Moe
Household income at the 8.9th percentile nationally ($902/week) and SEIFA decile 1 across all four indices make Moe one of Victoria's most disadvantaged suburbs by every standard measure. The crime rate of 203.3 per 1,000 residents is among the highest in this dataset, more than double Maidstone's already elevated figure. Yet the $370,000 median house price grew 138.7% from $155,000 in 2013 (6.4% CAGR over 14 years), significantly outpacing income growth. Unemployment at 10.7% is more than double the national rate, and the 46-year median age is 6 years above national, reflecting an older, lower-mobility population.
Population
9,375
Median Age
46.0
Household IncomeiMedian weekly household income (ABS Census)
$902/wk
DAs (12 months)iDevelopment Applications lodged in the past year
24
Median House
$370K
Apr-Jun 2024
The $370,000 median makes Moe one of Victoria's most affordable suburbs in absolute terms. Detached houses at 80.0% dominate, with three-bedrooms at 48.8% the most common size. Prices plateaued around $370,000 since 2022, after growing from $155,000 in 2013. Monthly mortgage repayments of $1,000 produce a mortgage-to-income ratio of 25.6%, below the stress threshold despite very low incomes. The 37.7% outright ownership rate is above average, reflecting an older population that purchased at much lower historical prices. Two-bedroom stock at 26.4% provides options for downsizers. The crime rate of 203.3 per 1,000 is a significant consideration for families.
For Buyers
The $370,000 median makes Moe one of Victoria's most affordable suburbs in absolute terms. Detached houses at 80.0% dominate, with three-bedrooms at 48.8% the most common size. Prices plateaued around $370,000 since 2022, after growing from $155,000 in 2013. Monthly mortgage repayments of $1,000 produce a mortgage-to-income ratio of 25.6%, below the stress threshold despite very low incomes. The 37.7% outright ownership rate is above average, reflecting an older population that purchased at much lower historical prices. Two-bedroom stock at 26.4% provides options for downsizers. The crime rate of 203.3 per 1,000 is a significant consideration for families.
For Investors
Renters at 35.6% provide a moderate tenant pool, and median weekly rent of $200 against a $370,000 median gives a gross yield of roughly 2.8%, below the national average despite the low entry price. Vacancy at 9.9% is elevated. With 22 DAs in 12 months, development activity is modest. The 10.7% unemployment rate and income at the 8.9th percentile mean tenant payment reliability is a concern. Rent grew 44.8% over the decade, well above income growth, suggesting tenants are being squeezed. Net internal migration of 103 per year provides some demand, but growth at 0.23% per year (41 persons) is minimal.
Development Activity
Total DAs
39
Last 12 Months
24
YoY ChangeiYear-over-year change in DA lodgements
+2300.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Moe iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Kieran's School
Prep-6 · 250 students
Moe (Albert Street) Primary School
Prep-6 · 111 students
Moe (South Street) Primary School
Prep-6 · 241 students
Moe Primary School
Prep-6 · 78 students
Demographics
English ancestry dominates at 3,507, with Scottish (925), Irish (860) and a large 'Not Stated' cohort (884), a profile heavily Anglo-Celtic with minimal overseas-born population (15.8%, 5.8 points below national). University qualification at 13.0% is 17.1 points below the national average, consistent with the IEO decile 1 reading. Median age of 46 is 6 years above national, and average household size of 2.0 is well below the national 2.5. Couples without children at 30.3% and the small household size reflect an aging population. Non-English languages are minimal: Italian (17), Samoan (17), Serbian (14) each have tiny communities.
Age Distribution
Bedrooms
Dwelling Structure
80.0%
Houses
13.4%
Townhouse
5.8%
Apartment
Tenure
Ownership splits between 37.7% outright and 26.8% on mortgages, with renters at 35.6%. Detached houses at 80.0% dominate, with semi-detached at 13.4% and apartments at 5.8%. Three-bedroom homes at 48.8% are the main stock, with two-bedrooms at 26.4% and four-plus at just 17.4%. The median grew from $155,000 in 2013 to $370,000 in 2024, a 138.7% gain (6.4% CAGR over 14 years), though prices plateaued since 2022. At household income of $902/week, the price-to-income ratio is approximately 7.9x annual income, stretched for a regional suburb at this income level. Stability at 81.5% reflects low residential turnover.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,000
Rent / wk
$200
HH Size
2.0
Personal Income / wk
$541
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.9%
Unoccupied
455
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.2%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.3%
Couples, no children
6,181
Total families
Economy & Employment
Healthcare dominates at 23.5% (446 workers), followed by construction at 10.0% (190), education at 9.3% (177), public administration at 8.9% (168) and retail at 7.7% (147). Community/personal workers (511) and labourers (484) are the top occupations, outnumbering professionals (363), a ratio that is inverted compared to the national average. Full-time employment at 56.8% is well below national, and the 10.7% unemployment rate is more than double the national rate. The participation rate of 41.6% means 3,619 people are not in the labour force. All four SEIFA deciles sit at 1, the lowest possible, confirming deep, multi-dimensional disadvantage.
