Mooroolbark
Mooroolbark sits at the Yarra Ranges LGA frontier, the last major outer-east suburb before Lilydale hands the corridor to wine country and the Dandenongs. Density runs at 1,844 persons/sqkm across 12.5 sqkm, materially looser than Boronia or Ferntree Gully and visible in the 95.4% separate-house share, the highest in the established outer-east peer set against Croydon's 83.5% and Boronia's 71.7%. The $880,000 median (Apr-Jun 2024) is also the current peak, a 0% drawdown from the cycle high that no peer suburb matches: Croydon retraced 2.7%, Ferntree Gully 7.1%, Boronia 4.4%. CAGR of 5.1% across 14 years sits between Boronia's 4.5% and Croydon's 5.5%. The unusual identity signal is the SEIFA split, IEO decile 6 (992) but IER decile 8 (1,045), meaning incomes outrun credentials, the inverse of Croydon's IEO 9 / IER 6 inversion and the rarer pattern across Melbourne's east.
Population
23,059
Median Age
37.0
Household IncomeiMedian weekly household income (ABS Census)
$1,994/wk
DAs (12 months)iDevelopment Applications lodged in the past year
35
Median House
$880K
Apr-Jun 2024
Mooroolbark works for owner-occupiers who want detached stock on larger lots without paying the Croydon premium. The $880,000 median runs 2.2% below Croydon's $899,500 immediately west and 3.5% above Boronia's $850,000 south on the Belgrave line, but the underlying stock differs sharply: 95.4% separate houses against Croydon's 83.5% and Boronia's 71.7%, with semi-detached at only 4.3% versus Boronia's 24.8%. Bedroom mix is family-heavy at 50.1% three-bed and 38.9% four-plus, the four-bed share exceeding Croydon's 24.1% by 14.8pp and reflecting larger 1970s-90s lots. Mortgage-to-income runs 23.2% on $1,994/week household income, the lightest of the outer-east cohort and well under the 30% stress line, with rent-to-income at 20.1%. Owner-occupation reaches 79.3% (32.3% outright, 47.0% mortgaged), 7pp above Croydon's 72.6% and signalling a deeper established-family base.
For Buyers
Mooroolbark works for owner-occupiers who want detached stock on larger lots without paying the Croydon premium. The $880,000 median runs 2.2% below Croydon's $899,500 immediately west and 3.5% above Boronia's $850,000 south on the Belgrave line, but the underlying stock differs sharply: 95.4% separate houses against Croydon's 83.5% and Boronia's 71.7%, with semi-detached at only 4.3% versus Boronia's 24.8%. Bedroom mix is family-heavy at 50.1% three-bed and 38.9% four-plus, the four-bed share exceeding Croydon's 24.1% by 14.8pp and reflecting larger 1970s-90s lots. Mortgage-to-income runs 23.2% on $1,994/week household income, the lightest of the outer-east cohort and well under the 30% stress line, with rent-to-income at 20.1%. Owner-occupation reaches 79.3% (32.3% outright, 47.0% mortgaged), 7pp above Croydon's 72.6% and signalling a deeper established-family base.
For Investors
The yield arithmetic is unremarkable but the supply backdrop is genuinely awkward. Median rent of $400/week on the $880,000 median implies a gross yield of 2.36%, narrowly above Croydon's 2.2% and Boronia's 2.30%, but the 4.3% vacancy rate sits at the upper edge of the 3-5% balanced band rather than the tight 3% zone investors prefer. Rental depth is the thin spot at only 20.7% of households, 7pp below Boronia's 28.7% and the shallowest of the outer-east peers, reflecting the owner-occupier weight of detached family stock. Thirty-one planning permits were lodged in 12 months, broadly in line with Boronia's 32, though the lodged samples are predominantly 2-lot subdivisions rather than the 3-5 lot splits seen elsewhere. Migration mix is the structural drag: net internal migration runs -112/year against +160/year overseas, the same churn pattern as Croydon's -192 / +277 but at half the absolute scale. CAGR of 5.1% over 14 years suits stable yield holders rather than appreciation hunters.
