Koondrook
A median age of 54 places Koondrook 14 years above the national figure, making it one of the most senior-skewed communities in rural Victoria. Only 1,101 residents spread across 59 square kilometres, giving a density of 18.6 people per km2. Household income sits in just the 11.9th percentile nationally, yet 61.7% of homes are owned outright, the highest tenure indicator in the brief, suggesting long-held assets rather than current earning power. The housing stock is almost entirely detached houses at 96.2%, and a vacancy rate of 12.1% reflects the thin rental demand typical of small rural towns. Median house prices have grown 247.5% since 2013, a compound annual rate of 9.3% over 14 years, rising from $147,500 to $512,500.
Population
1,101
Median Age
54.0
Household IncomeiMedian weekly household income (ABS Census)
$973/wk
DAs (12 months)iDevelopment Applications lodged in the past year
2
Median House
$512K
Apr-Jun 2024
The median house price of $512,500 as of April to June 2024 sits well below regional Victorian and national medians, making entry affordable by comparison for buyers who prioritise space over proximity to services. Monthly mortgage repayments average $1,105, and mortgage-to-income at 26.2% remains below the 30% stress threshold. The stock is almost entirely separate houses at 96.2%, with 3-bedroom homes making up 59.4% and 4-plus bedroom homes at 24.2%. Prices peaked at $545,000 in October to December 2023 and have since pulled back 6.0%, offering buyers a slightly better entry point than the recent high. Outright owners account for 61.7% of households, versus just 26.6% on a mortgage, confirming that Koondrook is a suburb of settled, long-term residents rather than active buyer turnover.
For Buyers
The median house price of $512,500 as of April to June 2024 sits well below regional Victorian and national medians, making entry affordable by comparison for buyers who prioritise space over proximity to services. Monthly mortgage repayments average $1,105, and mortgage-to-income at 26.2% remains below the 30% stress threshold. The stock is almost entirely separate houses at 96.2%, with 3-bedroom homes making up 59.4% and 4-plus bedroom homes at 24.2%. Prices peaked at $545,000 in October to December 2023 and have since pulled back 6.0%, offering buyers a slightly better entry point than the recent high. Outright owners account for 61.7% of households, versus just 26.6% on a mortgage, confirming that Koondrook is a suburb of settled, long-term residents rather than active buyer turnover.
For Investors
Rental demand in Koondrook is thin. Only 11.7% of households rent, well below state and national averages, and the vacancy rate of 12.1% is high, indicating more properties available than tenants to fill them. Weekly rent of $200 against a $512,500 median implies a gross yield around 2.0%, low relative to higher-vacancy rural markets. Development activity is minimal, with just 2 applications lodged in the past 12 months, both subdivision consolidations rather than new dwellings. The positive investment story is the long-run capital growth: a 247.5% gain from $147,500 in 2013 to $512,500 in 2024, at a CAGR of 9.3% over 14 years. The low turnover rate of 16.3% also signals that holders tend to keep assets rather than trade frequently.
Development Activity
Total DAs
3
Last 12 Months
2
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Koondrook iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Koondrook Primary School
Prep-6 · 94 students
Demographics
The median age of 54 is 14 years above the national figure, placing Koondrook firmly in the aging-resident category. Only 5.4% of residents were born overseas, compared to a national share more than 16 percentage points higher. Ancestry is strongly Anglo-Celtic, led by English (425 residents), Irish (126) and Scottish (107). University qualifications reach just 11.3%, which is 18.8 percentage points below the national figure, reflecting the working and trade background of the population. The average household size is 2.2, slightly below the national average. Couples without children account for 44.6% of families, consistent with an older, post-child-rearing profile. The volunteering rate of 18.7% is relatively high, suggesting engaged community participation despite the low income base.
