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, as of November 2025, is approximately 3,006 people. This figure reflects a growth of 163 individuals since the 2021 Census, which recorded a population of 2,843 people. The increase is inferred from the estimated resident population of 2,861 in June 2024 and an additional 25 validated new addresses since the Census date. This results in a population density ratio of 2.0 persons per square kilometer. Moira's growth rate of 5.7% since the 2021 census exceeds both the SA4 region (3.5%) and the SA3 area, positioning it as a growth leader in the region. Natural growth contributed approximately 59.5% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data, AreaSearch employs the VIC State Government's Regional/LGA projections from 2023, adjusted using a method of weighted aggregation of population growth from LGA to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. By 2041, the area is projected to grow by 1,104 persons based on the latest annual ERP population numbers, reflecting a total increase of 31.9% over the 17-year period.

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. In FY26, up to September, 9 approvals have been recorded. Over these five years, from FY21 to FY25, an average of 1.4 new residents per year per dwelling constructed has been observed, indicating balanced supply and demand with stable market conditions. However, this rate has eased to 0.3 people per dwelling over the past two financial years, suggesting improved supply availability. The average construction value for development projects is $561,000, reflecting a focus on premium segment properties.

This year, there have been $2.7 million in commercial approvals, indicating limited commercial development activity compared to residential. Moira shows approximately 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, maintaining low density nature with an emphasis on detached housing attractive to space-seeking buyers.

The area has about 160 people per dwelling approval, further indicating a low-density market. According to AreaSearch's latest quarterly estimate, Moira is forecasted to gain 959 residents by 2041. At current development rates, housing supply may struggle to keep pace with population growth, potentially intensifying buyer competition and supporting price increases.

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

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified 17 projects likely affecting this area. Notable ones are 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 places Moira well above average for employment performance across multiple indicators

Moira's workforce is balanced across white and blue-collar jobs, with manufacturing and industrial sectors prominent. As of September 2025, the unemployment rate was 1.9%. This is below Rest of Vic.'s rate of 3.8%, while workforce participation was similar at 61.4%.

According to Census data, 20.2% of residents worked from home. Dominant employment sectors include agriculture, forestry & fishing, health care & social assistance, and construction. Moira specializes in agriculture, forestry & fishing, with an employment share 3.4 times the regional level. However, health care & social assistance employs only 12.9% of local workers, below Rest of Vic.'s 16.8%.

The area may have limited local employment opportunities, as indicated by Census data comparing working population to resident population. Between September 2024 and September 2025, labour force levels decreased by 10.3%, and employment fell by 11.1%, raising the unemployment rate by 0.9 percentage points. In contrast, Rest of Vic. saw an employment decline of 0.7% and a labour force decline of 0.6%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Moira's employment mix suggests local employment should increase by 5.1% over five years and 11.5% over ten years, though this is a simplified extrapolation for illustrative purposes only.

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

The median taxpayer income in Moira SA2, according to postcode level ATO data aggregated by AreaSearch, is $46,193 for the financial year 2023. The average income for this period is $56,252. This is lower than the national average, with Rest of Vic.'s median and average incomes being $50,954 and $62,728 respectively. Based on Wage Price Index growth of 8.25% since financial year 2023, estimated current median and average incomes as of September 2025 are approximately $50,004 and $60,893. According to the 2021 Census, household, family, and personal incomes in Moira fall between the 22nd and 24th percentiles nationally. The largest segment comprises 30.9% of residents earning $1,500 - $2,999 weekly (928 residents), similar to surrounding regions at 30.3%. Housing costs allow for 90.2% retention, but disposable income is below average at the 33rd percentile. Moira'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

Moira's dwelling structures, as per the latest Census, consisted of 98.5% houses and 1.6% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Non-Metro Vic.'s 90.1% houses and 9.9% other dwellings. Home ownership in Moira stood at 49.2%, with mortgaged dwellings at 38.6% and rented at 12.2%. The median monthly mortgage repayment was $1,213, below Non-Metro Vic.'s average of $1,430. The median weekly rent figure in Moira was $210, compared to Non-Metro Vic.'s $285. Nationally, Moira's mortgage repayments were 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 comprise 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 making up 2.3% of the total. The median household size is 2.5 people, which is larger than the Rest of 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 at 9.6% and certificates at 32.5%. Educational participation is 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

Moira has seven active public transport stops served by three different routes. These routes combined offer 37 weekly passenger trips. The accessibility of these services is limited, with residents usually situated 3682 meters away from the nearest stop. Most commuters in this predominantly residential area travel outward. Car remains the primary mode of transportation at 92%, while walking accounts for 7%. On average, there are 2.1 vehicles per dwelling, exceeding the regional norm.

According to the 2021 Census, 20.2% of residents work from home, potentially influenced by COVID-19 conditions. Across all routes, service frequency averages five trips per day, resulting in roughly 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, as assessed by AreaSearch using mortality rates and chronic condition prevalence. Common health conditions are seen at a standard level across both young and old age cohorts in Moira. Private health cover is found to be low, at approximately 48% of the total population (around 1,427 people), compared to 50.5% across the rest of Victoria and the national average of 55.7%.

The most prevalent medical conditions are arthritis and mental health issues, affecting 10.4 and 8.8% of residents respectively. A total of 64.6% of residents declare themselves completely clear of medical ailments, compared to 63.4% across the rest of Victoria. Working-age population faces notable health challenges with elevated chronic condition rates. The area has 21.8% of residents aged 65 and over (656 people), which is lower than the 23.5% in the rest of Victoria. Health outcomes among seniors are particularly strong, ranking even 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. Christianity was the predominant religion, accounting for 56.6%, compared to 47.3% regionally. Ancestry-wise, Australian (35.0%) and English (31.5%) were top groups, higher than regional averages of 29.6% and 28.1% respectively.

Irish ancestry was at 11.1%. Notably, Scottish ancestry was overrepresented at 8.0%, compared to 7.4% regionally. Maori and Australian Aboriginal ancestries were also relatively higher at 0.4% and 1.9% respectively, compared to regional averages of 0.2% and 1.3%.

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

Moira's median age is 47 years, which is significantly higher than the Rest of Vic average of 43 and substantially exceeds the national average of 38 years. The age profile shows that the 55-64 year-olds are particularly prominent at 16.9%, while the 85+ group is comparatively smaller at 1.4% than in the Rest of Vic. This concentration of 55-64 year-olds is well above the national average of 11.2%. Since 2021, the 35 to 44 age group has grown from 10.1% to 11.4%, while the 25 to 34 cohort increased from 9.4% to 10.5%. Conversely, the 45 to 54 cohort has declined from 14.2% to 12.3% and the 5 to 14 group dropped from 12.6% to 11.0%. By 2041, Moira is expected to see notable shifts in its age composition. The 35 to 44 group is projected to grow by 72%, reaching 590 people from 342, while the 75 to 84 cohort is expected to decline by 2 people.