Kerang
At a median age of 51, Kerang sits 11 years above the national figure, making it one of the most age-skewed towns in northern Victoria. Household income lands in the 12.9th percentile nationally, and all four SEIFA indexes sit at decile 2, placing Kerang among the bottom fifth for advantage in Australia. Yet the housing market tells a different story: the median house price reached $410,000 in Apr-Jun 2024, up 169.7% from $152,000 in 2013, a 7.3% CAGR over 14 years. With 89.6% detached houses, a 10.4% vacancy rate, and only 3,960 residents spread across 146.6 square kilometres, this is a rural service town with a concentrated property base and a trajectory that is aging rather than growing.
Population
3,960
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,006/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
Median House
$410K
Apr-Jun 2024
The median house price of $410,000 in Apr-Jun 2024 is the current peak, having risen from $152,000 in 2013, a 7.3% annual compound return over 14 years. Monthly mortgage repayments average $1,000, and the mortgage-to-income ratio sits at 23.0%, below the 30% stress threshold, so housing remains genuinely affordable relative to income. The stock is overwhelmingly detached, with 89.6% separate houses and only 8.2% semi-detached. Bedroom distribution favours three-bedroom homes at 52.8%, with four-plus at 27.5% and two-bedroom at 17.6%. Outright owners make up 49.0% of households, almost double the share carrying a mortgage at 27.1%, which points to a long-established, low-debt resident base rather than active churn.
For Buyers
The median house price of $410,000 in Apr-Jun 2024 is the current peak, having risen from $152,000 in 2013, a 7.3% annual compound return over 14 years. Monthly mortgage repayments average $1,000, and the mortgage-to-income ratio sits at 23.0%, below the 30% stress threshold, so housing remains genuinely affordable relative to income. The stock is overwhelmingly detached, with 89.6% separate houses and only 8.2% semi-detached. Bedroom distribution favours three-bedroom homes at 52.8%, with four-plus at 27.5% and two-bedroom at 17.6%. Outright owners make up 49.0% of households, almost double the share carrying a mortgage at 27.1%, which points to a long-established, low-debt resident base rather than active churn.
For Investors
Rental yield potential is limited by thin demand: weekly rent averages $200, implying a gross yield of around 2.5% against the $410,000 median, which is below typical regional benchmarks. The 10.4% vacancy rate is high and reflects slow population movement, with net internal migration averaging minus 16 persons per year and zero overseas migration. Renters make up 23.9% of households, a narrower pool than most comparable towns. Development activity is minimal at 2 applications in 12 months, both subdivision permits with no dwelling component. The population is projected to fall from 3,960 to around 3,717 by 2031 under medium-trend forecasts, so capital growth will depend on affordability-driven demand from outside rather than local population pressure.
Development Activity
Total DAs
10
Last 12 Months
2
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Kerang iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's School
Prep-6 · 142 students
Kerang Christian College
Prep-12 · 121 students
Kerang South Primary School
Prep-6 · 106 students
Kerang Technical High School
7-12 · 244 students
Kerang Primary School
Prep-6 · 57 students
Demographics
Kerang's median age of 51 is 11 years above the national figure, and the trajectory reinforces this: the senior share rose 4.6 points over the decade while the working-age share fell 1.0 point. University qualifications reach only 15.7%, which is 14.4 percentage points below national, consistent with the region's trade and service employment base. The overseas-born population stands at 6.1%, which is 15.5 points below the national figure, and ancestry is strongly Anglo-Celtic: English (1,802), Scottish (468), and Irish (423) make up the top three groups. Average household size is 2.1, slightly below national at 2.5. Volunteering runs at 26.5%, above typical community rates, and 83% of residents stayed in the same address over the year, indicating stable but static community composition.
Age Distribution
Bedrooms
Dwelling Structure
89.6%
Houses
8.2%
Townhouse
N/A
Apartment
Tenure
Tenure is concentrated among outright owners at 49.0%, with mortgage holders at 27.1% and renters at 23.9%. The high outright-ownership rate reflects a settled, older population that bought before prices rose rather than active new investment. The price record spans 15 quarters from $152,000 in 2013 to $410,000 in Apr-Jun 2024, with a trough of $145,000 in 2014 and no price dip during COVID. The price-to-income ratio remains accessible: a $410,000 median against a $1,006 weekly household income equates to roughly 7.8 years of gross household income, higher than the mortgage stress metric suggests because many buyers are not taking on full debt. The stock is 89.6% detached houses, with three-bedroom homes dominating at 52.8% and four-plus at 27.5%.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,000
Rent / wk
$200
HH Size
2.1
Personal Income / wk
$573
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.4%
Unoccupied
193
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.0%
Community Profile
Ancestry
Household Composition
34.6%
Couples, no children
2,749
Total families
Economy & Employment
Healthcare is the largest employer at 19.4% of the workforce (169 workers), followed by Public Administration at 13.0% (113) and Education at 11.5% (100), with Construction at 9.3% and Manufacturing at 8.5%. This public-sector concentration is typical of regional service towns and provides some employment stability. By occupation, Professionals (238), Managers (197), and Labourers (197) each feature prominently, reflecting the dual nature of a government-service centre and an agricultural region. Unemployment sits at 5.4%, above the national average, and the participation rate is only 43.9%, well below national norms, because the large not-in-labour-force population of 1,481 reflects the aged demographic. All four SEIFA deciles sit at 2, placing Kerang in the bottom fifth nationally for both advantage and economic resources.