Development Activity
Total DAs
79
Last 12 Months
35
YoY ChangeiYear-over-year change in DA lodgements
+66.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Mooroolbark iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Billanook College
Prep-12 · 889 students
Rolling Hills Primary School
Prep-6 · 409 students
Bimbadeen Heights Primary School
Prep-6 · 541 students
St Peter Julian Eymard
Prep-6 · 583 students
Mooroolbark East Primary School
Prep-6 · 569 students
Demographics
Mooroolbark is the most Anglo-leaning of the established outer-east peer cohort. English ancestry leads at 8,989 residents (39.0% of population), followed by Irish (2,256), Scottish (2,252) and Italian (1,171), with no Chinese cohort cracking the top five, a structural break from Croydon (1,769 Chinese, 6.2%) and Boronia (1,934, 8.2%). The born-overseas share of 22.1% is the lowest in the peer set, sitting 4.2pp below Croydon's 26.3%, 6.2pp below Boronia's 28.3% and a quarter of Glen Waverley's depth. Language mix is shallow: Mandarin (200), Italian (94), Persian (90) and Cantonese (77), each well under 1% of population. University attainment of 30.4% is essentially the national 30.1% benchmark, 7.3pp below Croydon's 37.7% and the reason IEO decile sits at 6 despite IER decile 8 income placement. Median age 37 runs three years below national, and 22.6% are couples without children, the established-family-with-young-children mix consistent with the 'aging-trajectory' tag tracking a 3.6pp senior share increase over the decade.
Age Distribution
Bedrooms
Dwelling Structure
95.4%
Houses
4.3%
Townhouse
0.2%
Apartment
Tenure
The price arc reflects the Yarra Ranges frontier discount catching up. From $440,000 in 2013 to $880,000 in Apr-Jun 2024, Mooroolbark doubled across 14 years (100% gain, 5.1% CAGR), with the latest quarter still equal to the cycle peak versus Croydon's 2.7% post-2021 pullback and Boronia's 4.4% retracement from Jul-Sep 2023. Tenure structure is owner-dominant at 32.3% outright and 47.0% mortgaged, leaving 20.7% renting, the rental share running 7.0pp below Croydon's 27.4% and the shallowest renter pool in the outer-east cohort. Bedroom mix skews four-bed-plus heavily at 38.9%, well above Croydon's 24.1% and Boronia's 23.6%, reflecting larger Yarra Ranges lot sizes carrying bigger footprint dwellings. Against $103,688 household income, the price-to-income multiple is 8.5x, materially lighter than Croydon's 10.7x or Boronia's 10.1x and one of the more serviceable ratios across the established outer-east.
Median House Price Trend
Source: State Valuer-General (Apr-Jun 2024)
Mortgage / mo
$2,000
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$400
Census 2021
HH Size
2.8
Personal Income / wk
$838
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.3%
Unoccupied
365
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
22.6%
Couples, no children
19,633
Total families
Economy & Employment
The local employment profile tilts service-sector with a heavier trades skew than peers. Healthcare leads at 17.4% of workers (1,383 jobs, well above the 13% national share), then Construction at 14.8% (1,182 jobs, 3.0pp above Boronia's 11.3% and 4.0pp above metro norms), Education 12.8%, Professional/Tech 8.3% and Manufacturing 7.8%. The Construction share is the structural fingerprint of the Yarra Ranges frontier where building services for the Dandenongs and outer-east infill cluster locally. Occupations show Professionals at 2,435 (21.8% of the 11,164 employed), Clerical/Admin at 1,575, Community/Personal Service at 1,467 and Labourers at 1,089, the Labourers share above peer outer-east profiles confirming the construction-trades tilt. Full-time rate runs 64.4% with unemployment at 4.3%, matching the national 4.3% mean exactly. SEIFA reads IEO decile 6 (992), IER decile 8 (1,045), IRSD decile 6 (1,031), IRSAD decile 6 (1,009), the unusual income-above-credentials split rare across the outer-east.
Unemployment
5.5%
Labour Force
13,802
Unemployed
763
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
64.4%
Part-time
31.3%
Participation
63.1%
Employed
11,164
Occupations
Top Industries
University
30.4%
Postgraduate
6.5%
Born Overseas
22.1%
Dwellings
8,042
Transport to Work
Schools cluster around or below the 1,000 ICSEA mean with one private standout. Billanook College leads at ICSEA 1,104 (889 enrolments, combined Independent), the only school in the suburb clearing the 1,100 tier and a tier above anything in Croydon, Boronia or Ferntree Gully. Rolling Hills Primary (1,046, 409 students) and Bimbadeen Heights Primary (1,039, 541 students) follow as government options, with St Peter Julian Eymard Catholic (1,036, 583 students). Mooroolbark College handles the secondary intake at ICSEA 982 (934 students, Government), below the 1,000 mean, similar to Boronia K-12 at 982. Transport is overwhelmingly car-dependent: 91.1% drive (above the 88-89% peer range), only 2.0% use public transport despite Mooroolbark and Lilydale stations bracketing the suburb, and 1.1% walk or cycle. Crime sits at 37.2 per 1,000 residents (858 incidents), 36.9% below Croydon's 59.1, 41.4% below Ferntree Gully's 63.4 and 51.4% below Boronia's 76.6, the lowest crime rate of the established outer-east cohort and supported by IRSAD decile 6.
