomes in Corangamite - North fall within the lower quartile nationally, indicating opportunities for improvement in qualification attainment

The area faces educational challenges, with university qualification rates (17.5%) substantially below the VIC average of 33.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 12.7%, followed by graduate diplomas (2.6%) and postgraduate qualifications (2.2%). Trade and technical skills feature prominently, with 37.3% of residents aged 15+ holding vocational credentials, including advanced diplomas (10.8%) and certificates (26.5%).

Educational participation is notably high, with 26.3% of residents currently enrolled in formal education. This includes 10.2% in primary education, 8.4% in secondary education, and 1.8% pursuing tertiary education.

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

Public transport analysis reveals 8 active transport stops operating within Corangamite - North, comprising a mix of train services. These stops are serviced by 4 individual routes, collectively providing 99 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 673 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 89%, with 8% walking. Vehicle ownership averages 1.7 per dwelling, which is above the regional average. Some 21.4% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 14 trips per day across all routes, equating to approximately 12 weekly trips per individual stop.

Health performance in Corangamite - North is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Corangamite - North faces significant health challenges, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. Common health conditions are somewhat prevalent across both younger and older age cohorts, and the rate of private health cover is very low at approximately 48% of the total population (~2,524 people). This compares to 50.5% across Regional Vic. The national average is 55.7%.

The most common medical conditions in the area are arthritis and mental health issues, impacting 10.3 and 9.9% of residents, respectively, while 60.7% declared themselves as completely clear of medical ailments compared to 63.4% across Regional Vic. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 26.1% of residents aged 65 and over (1,384 people), which is higher than the 23.9% in Regional Vic., with national rankings broadly in line with the general population.

The latest Census data sees Corangamite - North placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Corangamite - North was found to be below average in terms of cultural diversity, with 90.2% of its population being citizens, 92.4% born in Australia, and 97.5% speaking English only at home. The main religion in Corangamite - North is Christianity, which makes up 55.7% of people in Corangamite - North, compared to 47.3% across Regional Vic..

In terms of ancestry (country of birth of parents), the top three represented groups in Corangamite - North are Australian, comprising 33.3% of the population, English, comprising 30.5% of the population, and Irish, comprising 13.5% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is notably overrepresented at 10.9% of Corangamite - North (vs 8.8% regionally), Dutch at 1.4% (vs 1.7%) and Maltese at 0.5% (vs 0.5%).

Corangamite - North hosts an older demographic, ranking in the top quartile nationwide

Corangamite - North's median age of 48 years is materially older than Regional Vic.'s 43 and is significantly higher than the Australian median of 38. The age profile shows 55 - 64 year-olds are particularly prominent (15.7%), while the 35 - 44 group is comparatively smaller (10.6%) than in Regional Vic.. Post-2021 Census data shows the 15 to 24 age group has grown from 9.7% to 11.0% of the population, while the 25 to 34 cohort increased from 9.4% to 10.5%. Conversely, the 55 to 64 cohort has declined from 17.8% to 15.7% and the 45 to 54 group dropped from 12.2% to 10.7%. Demographic modeling suggests Corangamite - North's age profile will evolve significantly by 2041. The 25 to 34 age cohort is projected to grow steadily, expanding by 212 people (38%) from 557 to 770. In contrast, population declines are projected for the 55 to 64 and 15 to 24 cohorts.