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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.
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ABS ERP | -- people | --
2021 Census | -- people
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Moe - Newborough has an estimated 17,883 residents, up from 17,291 at the 2021 Census — a change of 592 people, or 3.4%. Growth has averaged 0.5% a year over five years. 584 new addresses have been validated here since Census night. That puts 170 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
As of Aug 2026, research from AreaSearch places the population of Moe - Newborough at roughly 17,883 individuals. Compared with the 17,291 people documented in the 2021 Census, this indicates an expansion of 592 people (3.4%). This demographic shift is calculated using the ABS June 2025 estimated resident population figure of 17,642 along with 584 validated new addresses added post-Census. With 169 persons per square kilometer, the locality maintains a low density profile that offers spacious living and room for future urban expansion. Outperforming the wider SA3 area (2.9%), Moe - Newborough's 3.4% expansion since the 2021 census establishes it as a regional growth hotspot.
Interstate migration served as the primary growth driver, accounting for roughly 68.9% of total demographic additions over recent intervals. AreaSearch incorporates 2024 ABS/Geoscience Australia projections using 2022 as their baseline for every SA2. Where SA2 coverage is absent, 2023 VIC State Government Regional/LGA projections are adapted by applying weighted aggregations of LGA growth down to SA2 zones, with age-group expansion rates from these models extended across all localities between 2032 and 2041. Based on prevailing demographic trajectories, the locality is slated for higher than median population expansion compared to national regional territories, with projections anticipating an additional 3,356 persons by 2041 under latest annual ERP data, representing a cumulative increase of 17.4% across the 16 years.
Frequently Asked Questions - Population
516 new dwellings have been approved in Moe - Newborough over the past five years, an average of 103 a year. That places the area in the 65th percentile for residential development activity nationally, about 6 approvals per 1,000 residents a year. Of the 103 dwellings approved in the latest reporting year, 86% were detached houses and the rest townhouses or apartments. Figures come from ABS building approvals aggregated to this SA2 boundary and are updated monthly as the ABS releases them.
Detail
Over the preceding 5 financial years, residential building permits in Moe - Newborough averaged approximately 103 units annually, culminating in 516 homes. Over this 5 financial years span (from FY-22 to FY-26), an average of just 0.8 people relocated to the locality for every completed residence, demonstrating that construction is matching or outpacing incoming demand to provide buyers with extensive choice and absorb future demographic expansion. Furthermore, typical residential construction values sit at $360,000, aligning with regional benchmarks, while $14.2 million in commercial building approvals throughout this financial year underlines ongoing non-residential investment.
When evaluated against Rest of Vic., building volumes in Moe - Newborough are moderately high (19.0% above regional average per person over the 5 year period), sustaining diverse property availability while helping safeguard local capital values. Recent residential building activity is split between 86.0% detached dwellings and 14.0% townhouses or apartments, reinforcing the area's spacious layout and appealing to buyers seeking roomier properties. An average of approximately 171 people per dwelling approval confirms the district's low density urban character. Demographic outlooks indicate that Moe - Newborough will add 3,113 residents by 2041 according to the latest AreaSearch quarterly estimate. While ongoing residential construction is keeping up satisfactorily with these expected gains, purchasing competition could heighten as the local community grows.
Frequently Asked Questions - Development
Development applications around Moe - Newborough
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 9 current infrastructure and development projects inside Moe - Newborough, worth an estimated $371 million. A further 154 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $23.5 billion. 59 are already under construction and 87 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
Infrastructure upgrades, major planning schemes, and strategic public projects play a decisive role in shaping local district growth. AreaSearch has pinpointed 11 key infrastructure initiatives expected to influence the surrounding region, highlighted by developments such as North Quarter, Turras Reach (Narracan Lakes), Narracan Drive Redevelopment, and Newborough Convenience Centre, with significant proposals catalogued 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
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.
Lake Narracan Resort
Lake Narracan Resort is a 110-acre waterfront masterplanned community in Gippsland delivering approximately 350 dwellings, including 320 residential lots and 28 apartments. Developed by Star Investment Group Australia, the precinct incorporates a private club, cafe, pool, gym, childcare centre, medical facilities, and extensive public parklands along Lake Narracan.
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.
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.
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.
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.
7,357 residents of Moe - Newborough are employed, from a labour force of 7,921. Unemployment sits at 7.1%, with participation at 53.7%. 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. 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 - Newborough maintains a diverse labor force encompassing both professional and trade vocations, featuring prominent representation across core public services, an unemployment rate of 7.1%, and annual employment gains estimated at 5.1%. As of March 2026, total employed residents reached 7,357, though the jobless rate sits 3.4% above Regional Vic.'s 3.7%, pointing to labor slack, while labor force participation is comparatively subdued (53.7% against 61.1% in Regional Vic.). Census findings showed only 10.5% of workers operating from home, an estimate potentially shaped by pandemic-era movement restrictions. Health care & social assistance, retail trade, and construction represent the three primary employment sectors for local residents.
