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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.
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ABS ERP | -- people | --
2021 Census | -- people
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Otway has an estimated 3,986 residents. Fewer than ten people live on each square kilometre, across a boundary that takes in surrounding rural land. 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 research conducted by AreaSearch, the population of Otway is estimated to be 3,986 as of May 2026. This indicates a reduction of 22 people (0.5%) from the 2021 Census, which recorded 4,008 people. This shift is calculated using the June 2025 ABS estimated resident population of 3,986 combined with 36 validated new addresses registered since the Census. The local population density stands at 2.6 persons per square kilometer, indicating a low density environment. The 0.5% population loss since the 2021 census was less severe than the -1.6% change recorded in the broader SA3 region.
Overseas migration was the primary contributor to population dynamics, acting as the sole source of gains in recent times. AreaSearch incorporates population projections from the ABS and Geoscience Australia published in 2024, using 2022 as a baseline. For SA2 regions lacking this coverage, projections are derived from the 2023 Victorian State Government Regional/LGA datasets, adjusted using a weighted aggregation method of population growth from LGA to SA2 levels. Projected growth rates by age bracket from these aggregations are applied to all locations for the period spanning 2032 to 2041. Looking ahead, growth is projected to align with the lower quartile of regional areas outside capital cities, with the population expected to rise by 111 persons to 2041 based on the most recent annual ERP statistics, which represents a total increase of 2.5% over the 16 years.
Frequently Asked Questions - Population
212 new dwellings have been approved in Otway over the past five years, an average of 42 a year. That places the area in the 52nd percentile for residential development activity nationally, about 11 approvals per 1,000 residents a year. Of the 33 dwellings approved in the latest reporting year, 97% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 32, 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
Approximately 42 residential building approvals have been logged in Otway annually, totaling 212 homes over the past 5 financial years (between FY-21 and FY-25) and 30 registered in the current FY-26 period. Given that only 0.3 people per year moved to the area for every completed dwelling over the past 5 financial years (between FY-21 and FY-25), supply matches or exceeds local demand, giving purchasers more options and allowing for potential population growth beyond forecasts. The average value of new builds is $563,000, indicating that developers are focusing on higher-end builds for the premium market.
Furthermore, commercial building approvals have reached $19.1 million in the current financial year, indicating a moderate level of commercial construction activity. Per capita, Otway has registered 116.0% more new dwelling approvals than the Rest of Vic., offering buyers more choice despite a recent slowdown in construction volumes. Recent building projects consist of 97.0% detached houses and 3.0% townhouses or apartments, retaining a low density profile dominated by standalone residences that appeal to buyers seeking space. The ratio of 131 people per dwelling approval reflects the low density character of Otway. Long-term projections indicate Otway will add 99 residents by 2041 based on the most recent quarterly estimate from AreaSearch. Current building trends suggest new housing supply will comfortably accommodate this demand, sustaining favorable conditions for buyers and potentially supporting population expansion above current forecasts.
Frequently Asked Questions - Development
Development applications around Otway
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 104 current infrastructure and development projects close to Otway, worth an estimated $21 billion. 38 are already under construction and 41 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and transport & logistics. 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 works, and planning decisions represent key influences on regional performance. AreaSearch has identified 1 project that is expected to affect the local area. Key regional projects include the Colac Water Pipeline Upgrade, Eden Project Anglesea, Telstra InfraCo Intercity Fibre Network, and Additional VLocity Trains, with the primary projects of local relevance listed below.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
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.
Frequently Asked Questions - Infrastructure
Colac Water Pipeline Upgrade
Barwon Water is replacing priority sections of the approximately 26 km Colac water pipeline that supplies Colac from reservoirs in the Otway Ranges. Stage 1 replaced 4.3 km in Great Otway National Park and Otway Forest Park and was completed in July 2025. Stage 2 replaces 4.7 km at Barongarook Road Reserve and private land near the Colac Basins at Elliminyt, improving water security, reliability and leakage performance while managing native vegetation, fauna and cultural heritage impacts.
