Moama
Population has climbed 52% since 2011 and 35.4% over the past decade, yet the median age sits at 49, fully 9 years above the national figure. That combination of fast growth and an aging resident base is unusual, and it resolves through migration: net internal arrivals run at 265 a year against just 25 from overseas, meaning the influx is largely Australians, many of them retirees and downsizers, relocating across the Murray from Victoria. Houses cost a median $455,000, well below capital-city levels, while detached dwellings make up 87.2% of stock. The gentrification score of 57 marks the suburb as actively transitioning, with population acceleration from 13% to 35% cited as a key signal.
Population
7,213
Median Age
49.0
Household IncomeiMedian weekly household income (ABS Census)
$1,348/wk
DAs (12 months)iDevelopment Applications lodged in the past year
414
Median House
$455K
2024-2025 (PSI derived)
At a median house price of $455,000, Moama is far more affordable than most coastal or metropolitan NSW markets, and the recent trajectory has been steep: the price series moved from $395,000 in 2024 to $530,000 in 2025, a 34.2% jump. Detached houses account for 87.2% of dwellings and apartments just 0.3%, so buyers are almost exclusively choosing standalone homes. Stock skews large, with 40.0% of dwellings carrying three bedrooms and another 39.4% holding four or more, which suits families and downsizers wanting space rather than apartment living. Monthly mortgage repayments average $1,627, producing a mortgage-to-income ratio of 27.9%, below the stress threshold because households spend a manageable share of the $1,348 weekly household income on repayments.
For Buyers
At a median house price of $455,000, Moama is far more affordable than most coastal or metropolitan NSW markets, and the recent trajectory has been steep: the price series moved from $395,000 in 2024 to $530,000 in 2025, a 34.2% jump. Detached houses account for 87.2% of dwellings and apartments just 0.3%, so buyers are almost exclusively choosing standalone homes. Stock skews large, with 40.0% of dwellings carrying three bedrooms and another 39.4% holding four or more, which suits families and downsizers wanting space rather than apartment living. Monthly mortgage repayments average $1,627, producing a mortgage-to-income ratio of 27.9%, below the stress threshold because households spend a manageable share of the $1,348 weekly household income on repayments.
For Investors
The 21.3% renter share is modest, which means the tenant pool is shallower than in metro markets where renting often exceeds 30%. Weekly rent of $315 against a $455,000 median produces a gross yield near 3.6%, higher than the sub-2% yields typical of inner-city houses. The headline risk is a 12.9% vacancy rate, well above a balanced market, signalling that rental demand has not kept pace with the detached-house supply. Development activity is heavy, with 396 applications lodged over 12 months, much of it dwelling additions and sheds rather than new rentals. Demand is underwritten by internal migration of 265 people a year, far outweighing 25 from overseas, so investors are betting on continued cross-border relocation from Victoria rather than population pressure from international arrivals.
Development Activity
Total DAs
1,799
Last 12 Months
414
YoY ChangeiYear-over-year change in DA lodgements
+7.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Moama iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Moama Anglican Grammar School
K-12 · 721 students
Moama Public School
P-6 · 113 students
Demographics
The median age of 49 is 9 years above the national median, and the population leans Anglo: only 8.4% were born overseas, 13.2 points below the national share. English ancestry dominates at 3,101 residents, followed by Irish (844), Scottish (827) and Italian (291), with Punjabi the only notable non-English language at just 13 speakers. University qualifications sit at 22.0%, 8.1 points below the national rate, consistent with a workforce weighted toward trades, healthcare and services rather than knowledge professions. Households average 2.4 people, marginally below national, and couples with children (2,134) only slightly outnumber couples without children (2,095), reflecting a mix of established families and empty-nesters as the senior share has risen 4.8 points.
Age Distribution
Bedrooms
Dwelling Structure
87.2%
Houses
11.2%
Townhouse
0.3%
Apartment
Tenure
Owner-occupation is the defining feature: 46.1% own outright and 32.6% hold a mortgage, leaving renters at just 21.3%, an ownership rate well above the renter-heavy profile of metro suburbs. The stock is overwhelmingly detached at 87.2%, with semi-detached at 11.2% and apartments a negligible 0.3%. Larger homes prevail, with 40.0% three-bedroom and 39.4% four-bedroom-plus. The price series rose from $395,000 in 2024 to a peak of $530,000 in 2025, a 34.2% annual gain, though the median house value records $455,000. The high outright-ownership rate helps explain the IER decile of 7: residents hold substantial home equity. Rent-to-income at 23.4% and mortgage-to-income at 27.9% both sit below stress thresholds, so despite rapid price growth, housing costs remain manageable against local incomes.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,627
Rent / wk
$315
HH Size
2.4
Personal Income / wk
$686
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
12.9%
Unoccupied
402
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
23.4%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
27.9%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
37.7%
Couples, no children
5,553
Total families
Economy & Employment
Healthcare leads employment at 19.4% (371 workers), reflecting an older population's demand for services, followed by Construction at 14.1% (269), consistent with the building boom evident in 396 development applications. Education (12.2%, 233), Public Admin (8.1%, 154) and Hospitality (7.7%, 148) round out the top five, the last tied to the cross-river tourism and licensed-club economy. Occupations are split between Professionals (543) and Managers (510), with Community and Personal Service workers (409) close behind. Unemployment is low at 3.5%, but the participation rate of 49.9% is well below typical metro levels because the aging population pushes 2,312 residents out of the labour force. The SEIFA picture is mixed: IEO decile 3 reflects lower formal education, yet IER decile 7 captures the wealth tied up in outright-owned homes.
