Euroa
Median age 54 in Euroa is 14 years above the national figure, making this one of Victoria's most visibly aging rural towns. With a population of 3,508 in a 187 square kilometre footprint, density sits at just 18.7 people per square kilometre. House prices reached $577,000 in April-June 2024, up from $208,000 in 2013, a 177% gain over 14 years that compares favourably with many regional benchmarks. Household income falls in the 16.6th percentile nationally, and SEIFA scores place Euroa in the 4th decile on both IRSD and IRSAD, signalling meaningful disadvantage relative to the broader VIC average.
Population
3,508
Median Age
54.0
Household IncomeiMedian weekly household income (ABS Census)
$1,079/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
Median House
$577K
Apr-Jun 2024
The median house price of $577,000 in April-June 2024 represents the peak to date, rising steadily from $520,000 in October-December 2023. Over 14 years since 2013, prices compounded at 7.6% per year, well above many regional VIC markets. Mortgage repayments average $1,129 per month, and the mortgage-to-income ratio sits at 24.2%, below the 30% stress threshold, making repayments manageable relative to local incomes. Stock is dominated by separate houses at 93.6%, with three-bedroom homes the most common at 52.8% of dwellings and four-plus bedroom homes accounting for 23.5%. Apartments make up just 0.8% of stock, so buyers face a limited range of dwelling types. Nearly half of residents, 48.9%, own their homes outright, a figure far above the national average and typical of long-established rural communities.
For Buyers
The median house price of $577,000 in April-June 2024 represents the peak to date, rising steadily from $520,000 in October-December 2023. Over 14 years since 2013, prices compounded at 7.6% per year, well above many regional VIC markets. Mortgage repayments average $1,129 per month, and the mortgage-to-income ratio sits at 24.2%, below the 30% stress threshold, making repayments manageable relative to local incomes. Stock is dominated by separate houses at 93.6%, with three-bedroom homes the most common at 52.8% of dwellings and four-plus bedroom homes accounting for 23.5%. Apartments make up just 0.8% of stock, so buyers face a limited range of dwelling types. Nearly half of residents, 48.9%, own their homes outright, a figure far above the national average and typical of long-established rural communities.
For Investors
A 23.8% renter share and $250 weekly rent give landlords a steady base of tenants, but the vacancy rate of 11.0% is high and suggests the market absorbs new supply slowly. Against a $577,000 median, the $250 rent implies a gross yield near 2.3%, modest by regional standards. Population grew 16.4% over the decade and is forecast to add around 50 persons per year, supported by balanced migration, with an average 26 net internal arrivals and 18 net overseas arrivals annually. Development activity is low at 8 applications in 12 months, pointing to a constrained supply environment rather than active construction. The price compound annual growth rate of 7.6% since 2013 provides a stronger case for capital growth than for yield in the near term.
Development Activity
Total DAs
23
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Euroa iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St John's School
Prep-6 · 199 students
Euroa Secondary College
7-12 · 273 students
Euroa Primary School
Prep-6 · 115 students
Demographics
Euroa's median age of 54 sits 14 years above the national figure, and the demographic trajectory is firmly aging, with the senior share rising 6.3 points and the working-age share falling 4.3 points over the decade. The overseas-born share of 8.9% is 12.7 points below national, reflecting the predominantly Anglo-Celtic heritage: English (1,495), Irish (543) and Scottish (436) lead ancestry counts. Average household size is 2.1, which is 0.4 below the national average, consistent with couples-without-children households making up 37.8% of families. University qualifications reach 22.0%, which is 8.1 points below the national figure, though 23.9% of residents volunteer, a rate above what income alone would predict.
Age Distribution
Bedrooms
Dwelling Structure
93.6%
Houses
5.6%
Townhouse
0.8%
Apartment
Tenure
Outright owners account for 48.9% of Euroa households, roughly double the national rate, while mortgage holders make up 27.3% and renters 23.8%. This high outright-ownership share reflects long-tenured residents rather than recent buyers entering on debt. The stock is 93.6% separate houses with only 0.8% apartments, meaning most buyers will be choosing between detached homes of varying bedroom counts. Three-bedroom homes make up 52.8% of dwellings and four-plus make up 23.5%. The price-to-income ratio, given a $577,000 median and a household weekly income of $1,079, implies a ratio near 10x, stretching affordability despite the low mortgage-stress flag. Rents at $250 per week put rent-to-income at 23.2%, just under the 25% benchmark typically associated with rental stress.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,129
Rent / wk
$250
HH Size
2.1
Personal Income / wk
$603
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.0%
Unoccupied
185
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.2%
Community Profile
Ancestry
Household Composition
37.8%
Couples, no children
2,466
Total families
Economy & Employment
Healthcare is the largest employer at 18.7% of local workers (153 people), followed by Education at 11.4% (93) and Agriculture at 11.0% (90). Public Administration and Construction each account for roughly 9-10% of employment. By occupation, Professionals lead at 233, followed closely by Labourers at 199 and Managers at 193, a spread that reflects both the service-sector and farming economy. The unemployment rate is 4.2% and the full-time employment rate is 60.2%, but participation sits at just 42.5% because 1,351 residents are not in the labour force, largely driven by the older age profile. SEIFA places Euroa at decile 4 on both IRSD and IRSAD, meaning it sits below the state average on measures of both disadvantage and advantage.
