Korumburra
The town has 4,749 residents across 59.94 sq km, with 91.1% separate houses and 77.9% driving to work. This creates an established, car-dependent market where detached housing matters more than apartment choice. Household income is at the 23.5th percentile, helping explain why affordability remains a constraint despite long-term price growth. Buyers comparing Korumburra with nearby Leongatha should weigh this smaller-town form and older profile alongside the headline price.
Population
4,749
Median Age
47.0
Household IncomeiMedian weekly household income (ABS Census)
$1,175/wk
DAs (12 months)iDevelopment Applications lodged in the past year
28
Median House
$610K
October to December 2025
Three-bedroom homes make up 51.0% of stock and four-plus-bedroom homes 30.2%, so the choice favours families, home workers or downsizers wanting land over apartment seekers. A typical mortgage is listed at $1,300 per month. Mortgage payments equal 25.6% of household income, higher than the 23.0% rent-to-income measure, while neither stress flag is active. Compared with the national age profile, Korumburra is 7 years older at 47, which can support quieter demand but narrow the pool of younger first-home buyers.
For Buyers
Three-bedroom homes make up 51.0% of stock and four-plus-bedroom homes 30.2%, so the choice favours families, home workers or downsizers wanting land over apartment seekers. A typical mortgage is listed at $1,300 per month. Mortgage payments equal 25.6% of household income, higher than the 23.0% rent-to-income measure, while neither stress flag is active. Compared with the national age profile, Korumburra is 7 years older at 47, which can support quieter demand but narrow the pool of younger first-home buyers.
For Investors
Korumburra's investment case is income-led but not shortage-led. Weekly rent is $270 and 19.7% of households rent, while vacancy is 10.1%, making tenant demand important to test beyond renter share alone. Rent growth of 43.6% is higher than the 0.88% annual population trend, but Balanced migration and an Aging trajectory point to measured tenant growth. Twenty-seven planning applications in 12 months add development activity. Compared with lower-vacancy markets, conservative assumptions are appropriate.
Development Activity
Total DAs
43
Last 12 Months
28
YoY ChangeiYear-over-year change in DA lodgements
+300.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Korumburra
Open-register school locations for education access. This is not a school-quality ranking.
Korumburra Primary School
St Joseph's School
Korumburra Secondary College
Demographics
Korumburra has an older, settled population: median age is 47, or 7 years above the national median, and 81.7% stayed at the same address. Average household size is 2.3 people, 0.2 below the national figure, consistent with 44.6% couples without children and 37.1% couples with children. University attainment is 19.5%, 10.6 points below the national comparison, while 12.2% were born overseas, 9.4 points below nationally. English, Scottish and Irish ancestry counts are 2,032, 544 and 482. For households comparing Korumburra with nearby Leongatha, this older, lower-turnover profile is the key distinction to investigate because it shapes services and housing demand.
Age Distribution
Bedrooms
Dwelling Structure
91.1%
Houses
8.3%
Townhouse
0.0%
Apartment
Tenure
Tenure is stable, with 42.8% owning outright, 35.8% paying a mortgage and 19.7% renting. Separate houses account for 91.1%, including 51.0% three-bedroom and 30.2% four-plus-bedroom homes. Compared with nearby Leongatha, buyers should test whether Korumburra's low-density stock suits them, because detached housing and high outright ownership favour space and continuity over compact rental supply.
Mortgage / mo
$1,300
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$270
Census 2021
HH Size
2.3
Personal Income / wk
$611
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.1%
Unoccupied
213
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.1%
Couples with children
44.6%
Couples, no children
16.8%
Single parent
1,282
Total families
Economy & Employment
Healthcare is Korumburra's largest industry at 21.4% of jobs, ahead of construction at 13.1%, followed by education 10.6%, manufacturing 9.7% and retail 7.2%. This mix gives essential services a central role because health and education demand is less discretionary than retail activity. Trades lead occupations with 341 people, followed by labourers 279 and community/personal workers 273. Unemployment is 3.8%, participation is 53.3% and household income sits at the 23.5th percentile. SEIFA results are uneven: IER reaches decile 7, above IRSD decile 5, while IEO and IRSAD are both decile 4. Stronger economic resources alongside lower income and education measures may reflect 42.8% outright ownership and an older resident base, rather than broad high earnings.
