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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
ABS ERP | -- people | --
2021 Census | -- people
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Korumburra has an estimated 10,017 residents, up from 9,842 at the 2021 Census — a change of 175 people, or 1.8%. Growth has averaged 0.5% a year over five years, slower than 81% of areas nationally. 214 new addresses have been validated here since Census night. Density is about 17 people per 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
According to research conducted by AreaSearch, the population of Korumburra is estimated to stand at 10,017 as of May 2026. This represents a growth of 175 individuals (1.8%) from the 9,842 residents recorded in the 2021 Census. This population shift is calculated using the ABS estimated resident population of 10,007 from June 2025 alongside 214 new verified addresses registered after the Census. The density of the area is calculated at 16.7 persons per square kilometer, indicating a low-density environment with substantial space per resident. The post-census expansion of 1.8% is within 2.5 percentage points of the Rest of Vic.
average (4.3%), showing relatively stable growth patterns. The main driver of this expansion was overseas migration, which accounted for roughly 54.3% of the overall population rise, though other components including natural growth and interstate migration also registered gains. For each SA2 boundary, AreaSearch incorporates population projections published by the ABS and Geoscience Australia in 2024, utilizing 2022 as the base year. Where SA2 specific projections are unavailable, regional and LGA forecasts released by the Victorian State Government in 2023 are applied, utilizing weighted aggregation techniques to scale LGA growth models down to the SA2 level. The age-specific growth trajectories derived from these models are also applied to all areas for the period spanning 2032 to 2041. Based on this methodology, the total population is projected to contract in the coming years, falling by 832 persons by 2041. In contrast to the overall decline, some demographic segments are set to expand, particularly the 25 to 34 age bracket, which is expected to increase by 132 individuals. Refer to the age breakdown section for further data.
Frequently Asked Questions - Population
258 new dwellings have been approved in Korumburra over the past five years, an average of 51 a year. That is 5.2 approvals per 1,000 residents. Of the 39 dwellings approved in the latest reporting year, 92% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 42, broadly in line with that longer-run average. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Approximately 51 building approvals are issued annually in Korumburra, representing a total of 258 new dwellings over the past 5 financial years. In the current FY-26 period, 39 approvals have been logged. Because there was an average of only 1 new resident per built home added each year between FY-21 and FY-25, the volume of new supply matches or surpasses local demand, giving buyers diverse options and supporting population growth capacity beyond baseline projections. The average estimated construction cost of these new residences is $324,000. Additionally, commercial building permits worth $3.4 million have been registered in the current financial year, underlining the dominant residential profile of the local market.
In comparison to the Rest of Vic. average, Korumburra experiences a low level of residential construction, tracking 54.0% below the regional per capita figure. This limited supply of new dwellings generally supports demand and asset values for established homes. Detached houses account for 92.0% of new residential construction activity, while attached options make up the remaining 8.0%, preserving the traditional low-density layout of the suburb and emphasizing standalone family properties. With approximately 250 residents per new permit, Korumburra shows typical characteristics of a low-density area. As the population is projected to remain steady or contract, pressure on housing availability in Korumburra is anticipated to ease, which could yield favorable opportunities for prospective purchasers.
Frequently Asked Questions - Development
Development applications around Korumburra
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 8 current infrastructure and development projects inside Korumburra, worth an estimated $66 million. A further 131 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $27.3 billion. 47 are already under construction and 61 are due for completion within three years. The pipeline spans communities, precincts & urban renewal, residential development 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
Developments in local infrastructure, major construction works, and urban planning initiatives play a significant role in shaping the performance of the region. AreaSearch has identified a total of 12 projects that are expected to influence the local area. Prominent developments include Botanica Estate Korumburra, Korumburra Railway Precinct Redevelopment, Daisybank Estate Korumburra, and Korumburra Streetscape, with the following list detailing the projects most relevant to the community.
Professional plan users can use the search below to filter and access additional projects.
