Moira

Population growth drivers in Moira are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

Moira's population is 2,841 as of May 2026, a decrease of 2 people since the 2021 Census which recorded 2,843. This change is inferred from ABS' June 2025 estimate and 76 validated new addresses post-Census. The population density is 1.9 persons per square kilometer. Over the past decade, Moira's compound annual growth rate was 0.8%, outperforming its SA3 area. Natural growth contributed approximately 58.1% of recent population gains. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022.

For areas not covered, it employs VIC State Government's Regional/LGA projections from 2023, adjusted using weighted aggregation to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. By 2041, Moira is forecasted to grow by 1,055 persons, reflecting a 37.1% increase over the 16-year period based on latest annual ERP population numbers.

AreaSearch analysis of residential development drivers sees Moira recording a relatively average level of approval activity when compared to local markets analysed countrywide

Moira has recorded approximately 19 residential properties granted approval annually over the past five financial years, totalling 95 homes. As of FY-26, 11 approvals have been recorded. The average number of new residents per year per dwelling constructed between FY-21 and FY-25 was 1.4, indicating balanced supply and demand. However, this has eased to 0.3 people per dwelling over the past two financial years, reflecting improved supply availability. Development projects averaged $561,000 in construction value, suggesting a focus on premium properties.

In FY-26, there have been $2.7 million in commercial approvals, indicating limited commercial development activity compared to residential. Moira shows around 75% of the construction activity per person compared to the rest of Victoria and ranks among the 75th percentile nationally for areas assessed. Recent development has consisted entirely of standalone homes, preserving the area's low density nature with an emphasis on detached housing attracting space-seeking buyers.

The location has approximately 160 people per dwelling approval, indicating a low density market. According to AreaSearch quarterly estimates, Moira is forecasted to gain 1,055 residents by 2041. At current development rates, housing supply may struggle to match population growth, potentially increasing buyer competition and supporting price increases.

Moira has emerging levels of nearby infrastructure activity, ranking in the 36thth percentile nationally

Infrastructure changes significantly influence an area's performance. AreaSearch has identified 17 projects likely impacting the region. Notable ones include Yarrawonga Solar Farm in Yarrawonga Vic 3730, Yarrawonga Mulwala Bridge Replacement, and Yarrawonga Village. The following list details those most relevant.

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 analysis reveals Moira significantly outperforming the majority of regions assessed nationwide

Moira has a balanced workforce with representation from both white and blue collar jobs. Manufacturing and industrial sectors are prominent. The unemployment rate is 1.7%.

As of December 2025, 1,484 residents are employed, with an unemployment rate of 2.0%, lower than Regional Vic.'s rate of 3.7%. Workforce participation is 64.0%, slightly higher than Regional Vic.'s 61.0%. According to Census data, 20.2% of residents work from home, potentially influenced by Covid-19 lockdowns. Dominant employment sectors include agriculture, forestry & fishing, health care & social assistance, and construction.

Moira has a strong focus on agriculture, forestry & fishing, with an employment share three times the regional level. However, health care & social assistance employs only 12.9% of local workers, below Regional Vic.'s 16.8%. The area may have limited local employment opportunities, as indicated by the difference between working population and resident population counts. Between December 2024 and 2025, labour force levels decreased by 5.0%, with employment decreasing by 5.4%, resulting in a 0.3 percentage point rise in unemployment rate. In contrast, Regional Vic. experienced milder declines in employment and labour force, with a slight drop in unemployment rate. Jobs and Skills Australia's national employment forecasts from May-25 suggest that national employment will expand by 6.6% over five years and 13.7% over ten years. Applying these projections to Moira's employment mix indicates potential local employment growth of 5.1% over five years and 11.5% over ten years, though these are simple extrapolations for illustrative purposes only.

Income figures position the area below 75% of locations analysed nationally by AreaSearch

The Moira SA2 had a median taxpayer income of $46,193 and an average income of $56,252 in the financial year 2023, according to postcode level ATO data aggregated by AreaSearch. This was below the national average for that year. In comparison, Regional Vic.'s median income was $50,954 with an average income of $62,728. Based on Wage Price Index growth of 9.62% since financial year 2023, estimated incomes as of March 2026 would be approximately $50,637 (median) and $61,663 (average). The 2021 Census figures showed household, family and personal incomes in Moira fell between the 22nd and 24th percentiles nationally. Distribution data indicated that the largest segment comprised 30.9% earning $1,500 - 2,999 weekly (877 residents), similar to patterns seen in the surrounding region where 30.3% fell within this range. Housing costs were manageable with 90.2% retained, but disposable income was below average at the 33rd percentile and the area's SEIFA income ranking placed it in the 4th decile.