Unemployment
4.8%
Labour Force
3,298
Unemployed
157
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.2%
Part-time
35.6%
Participation
42.5%
Employed
1,235
Occupations
Top Industries
University
22.0%
Postgraduate
4.5%
Born Overseas
8.9%
Dwellings
1,499
Transport to Work
Car dependence is strong at 84.2% of workers driving, while 9.7% walk or cycle, a reasonable active-transport share for a rural township. No school records are held in this dataset for Euroa, so families should investigate local provision directly. The crime rate is 49.9 incidents per 1,000 residents, with property and deception offences accounting for 96 of the 175 total incidents, the largest single category. The IRSAD decile of 4 places Euroa below the national average on composite advantage-disadvantage, while the IEO decile of 5 is close to the median nationally. Assistance needs at 9.9% of residents (320 people) are somewhat above what lower-income rural communities typically see and correlate with the older age profile. Housing stress indicators are contained, with mortgage-to-income at 24.2% and rent-to-income at 23.2%, both below standard stress thresholds.
Drive
84.2%
Public Transport
N/A
Walk / Cycle
9.7%
Work from Home
N/A
Population Forecast
+0.73%/yr
(+50 people/yr)
EstablishedEuroa's population has grown 16.4% over the decade, averaging about 50 additional residents per year, and forecasts project the broader SA2 population reaching around 7,220 by 2031. Annual growth of 0.73% is modest but consistent, with balanced migration as the primary driver, receiving both internal movers from other VIC areas and a small net overseas flow. Rents rose 66.7% over the period while real income grew only 13.2%, a gap that worsened affordability from 33.6% in 2011 to 40.3% in 2021. The gentrification score of 56 and stage of Active in the shift model sit in contrast to the gentrification module which shows Not gentrifying, a divergence explained by the population growth signal outperforming the income and education signal. Resident stability is high, with 85.5% having not moved in the prior year, above the national average.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+18
Net Internal / yr
+26
Gentrification Signal
Not gentrifying
Population +15% since 2011
Safety & Crime
Total Offences
175
Year ending June 2024
Rate per 1,000 People
49.9
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Euroa compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Euroa a good suburb to live in?
Euroa offers affordable housing with a $577,000 median house price and mortgage repayments averaging $1,129 per month, below the 30% stress threshold for local incomes. SEIFA places it at decile 4 on IRSAD, below the national median, and household income sits in the 16.6th percentile. The aging community and 84.2% car-dependence are trade-offs for the rural lifestyle.
What is the median house price in Euroa?
The median house price in Euroa is $577,000 as of April-June 2024, the current peak. Prices rose from $208,000 in 2013, a 177% increase at a compound annual growth rate of 7.6% over 14 years. Weekly rent averages $250 and monthly mortgage repayments run about $1,129.
What schools are in Euroa?
No school records are captured in this dataset for Euroa. With 22.0% of residents holding university qualifications, which is 8.1 points below the national figure, families should verify local school options directly with the Victorian Department of Education before making a purchase decision.
Is Euroa safe?
Euroa recorded 175 total incidents in the period, giving a crime rate of 49.9 per 1,000 residents. Property and deception offences account for 96 incidents, justice procedures offences for 42, and crimes against the person for 32. Context helps: the IRSD decile of 4 indicates below-average advantage, which can correlate with modestly elevated crime rates compared to higher-income suburbs.
Is Euroa good for property investment?
Prices have compounded at 7.6% per year since 2013, reaching $577,000. The gross yield on $250 weekly rent is near 2.3%, modest, but the vacancy rate of 11.0% is the key risk. Population growth of 16.4% over the decade and balanced migration adding around 44 people per year support demand, while low development activity of 8 applications in 12 months limits supply competition.
How is Euroa's population changing?
Euroa's population grew 16.4% over the decade and is expanding at about 50 people per year, with forecasts projecting the SA2 reaching 7,220 by 2031. Migration is balanced, with 26 net internal arrivals and 18 net overseas arrivals on average annually. The demographic shift is toward older residents, with the senior share up 6.3 points over the decade.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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