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Frequently Asked Questions - Infrastructure
Korumburra Railway Precinct Redevelopment
Staged renewal of Korumburra's former railway land to create new public open space and town-linking amenities. Stage One works and the new Korumburra Skatepark (opened March 2026) are complete. Future works, subject to additional funding, include a new half-court basketball/netball court, playground, and landscaping.
Korumburra Town Centre & Railway Precinct Revitalisation
Major town centre renewal program delivering streetscape upgrades, public realm improvements, improved pedestrian connections, additional parking, and redevelopment of the heritage railway precinct. Stage One of the railway precinct redevelopment has been completed with parking, rail trail connections and amenities delivered, while broader town centre streetscape works continue and additional precinct elements remain subject to future funding.
Botanica Estate Korumburra
House and land estate by LandGipps on an 82-lot subdivision on the west side of Korumburra, in the Strzelecki Ranges foothills. Lot sizes range from around 780sqm to over 1500sqm. Stage 1 and Stage 2 are sold out and titled, with Stage 3A now selling and civil works largely complete. Builders including Sherridon Homes and Metricon offer house and land packages on remaining allotments.
Michael's IGA Supermarket Korumburra
Delivery of a new full-line Michael's IGA supermarket for Korumburra, replacing the former library site with an expanded store, fresh food offer and on-site parking to strengthen local retail convenience and community services.
Korumburra Streetscape
Revitalisation of Korumburra town centre streetscape including Commercial Street and parts of Bridge Street, Mine Road and Radovick Street. Works include new concrete footpaths, lane reconfiguration to single lanes with a parallel parking maneuvering lane, kerb extensions, garden beds, utility pit upgrades, new furniture and adjusted signals. South Gippsland Water is replacing ageing water mains in parallel. Staged works are progressing through to completion in 2025.
Daisybank Estate Korumburra
Final Stage 8 lots in the Daisybank Estate are being marketed and titled, with services (sealed roads, underground power, water, gas, sewer, telecom) in place. The estate is a family-friendly subdivision near schools and a local playground, with many homes already completed across earlier stages.
Korumburra Community Hub
A multipurpose community facility led by South Gippsland Shire Council that brings together the Myli Community Library, Milpara Community House and the Korumburra and District Historical Society. The hub includes flexible meeting and training rooms, a computer lab, and a function space with adjoining kitchen. Officially opened on 10 November 2023, it serves as a central venue for programs, learning and community events.
South Gippsland Highway Realignment at Coal Creek Korumburra
Realignment of a 4.1 km section of the South Gippsland Highway south east of Korumburra at the Coal Creek bends to remove sharp curves, add safety barriers, and introduce roundabouts on Silkstone Road for improved safety, efficiency, and reliability.
5,145 residents of Korumburra are employed, from a labour force of 5,275. Unemployment sits at 2.5%, with participation at 63.5%. Weighted for its industry mix, the area's sectors are forecast to grow about 5.7% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 8,892, about 89% 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
The local workforce in Korumburra is distributed across both white-collar and blue-collar roles, with a high concentration of workers in the construction sector. The unemployment rate is low at 2.5%, and estimated employment growth reached 3.9% over the preceding year. By March 2026, the employed resident count reached 5,145, showing an unemployment rate 1.2% lower than the Regional Vic. average of 3.7%. Participation in the labor force stands at 63.5%, compared to 61.1% across Regional Vic. Census data indicates that 20.3% of workers performed their duties from home, though this figure may be influenced by pandemic-related lockdown measures.
