Mirboo North
At a median age of 48, Mirboo North sits 8 years above the national figure, and that single fact explains much of the suburb's character. Household income falls in the 26.6th percentile nationally, below most Victorian rural towns, yet 48.8% of residents own their homes outright, indicating long-established ownership rather than recent entry. The median house price reached $420,000 in April-June 2024, down 27.6% from a peak of $580,000 in mid-2023. The 95.66 square kilometre footprint holds just 2,263 people, and 83.5% of residents did not move in the prior year, a stability rate well above typical suburban turnover.
Population
2,263
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,223/wk
DAs (12 months)iDevelopment Applications lodged in the past year
11
Median House
$420K
Apr-Jun 2024
The $420,000 median house price in April-June 2024 represents a significant correction of 27.6% from the $580,000 peak reached in July-September 2023, which may appeal to buyers who missed the earlier run-up. Over 14 years the price has risen 58.5% from $265,000, a compound annual growth rate of 3.3%. Stock is overwhelmingly detached houses at 95.2%, with 33.1% of dwellings having four or more bedrooms and 53.0% having three bedrooms. Monthly mortgage repayments average $1,367, and the mortgage-to-income ratio sits at 25.8%, below the 30% stress threshold. Outright owners at 48.8% substantially outnumber mortgage holders at 37.8%, suggesting a community where properties are held long-term rather than traded frequently.
For Buyers
The $420,000 median house price in April-June 2024 represents a significant correction of 27.6% from the $580,000 peak reached in July-September 2023, which may appeal to buyers who missed the earlier run-up. Over 14 years the price has risen 58.5% from $265,000, a compound annual growth rate of 3.3%. Stock is overwhelmingly detached houses at 95.2%, with 33.1% of dwellings having four or more bedrooms and 53.0% having three bedrooms. Monthly mortgage repayments average $1,367, and the mortgage-to-income ratio sits at 25.8%, below the 30% stress threshold. Outright owners at 48.8% substantially outnumber mortgage holders at 37.8%, suggesting a community where properties are held long-term rather than traded frequently.
For Investors
Rental conditions in Mirboo North are modest compared to metropolitan benchmarks. Weekly rent sits at $255, below the Victorian state median, and the renter share is only 13.4%, meaning the pool of prospective tenants is small relative to owner-occupiers. The vacancy rate of 8.0% is elevated and warrants caution, as it signals that not all available rentals are finding tenants. Only 10 development applications were lodged in the 12 months to data collection, among the lower activity levels for a VIC town of this population. The price-to-rent ratio at the $420,000 median implies a gross yield near 3.2%, higher than inner-city markets but still below what thinner regional markets typically need to offset illiquidity risk.
Development Activity
Total DAs
15
Last 12 Months
11
YoY ChangeiYear-over-year change in DA lodgements
+450.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Mirboo North iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Mirboo North Secondary College
7-12 · 322 students
Mirboo North Primary School
Prep-6 · 278 students
Demographics
The median age of 48 is 8 years above the national figure, placing Mirboo North among the older-skewing rural communities in Victoria. Overseas-born residents account for 13.4% of the population, which is 8.2 percentage points below the national average, reflecting a predominantly Australian-born community. Ancestry is firmly Anglo-Celtic: English (1,019 residents), Scottish (269) and Irish (251) are the top three groups, with Italian (120) as the main non-British heritage. University qualifications stand at 24.3%, which is 5.8 points below the national figure. Average household size is 2.4, slightly below national, consistent with the older demographic and the 32.4% of families who are couples without children.