Harris Road Residential Development
A 3.65-hectare zoned residential development opportunity within the approved Irrewillipe Road Framework Plan, zoned General Residential Zone. The site has potential for approximately 40 residential lots (STCA) and is currently for sale.
Pound Road, Colac
Homes Victoria is delivering 50 new homes on 1.8 hectares of vacant State Government land at Pound Road, Colac, funded through the Victorian Government's Regional Housing Fund (part of the Big Housing Build) with enabling works support from the Australian Government's Housing Support Program. The mix of 30 social and 20 affordable rental homes will be located close to the town centre, public transport, retail, educational and community facilities. Homes include a mix of 1, 2, 3 and 4-bedroom single-storey dwellings, designed to be modern, accessible and energy efficient.Planning approvals were received in March and April 2026. Site preparation works are due to begin May 2026, with construction of homes commencing in 2027. Colac Otway Shire Council reaffirmed its opposition to the concentrated development at its December 2025 meeting, citing neighbourhood character concerns.
Colac West Primary School Upgrade and Modernisation
Upgrade and modernisation of Colac West Primary School, including a new main building on the eastern side of the school grounds to provide contemporary classrooms, upgraded technology, a new canteen, a centrally located first aid room, temperature-controlled learning areas, hearing loop technology and improved disability access. Once the new building is complete, the original main wing will be demolished and replaced with landscaped grounds that reflect the school's heritage. Total project funding of $10.2 million was confirmed in the 2025-26 State Budget, including earlier planning funding from the 2023-24 Budget.
Colac Plaza
Completed retail shopping centre featuring Coles, Liquorland, Kaisercraft and 10 other specialty stores, bordering Barongarook creek trail with sensitive architectural and landscaping solutions.
Olive Court Estate
A residential land development offering 26 premium blocks ranging from 391 sqm to 812 sqm in a peaceful court near Colac's CBD, medical precinct, schools, and amenities. Fully titled with utilities connected, ready for immediate building.
Lake Colac School - Hydrotherapy Pool and Upgrade & Modernisation
Lake Colac School (formerly Colac Specialist School) has undergone a rebuild on part of the former Colac High School site on Murray Street, modernising the heritage building to house a library, art room, music room, woodwork room, food technology facility, staff areas and an Early Education Program facility, plus new classroom and administration buildings, a car park, bus loop and play areas. This upgrade and modernisation was completed in Q2 2024. A separate hydrotherapy pool project, funded through the Hydrotherapy Pools at Specialist Schools Fund, began in Q1 2024 and is forecast to finish in Q3 2026.
Clearwater Colac
Clearwater is a premium masterplanned land estate located on the shores of Lake Colac. The community features 500 residential lots ranging in size from 301m2 to 1600m2, with future onsite amenities including a childcare facility, parklands, playgrounds, and active open spaces.
1,922 residents of Otway are employed, from a labour force of 1,949. Unemployment sits at 1.4%, with participation at 55.9%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.0% 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 local workforce is characterized by high levels of education, with a strong presence in the tourism and hospitality sectors, alongside an unemployment rate of only 1.4%. In March 2026, employed residents numbered 1,922, with the unemployment rate sitting 2.3% lower than the Regional Vic. rate of 3.7%, while participation in the labor force is low at 55.9% compared to 61.1% across Regional Vic.. Census data shows that 25.4% of employed residents worked from home, though this figure may reflect the influence of pandemic lockdowns. The primary employment sectors for local workers are accommodation & food, health care & social assistance, and construction.
