Moolap
With a median age of 59, Moolap sits 19 years above the national figure, making it one of the most age-skewed suburbs in Victoria. That single fact shapes everything else: the labour participation rate is only 37.5%, outright ownership reaches 53.5%, and 88.3% of residents stayed put over the five years to the last census. Household income ranks in the 29.3rd percentile nationally, and both IRSAD and IEO score decile 1, the lowest advantage tier. The suburb is predominantly detached housing at 91%, spread across 34.59 sq km at a very low density of 52.8 people per sq km, giving it a semi-rural character close to Geelong.
Population
1,825
Median Age
59.0
Household IncomeiMedian weekly household income (ABS Census)
$1,279/wk
DAs (12 months)iDevelopment Applications lodged in the past year
5
Median house price data is not available in this period, so buyers must rely on comparable Geelong region benchmarks. What the data does show is that 53.5% of dwellings are owned outright, a proportion well above the national average, signalling that most current owners arrived years ago and have since paid off their loans. Monthly mortgage repayments average $1,907, which is lower than many metropolitan areas, and the mortgage-to-income ratio sits at 34.4%, above the standard 30% stress threshold. Detached houses account for 91% of stock and 3-bedroom dwellings are the most common at 39.4%, followed by 2-bedroom at 29% and 4-plus at 27%. Semi-detached homes represent only 4%, so buyers seeking alternatives to a freestanding house have very limited options here.
For Buyers
Median house price data is not available in this period, so buyers must rely on comparable Geelong region benchmarks. What the data does show is that 53.5% of dwellings are owned outright, a proportion well above the national average, signalling that most current owners arrived years ago and have since paid off their loans. Monthly mortgage repayments average $1,907, which is lower than many metropolitan areas, and the mortgage-to-income ratio sits at 34.4%, above the standard 30% stress threshold. Detached houses account for 91% of stock and 3-bedroom dwellings are the most common at 39.4%, followed by 2-bedroom at 29% and 4-plus at 27%. Semi-detached homes represent only 4%, so buyers seeking alternatives to a freestanding house have very limited options here.
For Investors
Rental demand in Moolap is thin: only 14% of households rent, compared to a national average closer to 30%, and the vacancy rate sits at 7.3%, elevated for a suburb of this size. Weekly rent averages $290, low relative to metropolitan Geelong, because the tenant pool is narrow given the older, owner-occupier demographic. Rent grew 42.9% over the decade, outpacing local income growth of 10.3%, which tightens affordability for the minority who do rent. Development activity is minimal at only 3 applications in the past 12 months, all planning permits rather than volume residential. Net internal migration runs negative at minus 73 per year, offset partially by overseas migration of 60 per year. Investors should weigh the low yield outlook against the affordability trend and slow population growth of 0.21% annually.
Development Activity
Total DAs
13
Last 12 Months
5
YoY ChangeiYear-over-year change in DA lodgements
+25.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Moolap iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Moolap Primary School
Prep-6 · 197 students
Demographics
The median age of 59 is 19 years above the national figure, the result of a 6.6 point increase in the senior share and a 3.7 point fall in the young share over the decade. The overseas-born proportion is 15.8%, which is 5.8 points below national, and the university qualification rate of 17.6% sits 12.5 points below national. Ancestry leans strongly Anglo-Celtic: English (731), Irish (220), Scottish (207) and Italian (96) are the top groups. Average household size is 2.3, slightly below the national figure, consistent with the high proportion of couples without children at 43.7% of families. Volunteering reaches 15.7% of residents, and 8.2% need daily assistance because of the aging profile, a rate that will likely rise as the cohort ages further.
Age Distribution
Bedrooms
Dwelling Structure
91.0%
Houses
4.0%
Townhouse
N/A
Apartment
Tenure
Moolap's housing stock is almost entirely separate houses at 91%, with just 4% semi-detached and no significant apartment supply, a composition that limits the entry price range for buyers. Tenure heavily favours ownership: 53.5% own outright and 32.5% hold a mortgage, leaving renters at just 14%. The outright ownership rate above the national average reflects the older demographic who bought decades ago. Three-bedroom homes are the plurality at 39.4%, four-plus bedrooms account for 27%, and two-bedroom dwellings represent 29%. Affordability has worsened, with the mortgage-to-income ratio at 34.4%, above the 30% stress benchmark, despite household income sitting in only the 29.3rd percentile nationally. Rent at $290 per week remains relatively affordable, with rent-to-income at 22.7%.