The primary employment sectors for local residents are health care & social assistance, agriculture, forestry & fishing, and construction. The area displays a strong specialization in agriculture, forestry & fishing, where the employment share is 1.8 times higher than the regional benchmark. Conversely, public administration & safety is underrepresented, making up 3.3% of local jobs compared to the regional average of 6.5%. The relationship between the number of local jobs and the size of the resident workforce suggests that local employment opportunities are limited. Based on AreaSearch analysis of SALM and ABS statistics, during the 12-month period ending March 2026, the count of employed residents rose by 3.9% while the total labor force grew by 3.3%, leading to a 0.6 percentage point drop in the unemployment rate. Over the same timeframe, Regional Vic. experienced a 0.1% fall in employment, a 0.3% contraction in the labor force, and a 0.2 percentage point decline in unemployment. National employment forecasts released by Jobs and Skills Australia in May-25 provide a broader context for future demand trends in Korumburra. These five and ten-year national growth projects have been applied to the local workforce structure to model potential changes. While overall national employment is projected to rise by 6.6% over five years and 13.7% over ten years, growth rates vary by sector. Projecting these industry-specific rates onto the local workforce distribution yields an estimated local employment increase of 5.7% over five years and 12.4% over ten years, representing a basic weighted extrapolation that does not account for local population changes.
Frequently Asked Questions - Employment
Median household income in Korumburra is $1,384 a week (about $72,000 a year), with median personal income at $680 a week. ATO records put median taxable income at $46,555 a year against an average of $56,481. 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 most recent postcode-level ATO data released for the 2023 financial year, the median taxpayer income in the Korumburra SA2 is $46,555, while the average is $56,481. These figures are below the national benchmarks, and compare with a median of $50,954 and average of $62,728 in Regional Vic. Adjusting these numbers for a Wage Price Index increase of 9.62% since the 2023 financial year yields estimated values of approximately $51,034 for the median and $61,914 for the average by March 2026. In the 2021 Census, household, family, and individual incomes in Korumburra were moderate, ranking between the 24th and 27th percentiles.
The local income profile is dominated by the $1,500 - 2,999 bracket, which contains 30.5% of residents (3,055 people), mirroring the broader regional trend where 30.3% fall into the same bracket. Housing costs are manageable, with residents retaining 86.7% of their income, though disposable income levels are lower than average at the 31st percentile, and the SEIFA index ranks the area in the 4th decile for income.
Frequently Asked Questions - Income
Korumburra had 3,675 occupied dwellings at the 2021 Census, 95% detached houses and 0% apartments. 42% are owned with a mortgage, 15% rented and 44% owned outright. At that Census the median rent was $280 a week and the median mortgage repayment $1,499 a month. Rent absorbs 20.2% of household income here and mortgage repayments 25.0%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The distribution of housing types in Korumburra at the time of the latest Census consisted of 95.0% standalone houses and 5.0% alternative dwelling types like townhouses and apartments, compared to 90.1% houses and 9.9% other dwellings across Regional Vic. Home ownership in the area was higher than the Regional Vic. level at 43.9%, while the remaining properties were either mortgaged (41.5%) or rented (14.6%). The median monthly mortgage payment in Korumburra was higher than the Regional Vic. average at $1,499, while the median weekly rent was recorded at $280, compared to regional averages of $1,430 and $285 respectively.
On a national level, mortgage costs in Korumburra are below the Australian average of $1,863, and weekly rents are lower than the national figure of $375.
Frequently Asked Questions - Housing
Korumburra counted 3,675 households at the 2021 Census, averaging 2.5 people each. 29% are couples with children, against 33% couples without children. 26% of households are people living alone, and families average 1.9 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the majority of households at 72.1%, consisting of couples with children at 29.3%, couples without children at 33.1%, and single-parent homes at 9.0%. Non-family households account for the remaining 27.9%, with single-person households at 25.6% and group housing making up 2.4%. The median household size is 2.5 residents, which is slightly above the Regional Vic. average of 2.4.
Frequently Asked Questions - Households
16.9% of adults in Korumburra hold a university qualification, including 11.7% with a bachelor degree and 2.6% with postgraduate qualifications. A further 30.3% hold a vocational qualification. 7 schools serve the area, with 1,164 enrolment places and an average ICSEA of 993 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 displays relatively low rates of higher education, with university qualification rates at 16.9% compared to the VIC average of 33.4%. This highlights a clear area for targeted educational strategies. Bachelor degrees represent the most common higher qualification at 11.7%, followed by postgraduate degrees at 2.6% and graduate diplomas at 2.6%. Vocational and trade qualifications are common, with 41.6% of residents aged 15+ holding vocational credentials, consisting of advanced diplomas (11.3%) and certificates (30.3%). Participation in education is high, with 26.4% of residents enrolled in some form of study.
