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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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Moe - Newborough has an estimated 17,867 residents, up from 17,291 at the 2021 Census — a change of 576 people, or 3.3%. Growth has averaged 0.5% a year over five years. 582 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
According to the analysis conducted by AreaSearch, the population of Moe - Newborough is approximately 17,867 as of May 2026. This represents an expansion of 576 individuals (3.3%) relative to the 2021 Census, which documented a population of 17,291 people. This shift is calculated from the ABS June 2025 estimated resident population of 17,642 and 582 validated new addresses recorded since the Census. Such a population count translates to a density of 169 persons per square kilometer, indicating low density and space for potential future growth. The 3.3% rate of growth in Moe - Newborough since the 2021 census outstripped the SA3 region (2.8%), positioning the locality as a regional leader in expansion.
The population rise was mostly driven by interstate migration, which accounted for roughly 68.9% of the overall population increases in recent times. Projections from the ABS and Geoscience Australia, published in 2024 using 2022 as the base year, are utilized by AreaSearch for each SA2 area. For any SA2 regions lacking this coverage, AreaSearch incorporates the 2023 Victorian State Government Regional/LGA projections, adjusting them via a method of weighted aggregation of growth rates from LGA to SA2 levels. Growth rates across age cohorts from these aggregations are also applied to all areas for the period 2032 to 2041. Future demographic forecasts suggest population growth exceeding the national non-metropolitan median, with the locality projected to add 3,374 residents by 2041 relative to the most recent annual ERP figures, representing a cumulative increase of 17.6% over the 16 years.
Frequently Asked Questions - Population
501 new dwellings have been approved in Moe - Newborough over the past five years, an average of 100 a year. That places the area in the 66th percentile for residential development activity nationally, about 6 approvals per 1,000 residents a year. Of the 78 dwellings approved in the latest reporting year, 86% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 118, 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
Residential approvals in Moe - Newborough run at approximately 100 new dwellings annually, with 501 homes approved during the 5 financial years from FY-21 to FY-25, and 109 so far in FY-26. An average of 0.9 new residents per year arrived for each new home built over the 5 financial years between FY-21 and FY-25, indicating that home building matches or runs ahead of demand, expanding options for home buyers and supporting population gains that may outpace current projections, with new dwellings showing an average construction value of $270,000. Furthermore, $14.2 million in commercial development approvals was documented this financial year, pointing to a steady level of commercial construction.
Moe - Newborough has development rates per capita that are comparable to the Rest of Vic., indicating a stable market aligned with regional trends. Modern building activity is comprised of 86.0% detached houses and 14.0% medium and high-density residential properties, preserving the traditional low-density profile of the community and offering spacious properties suited for families. With approximately 179 people for each approval, Moe - Newborough is characterized as a low-density locality. Projections indicate that Moe - Newborough will add 3,147 residents by 2041, measured from the latest quarterly estimate from AreaSearch. Residential construction is keeping pace with this projected growth, though rising population numbers could increase competition among prospective buyers.
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 114 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $22.2 billion. 43 are already under construction and 52 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and energy. 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
Local infrastructure projects, major planning decisions, and development programs are significant drivers of regional growth. AreaSearch has tracked a total of 11 key projects expected to influence the local area, including North Quarter, Turras Reach (Narracan Lakes), Narracan Drive Redevelopment, and the Newborough Convenience Centre, with details on the most significant works listed 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 modern waterfront development in Gippsland, Victoria, spanning 110 acres with permits for 350 dwellings including 320 house and land lots, 28 apartments, and community facilities such as a gym, pool, childcare, medical centre, and cafe. It promotes a happy and healthy lifestyle with wetlands, parks, walking paths, and access to lake activities.
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
The labor force in Moe - Newborough is balanced between blue and white collar positions, with a notable presence of key essential services, an unemployment rate of 7.1%, and annual employment growth estimated at 5.1%. In March 2026, employed residents numbered 7,357, while the unemployment rate was 3.4% higher than the Regional Vic. rate of 3.7%, suggesting potential for improvement, and the workforce participation rate of 53.7% was lower than the Regional Vic. average of 61.1%. Data from the Census showed that only 10.5% of the workforce worked from home, a figure that may be influenced by lockdowns related to Covid-19.
Resident jobs are heavily concentrated in the sectors of health care & social assistance, retail trade, and construction. Moe - Newborough shows a strong industry specialization in electricity, gas, water & waste, where the share of local jobs is 3.9 times the regional average. Conversely, agriculture, forestry & fishing is underrepresented, accounting for 2.4% of jobs compared to the regional benchmark of 7.5%. The relationship between the resident worker count and the local Census working population suggests that local employment opportunities within the area are limited. An analysis of SALM and ABS statistics by AreaSearch shows that during the 12 months ending March 2026, the employed population grew by 5.1% and the labor force expanded by 3.4%, resulting in a 1.5 percentage point drop in the unemployment rate. Over the same period, Regional Vic. saw employment fall by 0.1% and its workforce decrease by 0.3%, with the unemployment rate declining by 0.2 percentage points. Projections published in May-25 by Jobs and Skills Australia help illustrate potential future employment trends in Moe - Newborough. These five and ten-year forecasts have been aligned with the local industry profile to model expansion patterns. Nationally, employment is projected to grow by 6.6% over five years and 13.7% over ten years, with wide variation across individual sectors. Applying these industry projections to the local workforce distribution yields an estimated local employment expansion of 6.3% over five years and 13.3% over ten years, assuming a basic weighted model without adjusting for local population 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
Aggregate taxpayer data compiled by AreaSearch for the 2023 financial year indicates that the Moe - Newborough SA2 has income levels below the national average. The median income of local taxpayers is $48,715, and the average income is $59,631, compared to $50,954 and $62,728 respectively for Regional Vic. Factoring in Wage Price Index growth of 9.62% since the 2023 financial year, current income estimates for March 2026 are approximately $53,401 for the median and $65,368 for the average. Census data from 2021 ranks household, family, and individual incomes in Moe - Newborough between the 4th and 10th percentiles nationwide.
