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

Based on AreaSearch's analysis, Moira's population is around 3,006 as of Feb 2026. This reflects an increase of 163 people (5.7%) since the 2021 Census, which reported a population of 2,843 people. The change is inferred from the estimated resident population of 2,861 from the ABS as of June 2024 and an additional 29 validated new addresses since the Census date. This population level equates to a density ratio of 2.0 persons per square kilometer, providing ample space per person. Moira's 5.7% growth since the 2021 census exceeded the SA4 region (3.7%) and the SA3 area, marking it as a growth leader in the region. Population growth for the area was primarily driven by natural growth, which contributed approximately 59.5% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the VIC State Government's Regional/LGA projections released in 2023, with adjustments made employing a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group from these aggregations are also applied across all areas for years 2032 to 2041. Anticipating future population dynamics, a significant population increase in the top quartile of regional areas across the nation is forecast, with the area expected to grow by 1,104 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 31.9% in total over the 17 years.

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 around 19 residential properties granted approval annually, totalling 95 homes over the past 5 financial years. So far in FY-26, 10 approvals have been recorded. Given an average of 1.4 new residents per year per dwelling constructed over the past 5 financial years (between FY-21 and FY-25), supply and demand appear well-balanced, creating stable market conditions, with recent figures indicating this has eased to 0.3 people per dwelling over the past 2 financial years, reflecting better supply availability. Development projects average $561,000 in construction value, demonstrating a developer focus on the premium segment with upmarket properties. There have also been $2.7 million in commercial approvals this financial year, indicating limited commercial development focus.

Compared to the rest of Victoria, Moira shows approximately 75% of the construction activity per person and ranks within the 75th percentile of areas assessed nationally. Meanwhile, recent development has been entirely comprised 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.

Population forecasts indicate Moira will gain 959 residents through to 2041 (from the latest AreaSearch quarterly estimate). At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

Moira has emerging levels of nearby infrastructure activity, ranking in the 33rdth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total 17 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Yarrawonga Solar Farm, Yarrawonga Vic 3730, Yarrawonga Mulwala Bridge Replacement, and Yarrawonga Village, with the list below detailing those likely to be of most relevance.

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

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

AreaSearch analysis reveals Moira significantly outperforming the majority of regions assessed nationwide

Moira possesses a balanced workforce spanning white and blue collar employment, with manufacturing and industrial sectors strongly represented, and an unemployment rate of just 1.7%. As of December 2025, 1,484 residents are in work while the unemployment rate is 2.0% below Regional Vic.'s rate of 3.7%, and workforce participation is fairly standard (63.7% compared to Regional Vic.'s 61.5%). Based on Census responses, a moderate 20.2% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The dominant employment sectors among residents include agriculture, forestry & fishing, health care & social assistance, and construction. The area has a particular employment specialization in agriculture, forestry & fishing, with an employment share of 3.4 times the regional level. In contrast, health care & social assistance employs just 12.9% of local workers, below Regional Vic.'s 16.8%. The area appears to offer limited employment opportunities locally, as indicated by the count of the Census working population versus the resident population.

Based on AreaSearch analysis of SALM and ABS data, over the 12 months to December 2025, labour force levels decreased by 5.0% combined with employment decreasing by 5.4%, resulting in the unemployment rate rising by 0.3 percentage points. In contrast, Regional Vic. experienced an employment decline of 0.6% and a labour force decline of 0.7%, with a 0.1 percentage point drop. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Moira. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Moira's employment mix suggests local employment should increase by 5.1% over five years and 11.5% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

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

The Moira SA2 shows a median taxpayer income of $46,193 and an average of $56,252 according to the latest postcode level ATO data aggregated by AreaSearch for FY-23. This is below the national average, contrasting with Regional Vic.'s median income of $50,954 and average income of $62,728. Based on Wage Price Index growth of 8.25% since FY-23, current estimates would be approximately $50,004 (median) and $60,893 (average) as of September 2025. According to 2021 Census figures, household, family and personal incomes in Moira all fall between the 22nd and 24th percentiles nationally. Distribution data shows the largest segment comprises 30.9% earning $1,500 - 2,999 weekly (928 residents), reflecting patterns seen in the surrounding region where 30.3% similarly occupy this range. Housing costs are manageable with 90.2% retained, though disposable income sits below average at the 33rd percentile and the area's SEIFA income ranking places it in the 4th decile.