The workforce exhibits a notable concentration in electricity, gas, water & waste, where local representation is 3.9 times the regional level. Conversely, agriculture, forestry & fishing accounts for only 2.4% of working residents, trailing Regional Vic.'s 7.5%. Comparing Census counts of locally active jobs against resident workers suggests a limited volume of employment opportunities within the immediate area. AreaSearch assessment of ABS and SALM metrics indicates that across the 12 months to March 2026, the local workforce experienced a 5.1% rise in jobs alongside a 3.4% increase in the total labour force, driving down the jobless rate by 1.5 percentage points. In contrast, Regional Vic. recorded a 0.1% decline in employment, a 0.3% decrease in the labour force, and a 0.2 percentage points reduction in unemployment. Looking forward, national employment projections released by Jobs and Skills Australia in Mar-26 provide context for future workforce requirements in Moe - Newborough across five and ten-year horizons. Nationally, employment is anticipated to increase by 6.6% across five years and 13.7% across ten years, with distinct variations across different sectors. Applying these broader sectoral trajectories to the existing industrial profile of Moe - Newborough indicates local job growth potential of 6.3% over five years and 13.3% over ten years (note this utilizes illustrative weighting extrapolation and omits local demographic forecasts).
Frequently Asked Questions - Employment
Median household income in Moe - Newborough is $1,017 a week (about $53,000 a year), with median personal income at $583 a week. ATO records put median taxable income at $48,715 a year against an average of $59,631. 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 AreaSearch's evaluation of ATO postcode records for financial year 2023, personal earnings across the Moe - Newborough SA2 sit below the broader Australian benchmark, showing a median assessed figure of $48,715 and an average of $59,631. These earnings trail Regional Vic., which registered a median income of $50,954 and an average of $62,728. Factoring in a Wage Price Index expansion of 9.62% since financial year 2023, updated figures for March 2026 correspond to roughly $53,401 (median) and $65,368 (average). Based on 2021 Census returns, local personal, family, and household earnings all fall within the 4th to 10th percentiles across the country.
In terms of distribution, 29.5% of residents (5,275 individuals) earn within the $400 - 799 bracket, contrasting with the capital city where 30.3% are situated in the $1,500 - 2,999 tier. Financial constraints are widespread, with 40.2% of households managing on weekly incomes under $800. After meeting housing costs, households retain 86.1% of their earnings, placing the district at the 6th percentile across the country.
Frequently Asked Questions - Income
Moe - Newborough had 7,280 occupied dwellings at the 2021 Census, 84% detached houses and 3% apartments. 31% are owned with a mortgage, 31% rented and 39% owned outright. At that Census the median rent was $210 a week and the median mortgage repayment $1,083 a month. Rent absorbs 20.6% of household income here and mortgage repayments 24.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
The local housing stock recorded in the most recent Census consisted of 83.6% detached houses and 16.4% other dwellings (incorporating semi-detached residences, apartments, and alternative structures), whereas Regional Vic. recorded 90.1% detached houses and 9.9% other dwellings. Outright home ownership stood at 38.6%, slightly beneath the Regional Vic. baseline, while mortgaged properties accounted for 30.9% and private rentals comprised 30.5%. Typical monthly mortgage commitments stood at $1,083 and weekly median rental costs reached $210, both significantly lower than the Regional Vic. medians of $1,430 and $285. In a nationwide context, Moe - Newborough offers marked affordability, with mortgage costs far lower than the national median of $1,863 and rents well beneath the Australian benchmark of $375.
Frequently Asked Questions - Housing
Moe - Newborough counted 7,280 households at the 2021 Census, averaging 2.2 people each. 20% are couples with children, fewer than in 86% of areas nationally, against 24% couples without children. 38% 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 units constitute the majority of local living arrangements at 58.8% of all households, consisting of couples without children (24.1%), couples with children (20.2%), and single parent families (13.5%). Non-family domiciles represent the remaining 41.2%, primarily made up of lone person households (38.4%) and group households (2.8%). The typical household size stands at 2.2 people, tracking lower than the Regional Vic. average of 2.4.