The largest income bracket is the 29.5% of residents earning $400 - 799 per week (5,270 people), contrasting with the broader region where the $1,500 - 2,999 range is largest at 30.3%. With 40.2% of residents earning less than $800 weekly, the area faces income challenges that restrict local consumer spending. Residents retain 86.1% of their income after paying for housing, which ranks in the 6th percentile nationally.
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
At the time of the latest Census, residential dwellings in Moe - Newborough consisted of 83.6% detached houses and 16.4% other formats, including semi-detached homes, apartments, and alternative structures, compared to Regional Vic. where houses made up 90.1% and other structures accounted for 9.9%. Home ownership in Moe - Newborough stood at 38.6%, slightly below the regional benchmark, with mortgaged properties representing 30.9% and rental homes making up 30.5%. The median monthly mortgage payment in the locality was $1,083, and the median weekly rent was $210, both well below the Regional Vic.
averages of $1,430 and $285. Nationally, mortgage costs in Moe - Newborough are much lower than the Australian median of $1,863, and rents are also significantly below the national median 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
Families make up 58.8% of all households, which includes 20.2% couples with children, 24.1% couples without children, and 13.5% single-parent households. The remaining 41.2% are non-family households, with single-person households accounting for 38.4% and group homes representing 2.8%. The median household size of 2.2 residents is below 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
Educational attainment levels present challenges in the area, as the university qualification rate of 11.1% is below the VIC average of 33.4%, indicating an opportunity for targeted learning programs. Bachelor degrees account for 7.9% of qualifications, followed by postgraduate degrees at 1.6% and graduate diplomas at 1.6%. Vocational and technical training is common, with 43.1% of residents aged 15+ holding qualifications in these areas, consisting of advanced diplomas at 9.3% and certificates at 33.8%. A significant proportion of the population is engaged in learning, with 26.5% of residents enrolled in formal education programs.
This cohort is made up of 10.1% in primary school, 7.4% in high school, and 2.4% in higher education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Moe - Newborough reaches 113 stops on 34 routes, timetabled for about 1,600 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
A review of public transport options shows 113 active transport stops, including train services, operating in Moe - Newborough. Residents have access to 34 distinct routes that provide a total of 1,607 passenger journeys each week. Transport connectivity is strong, with the typical resident living 195 meters from their closest stop. The neighborhood is mostly residential, resulting in a high rate of outward commuting, with cars remaining the primary travel mode for 94% of workers. Vehicle ownership stands at 1.3 cars per home, which is below the regional average. The proportion of residents working from home is low at 10.5%, according to 2021 Census figures which may have been influenced by COVID-19 rules.
Services run at an average frequency of 229 daily trips across the transit network, translating to roughly 14 weekly services per stop. The map provided displays the 100 transport stops located closest to the center of the area.
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
Significant public health issues exist in Moe - Newborough, according to an analysis of death rates and the frequency of chronic conditions by AreaSearch, affecting both youth and elderly populations. Furthermore, private health insurance coverage is low, with only 49% of residents (~8,736 people) holding policies, compared to the national average of 55.7%. Arthritis and mental health conditions are the most prevalent diagnoses, each affecting 11.2% of local residents, while 56.4% of the population reported no chronic conditions, compared to 63.4% in Regional Vic. The working-age cohort shows elevated rates of chronic illness, reflecting local health issues.
Seniors aged 65 and over make up 23.7% of the population (4,234 people), and their health outcomes and national rankings are consistent with those of the broader community.
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
Moe - Newborough has a lower level of cultural diversity compared to national benchmarks, with citizens representing 88.9% of the population, Australian-born individuals at 85.6%, and monolingual English speakers at 93.7%. Christianity is the primary religious affiliation, accounting for 46.0% of the population. The most prominent disproportionate representation is Judaism, which is practiced by 0.1% of the population, matching the 0.1% level in Regional Vic. The primary ancestries reported by parents' country of birth in Moe - Newborough are Australian at 30.8%, English at 30.0%, and Scottish at 7.9%. Other notable ethnic ancestries present at higher rates than the region include Dutch at 3.2% (compared to 1.7% regionally), Maltese at 2.6% (compared to 0.5% regionally), and Polish at 0.9% (compared to 0.5% regionally).
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. 24.5% 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 44 years in Moe - Newborough is similar to the Regional Vic. median of 43 years, and exceeds the national median of 38 years. Compared to Regional Vic., there is a higher share of residents aged 25 - 34 (13.2%) and a smaller share aged 45 - 54 (10.5%). Since the 2021 Census, the 35 to 44 age bracket has risen from 10.5% to 12.2%, while the 45 to 54 cohort fell from 12.0% to 10.5%, and the 55 to 64 group declined from 13.9% to 12.7%.
By 2041, demographic changes will alter the age profile, led by a 40% increase in the 25 to 34 age group (adding 946 people to reach 3,303 from 2,356), alongside a projected decrease of 141 people in the 55 to 64 bracket.
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 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 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 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) | Jul 2026 last 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 — 582 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (17,291 at the 2021 Census → 17,867 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 (205041095). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.