This cohort includes 9.9% attending primary school, 8.3% in secondary school, and 2.1% enrolled in higher education courses.
Frequently Asked Questions - Education
Schools Detail
Getting around Korumburra means driving: households keep an average of 1.8 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
An analysis of public transport infrastructure shows 11 active transit stops in Korumburra. These points of access are connected to 2 distinct routes, which provide a total of 44 weekly passenger services. Accessibility is classified as limited, with residents living an average of 1116 meters from their nearest transit stop. Given the residential character of the suburb, most working residents travel out of the area, with private vehicles remaining the primary mode of transport at 93%, while 4% of commuters walk. Average vehicle ownership stands at 1.8 cars per household, exceeding the regional average.
In the 2021 Census, 20.3% of working residents worked from home, a figure that may reflect pandemic-era conditions. Transit services average 6 departures per day across the network, which translates to roughly 4 weekly departures at each individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
63.5% of residents in Korumburra report no long-term health condition. 6.4% need daily assistance with core activities, and 47.5% hold private health cover. The standardised death rate runs at 5.7 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health indicators in Korumburra point to notable challenges, based on mortality statistics and the prevalence of chronic health issues across both younger and older cohorts, alongside a low rate of private health insurance, which covers roughly 48% of the population (~4,758 people). This compares to a coverage rate of 50.5% in Regional Vic. and a national average of 55.7%. The most prevalent health issues recorded among local residents are arthritis and mental health conditions, which affect 9.8% and 9.3% of the population, respectively. Meanwhile, 63.5% of residents reported having no long-term medical conditions, compared to 63.4% across Regional Vic.
The working-age cohort faces notable health challenges, with elevated rates of chronic illness, and the population aged 65 and over accounts for 24.4% of the community (2,446 people), ranking higher on national scales than the overall population.
Frequently Asked Questions - Health
Korumburra is largely Australian-born, at 88.1% of residents, with 3.9% speaking a language other than English at home. The largest reported ancestries are Australian (32.7%) and English (32.6%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Korumburra shows lower levels of cultural diversity than average, with citizens making up 90.5% of the population, 88.1% of residents born in Australia, and 96.1% speaking only English at home. Christianity is the primary religion, followed by 41.6% of the population. The most distinct religious overrepresentation relative to the wider region is Judaism, which accounts for 0.1% of the population, matching the 0.1% average in Regional Vic. Looking at ancestral backgrounds, the three largest self-identified groups in Korumburra are Australian at 32.7%, English at 32.6%, and Scottish at 8.9%. Significant differences in other ethnic backgrounds include Dutch ancestry at 2.4% of the population (compared to 1.7% regionally), Maltese at 0.4% (compared to 0.5% regionally), and Irish at 8.3% (compared to 9.7% regionally).
Frequently Asked Questions - Diversity
The median resident of Korumburra is 46, older than 81% of areas nationally. 20.1% 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 of residents in Korumburra is 46, which is older than the Regional Vic. average of 43 and the national average of 38. The 55 - 64 age bracket is highly represented at 14.7% compared to Regional Vic., while the 25 - 34 bracket is less common at 9.8%. Since the 2021 Census, the 35 to 44 age cohort expanded from 10.4% to 12.3% of the population, and the 75 to 84 bracket increased from 6.4% to 7.9%. In contrast, the 45 to 54 cohort fell from 13.6% to 11.6%, and the 55 to 64 group decreased from 15.7% to 14.7%.
Significant demographic shifts are expected by 2041, led by the 25 to 34 bracket which is projected to grow by 11% (110 people) to reach 1,093 from 982, while the 0 to 4 and 75 to 84 cohorts are expected to decrease in size.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Korumburra
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 SA2 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 2026 this month all 10 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 2026. | ||
| 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 — 214 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (9,842 at the 2021 Census → 10,017 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 (205031089). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.