The region shows a strong specialization in accommodation & food, where the employment share is 2.9 times the regional average. Conversely, health care & social assistance is under-represented, employing only 11.6% of the local workforce compared to 16.8% in Regional Vic.. The balance between working residents and local jobs suggests a shortage of employment opportunities within the immediate area. Analysis of SALM and ABS data by AreaSearch shows that during the 12 months leading to March 2026, the labor force shrank by 6.4% and total employment fell by 6.2%, which caused the unemployment rate to drop by 0.2 percentage points. Over the same timeframe, Regional Vic. saw employment fall by 0.1%, the labor force contract by 0.3%, and unemployment drop by 0.2 percentage points. Employment projections published by Jobs and Skills Australia in May-25 offer additional context on future demand trends for Otway. These five and ten-year national forecasts have been aligned with local employment profiles to project growth. While nationwide employment is projected to grow by 6.6% over five years and 13.7% over ten years, trends vary by sector. Applying these trends to the local employment mix suggests Otway could see employment growth of 6.0% over five years and 12.6% over ten years, representing a simple weighted model that does not incorporate localized population forecasts.
Frequently Asked Questions - Employment
Median household income in Otway is $1,167 a week (about $61,000 a year), with median personal income at $681 a week. ATO records put median taxable income at $44,006 a year against an average of $56,842. 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
The latest postcode-level ATO data from the 2023 financial year indicates that incomes in the Otway SA2 are below the national average, with a median of $44,006 and an average of $56,842. This is lower than the figures for Regional Vic., where the median is $50,954 and the average is $62,728. Factoring in Wage Price Index growth of 9.62% since the 2023 financial year, current estimates correspond to approximately $48,239 for the median and $62,310 for the average as of March 2026. According to Census data, household, family, and individual incomes in the area fall between the 11th and 24th percentiles nationally.
A share of 28.6% of residents (1,139 individuals) receive incomes in the $800 - 1,499 range, contrasting with metropolitan trends where the $1,500 - 2,999 bracket is largest at 30.3%. Housing costs are relatively low, allowing residents to retain 87.8% of their income, yet total disposable income rests at the 15th percentile nationally, and the local SEIFA index for income ranks in the 5th decile.
Frequently Asked Questions - Income
Otway had 1,602 occupied dwellings at the 2021 Census, 91% detached houses and 2% apartments. 27% are owned with a mortgage, 20% rented and 53% owned outright. At that Census the median rent was $285 a week and the median mortgage repayment $1,387 a month. Rent absorbs 24.4% of household income here and mortgage repayments 27.4%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Census data shows that standalone houses make up 91.0% of the housing stock in Otway, with other dwellings such as apartments and semi-detached properties accounting for 9.0%, compared to 90.1% houses and 9.9% other dwellings across Regional Vic.. The home ownership rate in Otway is high at 53.2%, with remaining households either holding a mortgage (26.8%) or renting (20.0%). The median monthly mortgage payment of $1,387 is below the Regional Vic. average of $1,430, while the median weekly rent of $285 matches the Regional Vic. figure of $285. In a national context, Otway mortgage costs are lower than the Australian average of $1,863, and rents are below the national figure of $375.
Frequently Asked Questions - Housing
Otway counted 1,602 households at the 2021 Census, averaging 2.1 people each. 18% are couples with children, fewer than in 91% of areas nationally, against 34% couples without children. 35% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up 62.0% of all households in the area, consisting of couples without children at 34.4%, couples with children at 18.3%, and single parent households at 8.7%. Non-family households represent 38.0% of the total, with single person households accounting for 35.3% and group households at 2.7%. The median household size of 2.1 persons is smaller than the Regional Vic. average of 2.4.
Frequently Asked Questions - Households
29.9% of adults in Otway hold a university qualification, including 19.3% with a bachelor degree and 6.9% with postgraduate qualifications. A further 24.4% hold a vocational qualification. 6 schools serve the area, with 405 enrolment places and an average ICSEA of 990 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
Rates of qualification in Otway are higher than regional comparisons, with 29.9% of residents aged 15+ holding a university degree, compared to 17.2% in the SA3 area and 19.0% in the SA4 region. This education profile supports engagement in professional and knowledge-based roles. Bachelor degrees are held by 19.3% of residents, followed by postgraduate degrees at 6.9% and graduate diplomas at 3.7%. Technical and vocational qualifications are also common, with 37.2% of residents aged 15+ holding credentials, split between advanced diplomas at 12.8% and certificates at 24.4%. Education enrollment is high, with 25.8% of local residents participating in study.