Age Distribution
Bedrooms
Dwelling Structure
95.2%
Houses
4.8%
Townhouse
N/A
Apartment
Tenure
Separate houses account for 95.2% of dwellings, with semi-detached homes making up the remaining 4.8% and no meaningful apartment stock. Three-bedroom dwellings dominate at 53.0%, followed by four-plus bedroom homes at 33.1%. The tenure split is skewed toward ownership: 48.8% own outright, 37.8% carry a mortgage, and only 13.4% rent, compared to the national renter share that typically exceeds 30%. The median house price declined from $542,500 in October-December 2023 to $420,000 by April-June 2024, a correction of roughly 22.6% in two quarters following a peak of $580,000. Over 14 years from an earliest recorded price of $265,000, prices compounded at 3.3% annually, a return that tracks inflation rather than outperforming it.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,367
Rent / wk
$255
HH Size
2.4
Personal Income / wk
$625
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
8.0%
Unoccupied
75
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.8%
Community Profile
Ancestry
Household Composition
32.4%
Couples, no children
1,713
Total families
Economy & Employment
Healthcare is the single largest employment sector at 20.9% of local workers (137 people), well above what a town of 2,263 residents would typically sustain, suggesting Mirboo North serves as a regional health hub for surrounding communities. Education follows at 16.0% (105 workers) and Construction at 11.6% (76 workers). By occupation, Professionals are the largest group at 207, followed by Managers at 126. The unemployment rate sits at 5.0% and the participation rate at 49.6%, the latter below typical because the older-than-average population has a larger proportion not in the labour force (743 residents). Full-time employment accounts for 56.5% of those employed. Household income at the 26.6th percentile nationally reflects both the age profile and the sector mix, where healthcare and education roles outside capital cities typically attract lower salaries than equivalent metropolitan positions.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.5%
Part-time
38.5%
Participation
49.6%
Employed
872
Occupations
Top Industries
University
24.3%
Postgraduate
4.3%
Born Overseas
13.4%
Dwellings
869
Transport to Work
Car dependency is high at 88.8% of residents driving to work, above the national average, which reflects the rural setting and limited public transport options. Walking or cycling accounts for 5.0% of journeys, modest but not negligible for a low-density area. Safety data shows 70 recorded offences in the measured period, producing a crime rate of 30.9 per 1,000 residents. Property and deception offences were the largest category at 35 incidents, followed by crimes against the person at 23. Rent-to-income at 20.9% and mortgage-to-income at 25.8% are both below stress thresholds, meaning housing costs are manageable compared to most Victorian markets. The need-assistance rate is 10.1% (213 residents), above the national average, consistent with the older age profile where mobility and health support requirements are higher.
Drive
88.8%
Public Transport
N/A
Walk / Cycle
5.0%
Work from Home
N/A
Safety & Crime
Total Offences
70
Year ending June 2024
Rate per 1,000 People
30.9
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 Mirboo North compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Mirboo North a good suburb to live in?
Mirboo North offers affordable housing at a $420,000 median with low housing stress: mortgage costs run at 25.8% of income, below the 30% stress threshold. The community is very stable, with 83.5% of residents not having moved in the prior year. The main trade-offs are limited public transport, car dependency at 88.8%, and household incomes that sit in the 26.6th percentile nationally.
What is the median house price in Mirboo North?
The median house price was $420,000 in April-June 2024, down 27.6% from the $580,000 peak in July-September 2023. Monthly mortgage repayments average $1,367 and weekly rent averages $255. Over 14 years the price has grown 58.5% from an earliest recorded $265,000.
What schools are in Mirboo North?
No schools are recorded inside the Mirboo North boundary in this dataset. The suburb covers 95.66 square kilometres with a population of 2,263, so families typically access schools in nearby towns. The local university qualification rate is 24.3%, which is 5.8 points below the national figure.
Is Mirboo North safe?
Mirboo North recorded 70 offences in the measured period, giving a crime rate of 30.9 per 1,000 residents. Property and deception offences were the most common at 35 incidents. For context, the population of 2,263 is spread across 95.66 square kilometres, and 83.5% of residents have stayed in the suburb, indicating a settled community.
Is Mirboo North good for property investment?
The investment case is mixed. The gross rental yield is near 3.2% at a $420,000 median and $255 weekly rent, higher than metropolitan markets but tempered by an 8.0% vacancy rate and a renter share of only 13.4%. The price is 27.6% below its 2023 peak, which creates an entry opportunity, but 14-year compound growth of 3.3% annually has not outpaced inflation significantly.
How is Mirboo North's population changing?
The current population is 2,263, spread across 95.66 square kilometres at a density of 23.7 people per square kilometre, low even by rural Victorian standards. Residential stability is high with 83.5% of residents not having moved in the prior year and a turnover rate of 16.5%. The median age of 48 is 8 years above the national figure, pointing to an aging rather than growing demographic base.
What industries employ people in Mirboo North?
Healthcare is the largest sector at 20.9% of local workers (137 people), followed by Education at 16.0% (105) and Construction at 11.6% (76). Agriculture accounts for 6.8% (45 workers). Professionals are the most common occupational group at 207 workers. The participation rate is 49.6%, below national levels, because the older median age of 48 means a larger share of residents are outside 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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