Frequently Asked Questions - Households
11.1% of adults in Moe - Newborough hold a university qualification, including 7.9% with a bachelor degree and 1.6% with postgraduate qualifications, lower than 89% of areas nationally. A further 33.8% hold a vocational qualification. 10 schools serve the area, with 2,567 enrolment places and an average ICSEA of 924 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
Tertiary attainment in the district remains subdued, with only 11.1% of the population holding a university qualification compared to the VIC benchmark of 33.4%, highlighting a distinct target area for community education programs. Attainment is led by bachelor degrees at 7.9%, alongside postgraduate qualifications (1.6%) and graduate diplomas (1.6%). Conversely, vocational and technical pathways are heavily represented, with 43.1% of individuals aged 15+ possessing applied credentials, including certificates (33.8%) and advanced diplomas (9.3%). General education participation across the population is substantial, with 26.5% of community members enrolled in study. This cohort includes 10.1% attending primary schools, 7.4% in secondary programs, and 2.4% enrolled in higher education courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Moe - Newborough reaches 113 stops on 26 routes, timetabled for about 4,700 services a week. The typical home sits about 200 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.3 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 transit infrastructure in Moe - Newborough comprises 113 active transport stops featuring train services. These facilities are served across 26 distinct routes delivering 4,706 weekly passenger trips. Overall transport access is strong, with typical walking distances of 195 meters to the closest stop. Given the area's commuter profile, outward travel is prevalent and private vehicles dominate commuting choices at 94%. Household vehicle availability averages 1.3 per dwelling, trailing the regional standard, while 10.5% of working residents operated from home according to the 2021 Census, which may reflect pandemic-related conditions.
Public transit routes deliver a combined 672 trips per day, translating to roughly 41 weekly trips per individual stop. The accompanying mapping illustrates the 100 nearest transport stops relative to the area's central coordinates.
Frequently Asked Questions - Transport
Transport Stops Detail
56.4% of residents in Moe - Newborough report no long-term health condition, a less healthy profile than 96% of areas nationally. 10.9% need daily assistance with core activities, and 48.9% hold private health cover. The standardised death rate runs at 8.7 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Analysis of mortality statistics and chronic health patterns by AreaSearch highlights significant health burdens in Moe - Newborough, with diverse medical conditions impacting both younger residents and mature cohorts, alongside a notably subdued private health insurance coverage rate of approximately 49% of the population (~8,744 people) against the national benchmark of 55.7%. Arthritis and mental health conditions are the most prevalent ailments diagnosed locally, each affecting 11.2 and 11.2% of the population, while 56.4% of residents reported having no long-term medical conditions compared to 63.4% across Regional Vic.. Chronic ailments are notably elevated among residents of working age.
The community includes 4,343 people aged 65 and over, making up 24.3% of the total population, with elderly health outcomes showing distinct challenges that align generally with national health distributions.
Frequently Asked Questions - Health
Moe - Newborough is largely Australian-born, at 85.6% of residents, with 6.3% speaking a language other than English at home. The largest reported ancestries are Australian (30.8%) and English (30.0%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Measures of cultural diversity in Moe - Newborough sit below national averages, with Australian citizens comprising 88.9% of residents, 85.6% born in Australia, and 93.7% speaking English only at home. Christianity represents the most common religious affiliation at 46.0% of the community. In relative terms, Judaism displays the most distinct local overrepresentation, accounting for 0.1% of the population compared to 0.1% throughout Regional Vic.. Regarding ancestral backgrounds based on parental birthplace, the primary lineages reported across Moe - Newborough are Australian (30.8%), English (30.0%), and Scottish (7.9%). Furthermore, several cultural groups show higher concentrations than typical regional benchmarks: Dutch ancestry stands at 3.2% (vs 1.7% regionally), Maltese comprises 2.6% (vs 0.5%), and Polish accounts for 0.9% (vs 0.5%).
Frequently Asked Questions - Diversity
The median resident of Moe - Newborough is 44, older than 78% of areas nationally. That is 1 year younger than at the 2021 Census. 23.8% 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 age distribution in Moe - Newborough broadly mirrors regional standards, showing a maximum deviation from Regional Vic. of only 1.5 percentage points. AreaSearch calculates the local median age at 44 as at August 2026, slightly down from 45 at the 2021 Census, while sitting 1 year higher than the Regional Vic. median of 43 recorded at that Census and above Australia's Census median of 38. The proportion of residents in the 45 - 64 age bracket has decreased from 25.9% at Census time to an estimated 23.6%. The strongest cohort expansion leading up to 2041 is projected among adults aged 25 - 44, adding 1,521 residents (35%) to reach 5,927.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Moe - Newborough
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Sep 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) | Aug 2026 last month 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 last month headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 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 Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Aug 2026 last month all 9 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 6 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 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago 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 — 584 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (17,291 at the 2021 Census → 17,883 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 Aug 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 (205041095). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.