Unemployment
3.8%
Labour Force
2,103
Unemployed
80
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.2%
Part-time
40.0%
Participation
53.3%
Employed
2,023
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
19.5%
Postgraduate
3.7%
Born Overseas
12.2%
Dwellings
1,903
Transport to Work
Korumburra is practical for drivers, with 77.9% travelling by car and only 0.3% using public transport, so car reliance is far higher than transit use. A further 14.1% work from home, which can reduce commuting pressure but not the need for local services. Three nearby schools provide 2 primary and 1 secondary option across government and Catholic sectors; check enrolment zones against the exact address. Recorded crime is 122.6 incidents per 1,000 residents, including 227 justice-procedure and 181 property and deception offences, higher than 47 drug offences. IRSAD sits in decile 4, below IER decile 7, while volunteering is 18.3%. Services and safety should be assessed street by street.
Drive
77.9%
Public Transport
0.3%
Walk / Cycle
3.4%
Work from Home
14.1%
Population Forecast
+0.88%/yr
(+88 people/yr)
EstablishedKorumburra is tracking as an established market, with forecast trend growth of 0.88% annually and Balanced migration. Across the wider area, population change is 12.6% over 10 years, but the shift trajectory is Aging: senior share is up 5.5 points and young share is down 2.5. That supports gradual service demand because older households tend to remain longer, consistent with 81.7% address retention. Gentrification signals are limited, with a score of 4 and a stage of Not gentrifying, although a separate shift score of 40 is labelled Early signs. Rent growth of 43.6% has outpaced the 0.88% population trend, suggesting housing costs moved faster than local expansion. Growth is therefore slower than a rapid-growth corridor and more dependent on steady local demand.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+20
Net Internal / yr
+24
Gentrification Signal
Not gentrifying
Population +13% since 2011
Safety & Crime
Total Offences
582
Year ending June 2024
Rate per 1,000 People
122.6
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 Korumburra compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Korumburra a good suburb to live in?
Korumburra suits buyers seeking detached housing and an established setting: 91.1% of homes are separate houses and the median age is 47, 7 years above national. Car use is 77.9%, compared with 0.3% public transport, so daily convenience depends on driving.
What schools are in Korumburra?
Korumburra has 3 local schools: St Joseph's School, Korumburra Primary School and Korumburra Secondary College. The mix is broader than a single-sector choice, with 2 primary schools and 1 secondary school across Catholic and government sectors. Check the zone for the exact address.
Is Korumburra safe?
Safety needs a measured, address-level check. Recorded crime is 122.6 incidents per 1,000 residents, with 582 offences overall. Justice procedures offences total 227, higher than 47 drug offences, while property and deception offences total 181. Compare recent local conditions before deciding.
Is Korumburra good for property investment?
Korumburra may suit a conservative investor, but vacancy is a key risk: weekly rent is $270, renter households are 19.7% and vacancy is 10.1%. Rent growth of 43.6% is higher than the 0.88% annual population trend, while 27 planning applications add activity. Compare yield, maintenance and vacancy assumptions before buying.
How is Korumburra's population changing?
Korumburra has 4,749 residents today. The wider-area forecast records 12.6% population change over 10 years and a 0.88% annual trend, with Balanced migration. The trajectory is Aging: median age is 47, senior share is up 5.5 points and young share is down 2.5, so growth is more likely to reshape the age mix than create a younger profile.
What development is happening in Korumburra?
There were 27 planning applications in the past 12 months, indicating active permitting rather than a confirmed dwelling pipeline. Activity should be compared with each proposal, location and likely use, since a permit for a shed does not equal new housing.
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), Valuer-General Victoria (house prices), state education open registers (school locations), 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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