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 February 2026, is approximately 3,006 people. This figure represents an increase of 163 individuals since the 2021 Census, which recorded a population of 2,843. The change can be inferred from the estimated resident population of 2,861 in June 2024 and the addition of 29 validated new addresses post-census. This results in a population density of 2.0 persons per square kilometer. Moira's growth rate of 5.7% since the 2021 Census surpassed the SA4 region's 3.7%, indicating it as a growth leader. Natural growth contributed approximately 59.5% to overall population gains recently.

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 weighted aggregation methods to SA2 levels. Growth rates by age group are applied across all areas for years 2032 to 2041. Future projections anticipate a significant population increase in Moira, with an expected growth of 1,104 persons by 2041 based on the latest annual ERP population numbers, reflecting a total increase of 31.9% over these 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 recorded approximately 19 residential properties granted approval annually over the past five financial years, totalling 95 homes. In FY26 so far, nine approvals have been recorded. The average new residents per year per dwelling constructed between FY21 and FY25 was 1.4 people, indicating balanced supply and demand with stable market conditions. However, this figure has eased to 0.3 people per dwelling over the past two financial years, reflecting better supply availability. Development projects averaged $561,000 in construction value, suggesting a focus on premium segment properties.

Commercial approvals totalled $2.7 million in FY26, indicating limited commercial development focus. Compared to Rest of Vic., Moira shows approximately 75% of the construction activity per person and ranks among the 75th percentile nationally. 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 by 2041 (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

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified 17 projects likely to impact the area. Key projects include Yarrawonga Solar Farm (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 has a balanced workforce with representation from both white and blue collar jobs. Manufacturing and industrial sectors are strongly represented. As of September 2025, the unemployment rate is 1.9%.

This is below Rest of Vic.'s rate of 3.8%. Workforce participation is similar to Rest of Vic.'s 61.4%. According to Census responses, 20.2% of residents work from home. Dominant employment sectors include agriculture, forestry & fishing, health care & social assistance, and construction.

Agriculture, forestry & fishing employs 3.4 times the regional level. Health care & social assistance employs 12.9%, below Rest of Vic.'s 16.8%. The area may offer limited local employment opportunities. Over the year to September 2025, labour force levels decreased by 10.3% and employment decreased by 11.1%, leading to a rise in unemployment rate by 0.9 percentage points. National employment forecasts suggest Moira's employment should increase by 5.1% over five years and 11.5% over ten years, based on industry-specific 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 financial year 2023. This is below the national average, contrasting with Rest of Vic.'s median income of $50,954 and average income of $62,728. Based on Wage Price Index growth of 8.25% since financial year 2023, 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

As per the latest Census evaluation in Moira, 98.5% of dwellings were houses, with the remaining 1.6% consisting of semi-detached properties, apartments, and other types. This contrasts with Non-Metro Vic., where 90.1% of dwellings were houses and 9.9% were other types. 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 in the area was $1,213, lower than 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 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 comprise the remaining 26.0%, with lone person households at 23.2% and group households at 2.3%. 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 prevalent, with 42.1% of residents aged 15+ holding them - advanced diplomas at 9.6% and certificates at 32.5%. Educational participation is high, with 29.5% currently enrolled in formal education: 12.0% in primary, 8.1% in secondary, and 2.2% in tertiary education.

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

Moira has seven active public transport stops serviced by three routes offering 37 weekly passenger trips. Transport accessibility is limited with residents located an average of 3682 meters from the nearest stop. Most residents commute outward using cars at a rate of 92%, while 7% walk. Vehicle ownership averages 2.1 per dwelling, higher than the regional average. According to the 2021 Census, 20.2% of residents work from home, which may reflect COVID-19 conditions. Service frequency averages five trips per day across all routes, equating to approximately five weekly trips per individual stop.

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 closely match 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. Private health cover is found to be very low, at approximately 48% of the total population (around 1,427 people), compared to 50.5% in Rest of Vic., and 55.7% nationally.

The most prevalent medical conditions are arthritis (affecting 10.4% of residents) and mental health issues (8.8%), while 64.6% report being completely free of medical ailments, compared to 63.4% in Rest of Vic. The working-age population faces significant health challenges due to elevated chronic condition rates. The area has 21.7% of residents aged 65 and over (around 650 people), which is lower than the 23.9% in Rest of Vic. Health outcomes among seniors are notably strong, ranking higher than those of 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 was found to be below average in cultural diversity, with 87.7% being citizens, 91.2% born in Australia, and 96.8% speaking English only at home. Christianity was the main religion in Moira, comprising 56.6% of its population, compared to 47.3% across Rest of Vic.. The top three ancestry groups were Australian (35.0%), English (31.5%), and Irish (11.1%).

Notably, Scottish representation was higher at 8.0%, Maori at 0.4%, and Australian Aboriginal at 1.9%.

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

Moira's median age at 47 years is significantly higher than Victoria's average of 43 and substantially exceeds the national average of 38. The age profile shows that those aged 55-64 are particularly prominent, making up 16.3% of the population, while those aged 75-84 are comparatively smaller at 6.2%. This concentration of the 55-64 age group is well above the national average of 11.2%. Between 2021 and present, the 35 to 44 age group has grown from 10.1% to 11.8%, 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, with the 35 to 44 age group projected to grow by 66%, adding 234 people and reaching a total of 590 from the current 355.