Age Distribution
Bedrooms
Dwelling Structure
96.2%
Houses
0.7%
Townhouse
1.1%
Apartment
Tenure
The housing market here tells a story of stability over churn. Outright ownership at 61.7% is well above the national rate, while mortgage holders at 26.6% and renters at 11.7% are both lower than state norms. Separate houses dominate at 96.2% of the stock, with apartments at just 1.1%, giving the area a uniform detached residential character. The 3-bedroom home is the standard at 59.4%, with 4-plus bedrooms making up another 24.2%. Price history spans 15 quarters from a trough of $147,500 in 2013 to a peak of $545,000 in late 2023, then a modest 6.0% retreat to $512,500. Rent-to-income at 20.6% remains comfortably below the 30% stress threshold, and mortgage stress is similarly absent at 26.2%, though the low household income percentile of 11.9 indicates limited financial headroom.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,105
Rent / wk
$200
HH Size
2.2
Personal Income / wk
$538
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.1%
Unoccupied
62
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
26.2%
Community Profile
Ancestry
Household Composition
44.6%
Couples, no children
832
Total families
Economy & Employment
Healthcare is the largest employer at 20.1% of workers, a share that matches the aging population creating local demand for care services. Agriculture follows at 12.1%, reflecting the Murray-Riverina location and irrigated farming economy. Construction and Public Admin each contribute around 9 to 11% of jobs, and Hospitality rounds out the top five at 9.0%. By occupation, Labourers (63) and Community and Personal Service workers (57) lead the employed workforce, with Managers (53) and Professionals (49) close behind. The participation rate of 44.3% is low compared to the national average, driven by the large retired population in a suburb where median age is 54 and 410 residents are recorded as not in the labour force. Unemployment sits at 6.0%, above the national average, and full-time employment accounts for 56.0% of those working.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.0%
Part-time
38.0%
Participation
44.3%
Employed
393
Occupations
Top Industries
University
11.3%
Postgraduate
1.8%
Born Overseas
5.4%
Dwellings
453
Transport to Work
Car travel is the dominant mode at 86.8% of commuters, consistent with a rural setting where public transport access is limited. Walking and cycling accounts for 6.6%, higher than many comparable towns. Schools are not recorded within Koondrook in the dataset, so families draw on services from nearby centres including Kerang. Crime totalled 35 recorded offences, giving a rate of 31.8 per 1,000 residents. Property and deception offences led at 19 incidents, followed by drug offences at 8. SEIFA index data is not available for this suburb, but the household income percentile of 11.9 places the community in the lower income tier nationally. The need-for-assistance rate of 5.1% (51 people) is above the national average, consistent with the senior age profile and below-average university qualification rate of 11.3%.
Drive
86.8%
Public Transport
N/A
Walk / Cycle
6.6%
Work from Home
N/A
Safety & Crime
Total Offences
35
Year ending June 2024
Rate per 1,000 People
31.8
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 Koondrook compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Koondrook a good suburb to live in?
Koondrook suits those seeking a quiet rural lifestyle with affordable, outright-owned housing. The median age of 54 is 14 years above national, so it appeals most to retirees and long-term residents. Household income sits in the 11.9th percentile nationally, so essential services can be limited, and the nearest schools and major shopping are in nearby Kerang.
What is the median house price in Koondrook?
The median house price was $512,500 in the April to June 2024 quarter, down 6.0% from the peak of $545,000 in late 2023. Monthly mortgage repayments average $1,105, and mortgage-to-income is 26.2%, below the 30% stress threshold. The suburb has grown 247.5% from a trough of $147,500 in 2013.
What schools are in Koondrook?
No schools are recorded within the Koondrook boundary in this dataset. Families with school-age children typically travel to nearby Kerang for primary and secondary schooling. The local university qualification rate is 11.3%, which is 18.8 percentage points below the national figure, reflecting the area's trade and working background.
Is Koondrook safe?
Koondrook recorded 35 offences in the most recent period, a rate of 31.8 per 1,000 residents. Property and deception offences were the most common at 19 incidents, followed by drug offences at 8. The small population of 1,101 means even a handful of incidents can move the per-capita rate, so the raw numbers should be interpreted in context.
Is Koondrook good for property investment?
Long-run capital growth is strong at 247.5% since 2013, a CAGR of 9.3% over 14 years. However, the rental market is thin: only 11.7% of households rent, vacancy sits at 12.1%, and weekly rent of $200 implies a gross yield around 2.0%. Investors relying on rental income rather than capital growth will find demand limited in this small rural town.
How is Koondrook's population changing?
Detailed population forecasts are not available for Koondrook, but the profile signals stability rather than growth. The median age of 54 is 14 years above the national average, the resident turnover rate is just 16.3%, and development applications numbered only 2 in the past 12 months with no new dwellings recorded. The low overseas-born share of 5.4% also indicates limited migration inflow.
What industries and jobs are in Koondrook?
Healthcare employs 20.1% of local workers, the largest sector, followed by Agriculture at 12.1% and Construction at 11.1%. Public Admin accounts for 9.5% and Hospitality for 9.0%. The participation rate of 44.3% is low nationally, because the large retired population of median age 54 means 410 residents are not in the labour force.
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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