Drive
91.1%
Public Transport
2.0%
Walk / Cycle
1.1%
Work from Home
N/A
Population Forecast
+0.83%/yr
(+202 people/yr)
EstablishedMooroolbark is the textbook slow-growth established suburb with a gentle Anglo-driven aging trajectory. The trend forecast of 0.83% annual growth (+202 persons/year) sits 6.4x above Croydon's 0.13% but is dwarfed by Boronia's 3.53% surge to the south. The medium projection moves from 24,688 (2026) to 25,698 (2031), a 4.1% rise across six years. Migration mechanics: net internal migration runs -112/year as incumbents leave for further-out greenfield or coastal moves, while net overseas adds +160/year, a soft 1.4:1 inflow ratio that supports the modest growth. Gentrification score is 5 (Not gentrifying), well below Croydon's 19 and Boronia's 37, the lowest in the established outer-east cohort. Senior share rose 3.6pp over the decade while working-age fell 1.1pp and young share dropped 0.4pp, confirming the aging-trajectory tag rather than youth or migrant repopulation. Real income grew 14.5% and affordability ratio improved from 50.4 (2011) to 47.7 (2021).
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+160
Net Internal / yr
-112
Gentrification Signal
Not gentrifying
Population +14% since 2011, Net internal outflow -112/yr
Safety & Crime
Total Offences
858
Year ending June 2024
Rate per 1,000 People
37.2
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 Mooroolbark compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Mooroolbark a good suburb to live in?
For owner-occupier families wanting detached stock on larger Yarra Ranges lots without paying inner-east premiums, yes. Crime sits at 37.2 per 1,000 residents, 36.9% below Croydon and 51.4% below Boronia, the lowest in the outer-east cohort. Mortgage-to-income runs 23.2% versus the 30% stress threshold, and 95.4% of stock is separate houses. The trade: 91.1% car-dependence despite two train stations, and Mooroolbark College at ICSEA 982 is the only government secondary.
What is the median house price in Mooroolbark?
The median house price is $880,000 (Apr-Jun 2024), equal to the cycle peak, with no post-peak retracement against Croydon's 2.7%, Boronia's 4.4% or Ferntree Gully's 7.1%. Prices doubled from $440,000 in 2013, a 5.1% compound annual growth across 14 years. Median rent of $400/week implies a gross yield near 2.36%, narrowly ahead of Croydon's 2.2% and Boronia's 2.30%.
What schools are in Mooroolbark?
Ten schools serve the suburb. Billanook College leads at ICSEA 1,104 (889 enrolments, Independent), the only outer-east school clearing the 1,100 tier. Rolling Hills Primary at 1,046 (409 students) and Bimbadeen Heights Primary at 1,039 (541 students) follow as government primary options, with St Peter Julian Eymard Catholic at 1,036 (583 students). Mooroolbark College handles secondary intake at ICSEA 982 (934 students).
Is Mooroolbark safe?
Crime sits at 37.2 incidents per 1,000 residents (858 total), the lowest in the established outer-east cohort and 36.9% below Croydon's 59.1, 41.4% below Ferntree Gully's 63.4 and 51.4% below Boronia's 76.6 per 1,000. Property and deception offences dominate at 383 incidents (44.6% of total), with crimes against the person at 238 (27.7%). SEIFA IRSAD decile 6 places the suburb mid-pack nationally.
Is Mooroolbark good for property investment?
Mixed. The 2.36% gross yield ($400/week on $880,000) marginally beats Croydon's 2.2% and Boronia's 2.30%, and CAGR of 5.1% over 14 years sits cleanly between peer ranges. The 20.7% renter share is the structural drag, 7pp below Boronia's 28.7% and the shallowest renter pool in the outer-east cohort. The 4.3% vacancy rate sits at the upper edge of the balanced band rather than tight, with 0.83% forecast growth signalling stable yield rather than appreciation.
How is Mooroolbark's population changing?
Slowly, with an aging-Anglo trajectory. Trend forecast adds +202 residents per year via 0.83% annual growth, 6.4x Croydon's 0.13% but a quarter of Boronia's 3.53% surge. Medium projection runs from 24,688 (2026) to 25,698 (2031), a 4.1% rise. Net internal migration runs -112/year against +160 overseas, a soft 1.4:1 inflow. Senior share rose 3.6pp and working-age fell 1.1pp over the decade, confirming the aging tag with gentrification score 5.
What development is happening in Mooroolbark?
31 planning permits were lodged in the past 12 months, in line with Boronia's 32 and well above Croydon's 43 across a larger population base. The pipeline is dominated by 2-lot subdivisions per the recent samples (PS931266S, PS929379R, PS924264M, all 2-lot splits) rather than the 3-5 lot infill seen elsewhere. With 95.4% detached stock on Yarra Ranges lots, the value-add play is small-scale subdivision rather than density transformation.
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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