Unemployment
2.0%
Labour Force
4,007
Unemployed
81
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.3%
Part-time
37.2%
Participation
49.9%
Employed
2,879
Occupations
Top Industries
University
22.0%
Postgraduate
3.3%
Born Overseas
8.4%
Dwellings
2,709
Transport to Work
Moama is car-dependent: 90.7% of commuters drive, while only 3.9% walk or cycle, reflecting a low-density layout of 12.4 people per square kilometre across 582.91 square kilometres. That spread suits residents seeking large blocks rather than walkable amenity. With no schools recorded inside the suburb boundary, families typically rely on facilities in neighbouring Echuca across the Murray. Affordability is a genuine draw, with the $455,000 median house price sitting far below most NSW markets and rent-to-income at a comfortable 23.4%. The 46.1% outright-ownership rate points to a settled, low-churn population, reinforced by a turnover rate of 25.5%, lower than the high-mobility profiles of rental-heavy suburbs. The IRSAD decile of 5 places overall advantage at the national midpoint.
Drive
90.7%
Public Transport
N/A
Walk / Cycle
3.9%
Work from Home
N/A
Population Forecast
+2.25%/yr
(+181 people/yr)
EstablishedPopulation growth runs at 2.25% a year, or 181 people, and the suburb expanded 35.4% over the decade and 52% since 2011, an acceleration the gentrification model scores at 57 (Active). The engine is internal migration: net domestic arrivals of 265 a year dwarf the 25 from overseas, marking this as a relocation-driven market rather than an international-migration one. Recorded population rose from 7,479 in 2023 to 8,036 in 2025, with the medium forecast reaching 8,873 by 2031. The trajectory is classified as aging: the senior share grew 4.8 points while the working-age share fell 3.9 points, so the newcomers skew older. Real income grew 16.1% and rents climbed 40%, faster than the affordability shift, which held roughly stable at 46.9% in 2021 versus 47.8% in 2011.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+25
Net Internal / yr
+265
Gentrification Signal
Active
Population +52% since 2011, Net internal migration +265/yr, Accelerating: 13% → 35%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Moama compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Moama a good suburb to live in?
Moama suits buyers wanting affordability and space: the median house price is $455,000 and 87.2% of dwellings are detached houses. Outright ownership at 46.1% signals a settled population, and rent-to-income at 23.4% is below stress levels. The trade-offs are heavy car reliance, with 90.7% driving to work, and no schools recorded inside the suburb.
What is the median house price in Moama?
The median house price is $455,000. The price series rose from $395,000 in 2024 to $530,000 in 2025, a 34.2% increase. Monthly mortgage repayments average $1,627 and weekly rent is $315, giving a gross yield near 3.6%, higher than typical metro house yields.
What schools are in Moama?
No schools are recorded within the Moama suburb boundary in this dataset. Families generally use schools across the Murray River in Echuca, Victoria, around 5 minutes away by car, which is convenient given 90.7% of residents commute by car.
Is Moama safe?
Crime statistics are not available in this dataset for Moama. As a low-density rural town with 12.4 people per square kilometre and a 46.1% outright home-ownership rate, it carries the settled profile typical of regional NSW, but residents should check NSW BOCSAR data directly for current figures.
Is Moama good for property investment?
Weekly rent of $315 on a $455,000 median gives a gross yield near 3.6%, above metro houses. But the 12.9% vacancy rate signals oversupply, and the renter pool is shallow at 21.3%. Demand rests on internal migration of 265 people a year rather than overseas arrivals at 25.
How is Moama's population changing?
Population grows 2.25% a year (181 people), up 35.4% over the decade and 52% since 2011. Recorded population reached 8,036 in 2025, forecast to hit 8,873 by 2031. Growth is driven by internal migration of 265 a year, and the median age of 49 is 9 years above national as the senior share rose 4.8 points.
What is the population of Moama?
Moama has a population of about 7,213, with the estimated resident figure reaching 8,036 in 2025. The median age is 49, which is 9 years above the national median, reflecting an aging, relocation-driven resident base.
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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