Unemployment
2.3%
Labour Force
1,654
Unemployed
38
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
63.1%
Part-time
31.5%
Participation
43.9%
Employed
1,376
Occupations
Top Industries
University
15.7%
Postgraduate
2.5%
Born Overseas
6.1%
Dwellings
1,656
Transport to Work
Car dependency is near-total: 85.6% of residents drive to work, while only 0.3% use public transport, well below state and national rates. Walking and cycling account for 8.5% of trips, reasonable for a flat regional town. The suburb scores decile 2 on IRSAD nationally, placing it among the more disadvantaged areas in Victoria. Crime rate runs at 160.9 incidents per 1,000 residents per year, with property and deception offences the largest category at 203 incidents, followed by justice procedures at 165 and public order at 133. The rent-to-income ratio of 19.9% keeps renters below the 30% stress threshold, and mortgage-to-income at 23.0% is similarly comfortable. No schools are recorded in the dataset for Kerang, so families rely on institutions serving the broader local government area.
Drive
85.6%
Public Transport
0.3%
Walk / Cycle
8.5%
Work from Home
N/A
Population Forecast
-0.4%/yr
(-15 people/yr)
EstablishedPopulation has been declining: historical counts show 3,835 in 2023, 3,806 in 2024, and 3,784 in 2025, an annual trend loss of roughly 15 persons per year. Medium forecasts project a continued decline to around 3,717 by 2031. The primary demographic driver is natural increase, but net internal migration averages minus 16 per year and overseas migration adds zero. The suburb's trajectory is classified as aging, with the senior share up 4.6 points over the decade. Gentrification signals are absent, consistent with a decile 2 SEIFA profile. Rent grew 39.9% over the measurement period while real income grew 14.2%, a gap that is compressing affordability for renters even though absolute rent at $200 per week remains low compared to state averages.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Natural Increase
Net Overseas / yr
0
Net Internal / yr
-16
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
637
Year ending June 2024
Rate per 1,000 People
160.9
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 Kerang compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Kerang a good suburb to live in?
Kerang suits buyers seeking affordable rural living. The median house price is $410,000, mortgage-to-income is 23.0%, well below the 30% stress threshold, and 49.0% of residents own outright. The trade-offs are a decile 2 SEIFA score nationally, a crime rate of 160.9 per 1,000 residents, and a declining population projected to fall to around 3,717 by 2031.
What is the median house price in Kerang?
The median house price reached $410,000 in Apr-Jun 2024, up 169.7% from $152,000 in 2013, a 7.3% compound annual growth rate over 14 years. Weekly rent averages $200 and monthly mortgage repayments average $1,000, giving a mortgage-to-income ratio of 23.0%.
What schools are in Kerang?
No schools are recorded inside the Kerang boundary in this dataset. University qualifications reach only 15.7% of residents, which is 14.4 percentage points below the national figure, reflecting the town's primary orientation toward trade and service employment rather than tertiary pathways.
Is Kerang safe?
Kerang records a crime rate of 160.9 incidents per 1,000 residents per year, which is elevated compared to lower-density rural areas. Property and deception offences are the largest category at 203 incidents, followed by justice procedures at 165 and public order at 133. Total recorded crimes were 637 over the period measured.
Is Kerang good for property investment?
The long-run price growth is solid at 7.3% CAGR over 14 years, but current conditions are cautious. Weekly rent of $200 against a $410,000 median implies a gross yield of around 2.5%, below typical regional targets. The 10.4% vacancy rate is high, population is projected to fall to 3,717 by 2031, and net internal migration averages minus 16 per year.
How is Kerang's population changing?
Population has declined from 3,835 in 2023 to 3,784 in 2025, an annual loss of around 15 persons. Medium forecasts project a further fall to approximately 3,717 by 2031. The demographic trajectory is aging, with the senior share rising 4.6 points over the decade and net internal migration running at minus 16 per year.
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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