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

Dwelling structure within Moira, as evaluated at the latest Census, comprised 98.5% houses and 1.6% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional Vic.'s 90.1% houses and 9.9% other dwellings. Meanwhile, the level of home ownership within Moira was well beyond that of Regional Vic., at 49.2%, with the remainder of dwellings either mortgaged (38.6%) or rented (12.2%). The median monthly mortgage repayment in the area was well below the Regional Vic. average at $1,213, while the median weekly rent figure was recorded at $210, compared to Regional Vic.'s $1,430 and $285. Nationally, Moira's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

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

Family households dominate at 74.0% of all households, comprising 28.0% couples with children, 35.5% couples without children, and 10.0% single parent families. Non-family households make up the remaining 26.0%, with lone person households at 23.2% and group households comprising 2.3% of the total. The median household size of 2.5 people is 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 faces educational challenges, with university qualification rates (15.4%) substantially below the VIC average of 33.4%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 11.6%, followed by graduate diplomas (2.0%) and postgraduate qualifications (1.8%). Trade and technical skills feature prominently, with 42.1% of residents aged 15+ holding vocational credentials, including advanced diplomas (9.6%) and certificates (32.5%).

Educational participation is notably high, with 29.5% of residents 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

Public transport analysis reveals 7 active transport stops operating within Moira. These stops are serviced by 3 individual routes, collectively providing 37 weekly passenger trips. Transport accessibility is rated as limited, with residents typically located 3682 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 92%, with 7% walking. Vehicle ownership averages 2.1 per dwelling, which is above the regional average. Some 20.2% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 5 trips per day across all routes, equating to approximately 5 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 sit close to national benchmarks, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. There is a standard level of common health conditions across both young and old age cohorts, and the rate of private health cover is very low at approximately 48% of the total population (~1,427 people). This compares to 50.5% across Regional Vic. The national average is 55.7%.

The most common medical conditions in the area are arthritis and mental health issues, impacting 10.4 and 8.8% of residents, respectively, while 64.6% declared themselves as completely clear of medical ailments compared to 63.4% across Regional Vic. The working-age population faces notable health challenges with elevated chronic condition rates. The area has 21.7% of residents aged 65 and over (650 people), which is lower than the 23.9% in Regional Vic. Health outcomes among seniors are particularly strong, with national rankings even higher than the general population.

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 was found to be below average in terms of cultural diversity, with 87.7% of its population being citizens, 91.2% born in Australia, and 96.8% speaking English only at home. The main religion in Moira is Christianity, which makes up 56.6% of people in Moira, compared to 47.3% across Regional Vic..

In terms of ancestry (country of birth of parents), the top three represented groups in Moira are Australian, comprising 35.0% of the population, which is substantially higher than the regional average of 29.6%, English, comprising 31.5% of the population, and Irish, comprising 11.1% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Scottish is represented at 8.0% of Moira (vs 8.8% regionally), 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

At 47 years, Moira's median age is significantly above the Regional Vic. average of 43 and substantially exceeds the 38-year national average. The age profile shows 55 - 64 year-olds are particularly prominent (16.3%), while the 75 - 84 group is comparatively smaller (6.2%) than in Regional Vic.. This 55 - 64 concentration is well above the national 11.2%. Since 2021, the 35 to 44 age group has grown from 10.1% to 11.8% of the population, while the 25 to 34 cohort increased from 9.4% to 11.0%. Conversely, the 45 to 54 cohort 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. Leading the demographic shift, the 35 to 44 group will grow by 66% (234 people), reaching 590 from 355.