This includes 9.2% in primary schools, 8.8% in secondary schools, and 2.5% in higher education courses.
Frequently Asked Questions - Education
Schools Detail
Getting around Otway means driving: households keep an average of 1.4 vehicles, and scheduled services reach only a handful of stops. Service data is built from operators' published GTFS timetables; vehicle ownership is from the 2021 Census.
Detail
Analysis of transit options indicates 18 active public transport stops in Otway, serviced by 2 routes that provide a total of 46 weekly passenger trips. Public transport access is limited, with residents living an average of 1033 meters from the nearest stop. The area is mostly residential, leading to outbound commutes. Private vehicles are the primary mode of travel at 79%, with 16% of residents walking. Households average 1.4 vehicles. Working from home was recorded for 25.4% of residents in the 2021 Census, which may reflect the influence of pandemic conditions.
Average service frequency across all routes is 6 trips per day, which translates to approximately 2 weekly trips per transit stop.
Frequently Asked Questions - Transport
Transport Stops Detail
68.5% of residents in Otway report no long-term health condition. 4.3% need daily assistance with core activities, and 47.6% hold private health cover. The standardised death rate runs at 4.3 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Based on AreaSearch calculations of mortality rates and chronic illness rates, Otway residents experience favorable health outcomes, with low rates of common health conditions across both older and younger cohorts. Private health insurance coverage is low, held by approximately 48% of the population (~1,897 people), compared to 50.5% in Regional Vic. and a national average of 55.7%. Arthritis and mental health conditions are the most prevalent issues locally, affecting 9.5% and 7.7% of residents. Meanwhile, 68.5% of the population reported no long-term medical conditions, compared to 63.4% across Regional Vic..
Health statistics for working-age residents are average, while the cohort aged 65 and over comprises 30.1% of the population (1,200 people), exceeding the 23.9% share in Regional Vic.. Health outcomes among seniors are strong, outperforming national benchmarks for their demographic.
Frequently Asked Questions - Health
Otway is largely Australian-born, at 82.0% of residents, with 7.6% speaking a language other than English at home. The largest reported ancestries are English (31.1%) and Australian (23.9%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity metrics in Otway are below average, with citizens making up 82.8% of the population, Australian-born individuals at 82.0%, and 92.4% of residents speaking only English at home. Christianity is the primary religion, followed by 34.1% of the population. The most prominent religious overrepresentation is Judaism, which accounts for 0.1% of the local population, matching the 0.1% rate across Regional Vic.. Regarding parental birthplaces, the most common ancestries are English at 31.1%, Australian at 23.9% (below the Regional Vic. average of 29.6%), and Irish at 13.0%. Other distinct ancestries include Scottish at 10.2% of the local population (compared to 8.8% regionally), Dutch at 1.9% (compared to 1.7%), and French at 0.7% (compared to 0.3%).
Frequently Asked Questions - Diversity
The median resident of Otway is 52, older than 94% of areas nationally. 16.5% 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 52 years in Otway is higher than the Regional Vic. average of 43 and the national average of 38. The 65 - 74 age bracket is over-represented at 18.9% locally compared to regional averages, while the 15 - 24 age bracket is under-represented at 7.5%. The local concentration of residents aged 65 - 74 is above the national average of 9.4%. Since 2021, the 75 to 84 cohort has increased from 7.3% to 9.0% of the population, and the 35 to 44 cohort grew from 9.8% to 11.3%.
In contrast, the 55 to 64 group declined from 19.3% to 17.1%, and the 45 to 54 cohort fell from 14.3% to 12.6%. Projections for 2041 suggest demographic shifts, with the 25 to 34 age group expected to grow by 26%, adding 93 residents to reach 453, while the 5 to 14 and 75 to 84 groups are projected to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Otway
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, Local governments Daily | May 2026 3 months ago all 2 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 May 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) | Aug 2026 this 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 — 36 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (4,008 at the 2021 Census → 3,986 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 (217031476). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.