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

In Moira, as per the latest Census evaluation, 98.5% of dwellings were houses, with the remaining 1.6% being semi-detached, apartments, or other types. This differed from Regional Vic., where 90.1% were houses and 9.9% were other dwellings. Home ownership in Moira stood at 49.2%, with mortgaged dwellings at 38.6% and rented ones at 12.2%. The median monthly mortgage repayment was $1,213, lower than Regional Vic.'s average of $1,430. Median weekly rent in Moira was $210, compared to Regional Vic.'s $285. Nationally, Moira's mortgage repayments were significantly lower than the Australian average of $1,863, and rents were substantially below the national figure of $375.

Moira has a typical household mix, with a higher-than-average median household size

Family households constitute 74.0% of all households, including 28.0% couples with children, 35.5% couples without children, and 10.0% single parent families. Non-family households account for the remaining 26.0%, with lone person households at 23.2% and group households comprising 2.3%. The median household size is 2.5 people, larger than the Regional Vic average of 2.4.

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

The area's university qualification rate is 15.4%, significantly lower than Victoria's average of 33.4%. Bachelor degrees are the most common at 11.6%, followed by graduate diplomas (2.0%) and postgraduate qualifications (1.8%). Vocational credentials are held by 42.1% of residents aged 15 and above, with advanced diplomas making up 9.6% and certificates 32.5%. Educational participation is high, with 29.5% currently enrolled in formal education.

This includes 12.0% in primary education, 8.1% in secondary education, and 2.2% pursuing tertiary education.

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

Moira has seven active public transport stops, served by three different routes that offer a total of thirty-seven weekly passenger trips. Residents have limited access to these services, with an average distance of 3682 meters to the nearest stop. The area is predominantly residential, and most commuters travel outward, primarily by car (92%). Walking accounts for 7% of journeys. On average, there are 2.1 vehicles per dwelling, higher than the regional norm. According to the 2021 Census, 20.2% of residents work from home, which may be influenced by COVID-19 conditions.

The service frequency averages five trips per day across all routes, resulting in approximately five weekly trips per individual stop.

Moira's residents are relatively healthy in comparison to broader Australia with a fairly standard level of common health conditions seen across both young and old age cohorts

Moira's health metrics closely align with national benchmarks. AreaSearch assessed mortality rates and chronic condition prevalence in Moira, finding a standard level of common health conditions across both young and old age cohorts. Private health cover was found to be low at approximately 48% of the total population (~1,349 people), compared to Regional Vic.'s 50.5%, and the national average of 55.7%.

The most prevalent medical conditions were arthritis (10.4%) and mental health issues (8.8%). 64.6% declared themselves completely clear of medical ailments, compared to Regional Vic.'s 63.4%. The working-age population faces notable health challenges with elevated chronic condition rates. Moira has 23.5% of residents aged 65 and over (667 people). Health outcomes among seniors rank higher than the general population nationally.

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

Moira's population showed low cultural diversity, with 87.7% being citizens, 91.2% born in Australia, and 96.8% speaking English only at home. The dominant religion was Christianity, at 56.6%, compared to 47.3% regionally. For ancestry, Australian comprised 35.0%, higher than the regional average of 29.6%.

English followed at 31.5%, with Irish at 11.1%. Notably, Scottish were overrepresented at 8.0% (vs 8.8%), Maori at 0.4% (vs 0.2%), and Australian Aboriginal at 1.9% (vs 1.4%).

Moira hosts an older demographic, ranking in the top quartile nationwide

Moira's median age is 47 years, significantly higher than the Regional Vic. average of 43 and the national average of 38 years. The age profile shows that those aged 55-64 are particularly prominent at 16.3%, while those aged 15-24 are smaller in proportion at 9.9%, compared to Regional Vic.. This concentration of those aged 55-64 is well above the national average of 11.2%. Between 2021 and present, the age group of 35 to 44 has grown from 10.1% to 11.3%, while the 75 to 84 cohort increased from 6.2% to 7.3%. Conversely, the age group of 45 to 54 has declined from 14.2% to 12.0%, and the 55 to 64 group dropped from 18.3% to 16.3%. By 2041, Moira is expected to see notable shifts in its age composition. The demographic shift will be led by the 35 to 44 age group, which is projected to grow by 74%, adding 235 people and reaching a total of 556 from the current figure of 320.