Mortgage / mo
$1,907
Rent / wk
$290
HH Size
2.3
Personal Income / wk
$630
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.3%
Unoccupied
53
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
22.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
34.4% stressed
Community Profile
Ancestry
Household Composition
43.7%
Couples, no children
1,337
Total families
Economy & Employment
Construction is the largest employment sector at 18.3% of workers, followed by Healthcare at 16.2% and Education at 11.1%, a mix that reflects Moolap's location on the Geelong fringe where tradespeople and service workers predominate. By occupation, Professionals lead at 94 workers, Managers at 76, Labourers at 67 and Community/Personal roles at 65. The unemployment rate is 4.3% and the full-time employment rate among those working is 60.3%, both broadly in line with national norms. However, labour force participation is only 37.5%, well below national levels, because 774 residents are not in the labour force. This reflects the older age profile rather than economic stress. SEIFA decile 1 on both IRSAD and IEO places the suburb below 90% of Australian communities on advantage measures.
Unemployment
8.6%
Labour Force
7,616
Unemployed
655
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.3%
Part-time
35.4%
Participation
37.5%
Employed
579
Occupations
Top Industries
University
17.6%
Postgraduate
2.4%
Born Overseas
15.8%
Dwellings
670
Transport to Work
Car dependence is near total: 86.6% of residents drive to work, while only 0.7% use public transport and 5% walk or cycle. This reflects the low density of 52.8 people per sq km across 34.59 sq km and limited transit infrastructure. No schools are recorded within the suburb boundary, so families depend on nearby Geelong-area schools. The crime rate is 103.6 incidents per 1,000 residents, above average, with property and deception offences accounting for 107 of the 189 total incidents. IRSAD sits at decile 1, the lowest advantage tier nationally, and IEO also scores decile 1. Offsetting these signals, rent-to-income at 22.7% keeps housing costs manageable for the 14% who rent, and the high outright ownership rate of 53.5% means most long-term residents face no ongoing mortgage burden.
Drive
86.6%
Public Transport
0.7%
Walk / Cycle
5.0%
Work from Home
N/A
Population Forecast
+0.21%/yr
(+32 people/yr)
EstablishedMoolap's population of 1,825 is growing slowly at 0.21% annually, adding roughly 32 people per year. Over the medium forecast to 2031, the broader SA2 population is projected to reach approximately 15,513, up from 15,187 in 2025. Overseas migration is the primary driver at a net 60 arrivals per year, since internal migration is negative at minus 73. The trajectory is aging: the senior share grew 6.6 points and the young share fell 3.7 points over the decade. The gentrification analysis classifies the shift stage as Active with a score of 46, reflecting rent growth of 42.9% and real income growth of 10.3%, though the suburb started from a low base on SEIFA. Population change over 10 years was 5.1%, modest compared to growth corridors elsewhere in Victoria.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+60
Net Internal / yr
-73
Gentrification Signal
Not gentrifying
Safety & Crime
Total Offences
189
Year ending June 2024
Rate per 1,000 People
103.6
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 Moolap compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Moolap a good suburb to live in?
Moolap suits older owner-occupiers who value space and low density over urban amenity. The suburb scores decile 1 on IRSAD and IEO, the lowest advantage tier nationally, and household income sits in the 29.3rd percentile. The median age is 59, 19 years above national, and 88.3% of residents stayed in the same location over 5 years, pointing to a settled rather than transient community.
What is the median house price in Moolap?
Median sale price data is not available for Moolap in the current dataset. The available housing indicators show monthly mortgage repayments averaging $1,907 and a mortgage-to-income ratio of 34.4%, which is above the 30% stress threshold. Weekly rent averages $290 and 53.5% of homes are owned outright.
What schools are in Moolap?
No schools are recorded within the Moolap suburb boundary in this dataset. Families rely on schools in surrounding Geelong-area suburbs. The local university qualification rate is 17.6%, which is 12.5 points below the national figure, consistent with the older, trade and services workforce profile.
Is Moolap safe?
Moolap recorded 189 criminal incidents in the reference period, giving a crime rate of 103.6 per 1,000 residents, which is above average. Property and deception offences were the largest category at 107 incidents. Justice procedures offences accounted for 42 and crimes against the person for 26.
Is Moolap good for property investment?
The investment case is limited. Renters make up only 14% of households, below the national average, and the vacancy rate is 7.3%. Weekly rent of $290 is low relative to Geelong. Rent grew 42.9% over the decade, which is a positive, but population growth is just 0.21% annually and internal migration is negative at minus 73 per year.
How is Moolap's population changing?
The population of 1,825 is growing at 0.21% per year, adding about 32 people annually. Over 10 years the suburb grew 5.1%. Overseas migration is the primary positive driver at 60 net arrivals per year, offset by internal outflow of 73 per year. The age profile is aging, with the senior share up 6.6 points over the decade.
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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