Moruya Heads
A 22.5% vacancy rate is the standout feature of Moruya Heads, a low-density coastal locality with 1,125 residents across 14.63 sq km. The median age is 51, or 11.0 years above the national figure, while 85.6% of dwellings are separate houses. That combination points to an older, detached-home setting with more spare capacity than a tightly held suburb. Household income sits at the 35.1st percentile nationally, and average household size is 2.3, below the national average by 0.2 people. Compared with nearby Moruya's town-centre environment, Moruya Heads suits buyers seeking a quieter residential base, but the 78.1% car-driver share makes everyday access more vehicle-dependent. Broulee is another useful nearby coastal comparison, although local vacancy and housing mix should be assessed separately.
Local council: Eurobodalla
Population
1,125
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,357/wk
DAs (12 months)iDevelopment Applications lodged in the past year
9
For homebuyers, Moruya Heads is weighted toward conventional detached living: 85.6% of homes are separate houses, 52.3% have 3 bedrooms and 32.6% have 4 or more. Mortgage repayments average $1,663 per month, equal to 28.3% of household income, while outright ownership is 45.0%, above the 31.5% mortgage-held share. Weekly rent is $350, giving buyers a practical benchmark when comparing ownership costs. The 51 median age and 2.3-person average household size favour established couples, downsizers and smaller households more than large-family demand. Compared with Moruya, buyers should weigh Moruya Heads' quieter detached stock against its 78.1% reliance on car travel and 76.9 residents per sq km density.
For Buyers
For homebuyers, Moruya Heads is weighted toward conventional detached living: 85.6% of homes are separate houses, 52.3% have 3 bedrooms and 32.6% have 4 or more. Mortgage repayments average $1,663 per month, equal to 28.3% of household income, while outright ownership is 45.0%, above the 31.5% mortgage-held share. Weekly rent is $350, giving buyers a practical benchmark when comparing ownership costs. The 51 median age and 2.3-person average household size favour established couples, downsizers and smaller households more than large-family demand. Compared with Moruya, buyers should weigh Moruya Heads' quieter detached stock against its 78.1% reliance on car travel and 76.9 residents per sq km density.
For Investors
Investor conditions are mixed. Weekly rent is $350 and 21.0% of dwellings are rented, but the 22.5% vacancy rate is much higher than a tight rental market would support. That vacancy suggests leasing demand may be seasonal or uneven, so purchase price, property condition and letting history matter more than a simple yield calculation. Only 9 development applications were recorded over 12 months, limiting evidence of a major construction pipeline. The 80.0% resident-stability rate, with 20.0% turnover, may support longer holding periods, while healthcare at 25.0% of local industry employment and education at 12.8% provide service-sector anchors. Compared with higher-turnover coastal markets, Moruya Heads looks more suited to patient, income-conscious investors than rapid-growth strategies.
Development Activity
Total DAs
56
Last 12 Months
9
YoY ChangeiYear-over-year change in DA lodgements
+12.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Moruya Heads has an older profile than Australia overall: the median age is 51, 11.0 years above the national figure. University qualification share is 28.6%, 1.5 percentage points below the national comparison, and 12.5% of residents were born overseas, 9.1 points lower than nationally. English ancestry leads at 442 people, followed by Irish at 161 and Scottish at 146. No religion accounts for 532 responses versus 432 for Christianity. The 2.3-person average household and 51.6% share of couples without children fit an aging resident base, while 80.0% staying at the same address points to lower mobility than a transient market. Compared with Moruya and Broulee, local demand is likely to be shaped more by established residents and downsizers than by recent migration.
Age Distribution
Bedrooms
Dwelling Structure
85.6%
Houses
14.4%
Townhouse
0.0%
Apartment
Tenure
Detached housing dominates Moruya Heads. Separate houses make up 85.6% of dwellings and semi-detached homes 14.4%; 52.3% have 3 bedrooms, 32.6% have 4 or more, and 13.6% have 2. Tenure is relatively settled, with 45.0% owned outright, 31.5% under mortgage and 21.0% rented. Mortgage costs average $1,663 per month, or 28.3% of household income, while rent is $350 a week and rent-to-income is 25.8%, below the mortgage share. Compared with Moruya's more town-oriented setting, Moruya Heads has a stronger detached-home identity; compared with apartment-led coastal areas, its low-rise stock may appeal to households wanting space. The 22.5% vacancy rate is the main counterweight because it can soften competition for available rentals.
Mortgage / mo
$1,663
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $350.