Unemployment
7.2%
Labour Force
7,946
Unemployed
574
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.8%
Part-time
32.5%
Participation
41.6%
Employed
2,932
Occupations
Top Industries
University
13.0%
Postgraduate
2.2%
Born Overseas
15.8%
Dwellings
4,153
Transport to Work
Transport is car-dependent: 87.2% drive to work, public transport at 1.9% is very low, and walking/cycling at 3.3% is below the national average. Moe has 4 schools spanning a wide ICSEA range: St Kieran's (Catholic, 1,000, 250 students) matches the national benchmark, while Moe Primary School (government, 793, 78 students) sits far below. The crime rate of 203.3 per 1,000 is very high, with property offences (809), justice procedures (483) and crimes against the person (426) the main categories. The 12.4% needing-assistance rate (1,061 people) is significantly above the national average. IRSAD decile 1 confirms bottom-level disadvantage.
Drive
87.2%
Public Transport
1.9%
Walk / Cycle
3.3%
Work from Home
N/A
Population Forecast
+0.23%/yr
(+41 people/yr)
EstablishedPopulation growth averages 0.23% per year (41 persons), near stagnant. Net internal migration of 103 per year is offset by modest overseas arrivals of 54 per year. The 10-year population change of 3.7% is well below the national average. Medium projections reach 17,687 by 2031, from 17,640 in 2025. The senior share expanded 5.7 points over the decade while the young cohort shrank 2.2 points, accelerating the aging trajectory. Rent grew 44.8% over the decade while affordability held stable (price-to-income ratio unchanged at 36.0), meaning rents rose with house prices. Gentrification score of 26 shows early signs but the SEIFA decile 1 profile limits gentrification potential.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+54
Net Internal / yr
+103
Gentrification Signal
Not gentrifying
Net internal migration +103/yr
Safety & Crime
Total Offences
1,906
Year ending June 2024
Rate per 1,000 People
203.3
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 Moe compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Moe a good suburb to live in?
Moe offers affordable housing ($370,000 median, 80.0% houses) but faces significant challenges. The crime rate of 203.3 per 1,000 is among the highest in Victoria, and all 4 SEIFA deciles sit at 1, the lowest possible. Unemployment at 10.7% is more than double the national rate. Mortgage-to-income at 25.6% is manageable, and the 37.7% outright ownership rate reflects a settled community.
What is the median house price in Moe?
The median is $370,000 (Apr-Jun 2024), having grown 138.7% from $155,000 in 2013, a 6.4% CAGR over 14 years. Prices have plateaued since 2022. Monthly mortgage repayments average $1,000 and median weekly rent is $200. At household income of $902/week (8.9th percentile), the price-to-income ratio is roughly 7.9x, stretched for a regional location.
What schools are in Moe?
Moe has 4 schools spanning a wide range. St Kieran's (Catholic, ICSEA 1,000, 250 students) meets the national benchmark. Moe Albert Street Primary (918, 111 students) and South Street Primary (890, 241 students) sit below, while Moe Primary School (793, 78 students) is significantly below the 1,000 benchmark. Total local capacity is 680 students across the 4 schools.
Is Moe safe?
The crime rate of 203.3 per 1,000 is among the highest in this dataset. Property and deception offences lead at 809 incidents, justice procedures at 483 and crimes against the person at 426. The IRSD decile 1 confirms high disadvantage, which statistically correlates with elevated crime. This rate is more than double the Victorian median and significantly above comparable regional towns.
Is Moe good for property investment?
Gross yield is roughly 2.8% ($200/week on $370,000), below the national average despite the low entry price. Vacancy at 9.9% is elevated, and the 10.7% unemployment rate raises tenant payment reliability concerns. The 14-year CAGR of 6.4% has been reasonable, but prices have plateaued since 2022. The crime rate of 203.3 per 1,000 and SEIFA decile 1 profile limit capital growth potential.
How is Moe's population changing?
Growth is near stagnant at 0.23% per year (41 persons). Medium projections reach 17,687 by 2031 from 17,640 in 2025. Net internal migration of 103 per year provides modest inflow. The senior share expanded 5.7 points over the decade, accelerating the aging trajectory. The median age of 46 is 6 years above national, and average household size of 2.0 is well below the national 2.5.
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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