$565
Bond data Jun 2026 · houses $600
HH Size
2.3
Personal Income / wk
$714
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
22.5%
Unoccupied
124
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.3%
Community Profile
Ancestry
Household Composition
33.6%
Couples with children
51.6%
Couples, no children
13.2%
Single parent
304
Total families
Economy & Employment
Employment is concentrated in essential services and practical trades. Healthcare accounts for 25.0% of local industry employment, followed by education at 12.8%, construction at 11.6%, public administration at 11.3% and retail at 6.8%. The leading occupations are professionals with 101 workers, community and personal service with 75, clerical and administrative with 66, trades with 65 and managers with 56. Unemployment is 2.9%, participation is 50.3% and 47.2% of workers are full-time, while 361 people are outside the labour force. Household income is at the 35.1st percentile, below the national midpoint, which can constrain premium housing demand even where employment is stable. Compared with larger regional centres, the mix is more public-service and care-oriented because healthcare and education dominate local employment.
Unemployment
2.9%
Labour Force
480
Unemployed
14
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
47.2%
Part-time
43.8%
Participation
50.3%
Employed
466
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
28.6%
Postgraduate
7.9%
Born Overseas
12.5%
Dwellings
430
Transport to Work
Livability is shaped by low density and car dependence. Moruya Heads covers 14.63 sq km at 76.9 residents per sq km, and 78.1% of residents travel by car, compared with only 4.0% who walk or cycle. A further 13.8% work from home, which can reduce commuting pressure but increases the value of reliable internet and a usable home workspace. The median age of 51 and 26.4% volunteering rate suit residents seeking a settled community rhythm. School access is likely to involve nearby Moruya rather than an on-site campus, so families should check enrolment zones, transport and daily travel times before buying. Safety should be assessed using current NSW Police information and inspections at different times. Compared with inner suburbs, day-to-day life is less walkable and more dependent on a car.
Drive
78.1%
Public Transport
N/A
Walk / Cycle
4.0%
Work from Home
13.8%
Growth Outlook
Growth appears incremental rather than driven by rapid turnover. Moruya Heads has 1,125 residents, 80.0% of whom stayed at the same address, while 20.0% moved within the relevant period. Only 9 development applications were recorded over 12 months, with examples including a subdivision and alterations to existing homes rather than a large estate pipeline. That pattern supports gradual change shaped by household reinvestment and limited new supply. Compared with high-growth greenfield suburbs, the locality is likely to change more slowly because its housing base is 85.6% detached and its median age is 51. The 22.5% vacancy rate also means population and demand can move unevenly, particularly in a coastal market.
Population trend: Eurobodalla council area
Moruya Heads sits in the Eurobodalla council area. These are the council area's residents, not Moruya Heads's.
Residents 2025
41,309
Growth, 5 yr average
+0.7%/yr
2020 to 2025
Growth, last year
+0.5%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Moruya Heads compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Moruya Heads a good suburb to live in?
Moruya Heads can suit residents seeking a quieter coastal setting, detached housing and a settled population. It has 1,125 residents, a median age of 51 and a 26.4% volunteering rate. Compared with denser suburbs, daily life is more car-dependent because 78.1% travel by car.
What is the median house price in Moruya Heads?
A current median house price should be checked against recent settled sales rather than inferred from rent. Moruya Heads has 85.6% separate houses, 52.3% three-bedroom dwellings and weekly rent of $350, so the most useful comparison depends on dwelling type, condition and land size.
What schools are in Moruya Heads?
School access is likely to involve nearby Moruya rather than an on-site campus. Families should check exact enrolment zones, transport and before-school arrangements, because boundaries can differ by address. With 78.1% travelling by car and only 4.0% walking or cycling, school logistics are likely to be vehicle-based.
Is Moruya Heads safe?
Safety should be checked with current NSW Police information, local observations and inspections at different times rather than inferred from demographics. Moruya Heads has 1,125 residents, a median age of 51 and 80.0% address stability. Those figures describe a settled community but do not establish a crime level.
Is Moruya Heads good for property investment?
It may suit a patient investor, but the 22.5% vacancy rate is a major caution against assuming uninterrupted rental demand. Weekly rent is $350, renting accounts for 21.0% and 9 development applications were recorded over 12 months. Compare recent sales, insurance, maintenance and letting periods with Moruya and Broulee.
How is Moruya Heads's population changing?
Moruya Heads has 1,125 residents today. Population change appears gradual: 80.0% stayed at the same address and 20.0% turnover indicates a settled base, while 9 development applications over 12 months point to limited visible construction activity. The 22.5% vacancy rate means occupancy can fluctuate.
How do people get around Moruya Heads?
Moruya Heads is strongly car-oriented, with 78.1% travelling by car and 4.0% walking or cycling. Public transport usage is not stated, while 13.8% work from home. Compared with inner suburbs, residents should allow more time for driving to services, schools and employment.
What type of housing is common in Moruya Heads?
Separate houses account for 85.6% of dwellings, compared with 14.4% semi-detached homes. Three-bedroom properties are the largest group at 52.3%, followed by homes with 4 or more bedrooms at 32.6%. That mix is more detached and space-oriented than an apartment-led coastal market.
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 education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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