Moruya
A median age of 52 stands 12 years above the national figure, making Moruya one of the oldest-skewing communities in coastal NSW. That aging profile sits alongside a $745,000 median house price in a suburb where household income is only in the 21.3rd percentile nationally, producing a mortgage-to-income ratio of 30.7% that technically crosses the stress threshold. Nearly half the housing stock (49.9%) is owned outright, pointing to long-held tenure rather than active churn. With 89.3% of dwellings being separate houses and just 1.0% apartments, the built form is uniformly low-density across a 77.89 km2 area.
Population
4,295
Median Age
52.0
Household IncomeiMedian weekly household income (ABS Census)
$1,140/wk
DAs (12 months)iDevelopment Applications lodged in the past year
75
Median House
$745K
2024-2025 (PSI derived)
The median house price reached $748,375 in 2025, up 1.4% from $738,400 in 2024. Separate houses dominate at 89.3% of dwellings, above the national average, so buyers find virtually no apartment or semi-detached alternative. Three-bedroom homes account for 44.5% of stock and four-plus bedroom homes for 31.7%. Monthly mortgage repayments average $1,517 and the mortgage-to-income ratio is 30.7%, above the 30% stress threshold, because household income sits at the 21.3rd percentile nationally. The 49.9% outright-ownership rate signals a community where long-term holding is the dominant pattern.
For Buyers
The median house price reached $748,375 in 2025, up 1.4% from $738,400 in 2024. Separate houses dominate at 89.3% of dwellings, above the national average, so buyers find virtually no apartment or semi-detached alternative. Three-bedroom homes account for 44.5% of stock and four-plus bedroom homes for 31.7%. Monthly mortgage repayments average $1,517 and the mortgage-to-income ratio is 30.7%, above the 30% stress threshold, because household income sits at the 21.3rd percentile nationally. The 49.9% outright-ownership rate signals a community where long-term holding is the dominant pattern.
For Investors
Weekly rent of $300 against a $745,000 median implies a gross yield near 2.1%, low compared to many regional NSW towns. The 9.9% vacancy rate adds leasing risk above typical benchmarks, and the renter share at 22.6% is below the national average, limiting the tenant pool. Rental prices climbed 51.2% over the decade as population grew 13% over ten years. Net migration of around 56 residents per year and the medium forecast of SA2 growth to 9,089 by 2031 provide steady demand. With 71 development applications in the past 12 months, the investment case rests on long-run rent escalation rather than near-term yield.
Development Activity
Total DAs
372
Last 12 Months
75
YoY ChangeiYear-over-year change in DA lodgements
+1.4%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Moruya iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Mary's Primary School
K-6 · 174 students
Moruya Public School
K-6 · 326 students
Moruya High School
7-12 · 356 students
Demographics
The median age of 52 is 12 years above the national median, and the aging trend is structural: the senior share rose 7.8 points over the decade while the working-age share fell 2.8 points. Overseas-born residents make up 11.8%, about 9.8 points below the national figure, pointing to a predominantly Australian-born population. Ancestry is strongly Anglo-Celtic: English (1,801), Irish (550) and Scottish (442) are the top three groups. University qualifications at 19.7% run 10.4 points below the national average, consistent with the IEO decile 4 ranking. Average household size is 2.2, below the national 2.5, and couples without children account for 40.3% of families, reflecting the older demographic profile.
Age Distribution
Bedrooms
Dwelling Structure
89.3%
Houses
7.4%
Townhouse
1.0%
Apartment
Tenure
Outright ownership at 49.9% is well above the national average, while only 22.6% rent, pointing to a long-established, low-turnover market. Separate houses represent 89.3% of dwellings compared to the national average, with apartments at just 1.0%. Three-bedroom homes lead at 44.5%, followed by four-plus bedroom at 31.7%. Prices rose from $738,400 in 2024 to $748,375 in 2025, a 1.4% CAGR. Mortgage-to-income at 30.7% exceeds the 30% stress threshold while rent-to-income at 26.3% stays below it, meaning buyers carry more relative pressure than renters at current prices.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,517
Rent / wk
$300
HH Size
2.2
Personal Income / wk
$592
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.9%
Unoccupied
191
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.3%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.7% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
40.3%
Couples, no children
3,138
Total families
Economy & Employment
Healthcare leads at 20.4% of local workers (216 people), followed by Construction at 12.2% (129), Public Administration at 11.9% (126), Education at 10.1% and Retail at 7.8%. This government-and-services mix reflects Moruya's role as the main service centre for the Eurobodalla region. Professionals (246) and Community/Personal Service workers (217) top the occupation rankings. The unemployment rate is 3.9%, but the participation rate at 43.8% is below the national average because 1,621 residents are not in the labour force, consistent with a substantially retired population. SEIFA places Moruya at IRSAD decile 3 and IEO decile 4, both below the national median.
Unemployment
3.8%
Labour Force
3,693
Unemployed
141
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.3%
Part-time
39.8%
Participation
43.8%
Employed
1,546
Occupations
Top Industries
University
19.7%
Postgraduate
4.6%
Born Overseas
11.8%
Dwellings
1,723
Transport to Work
Car dependency is high: 87.4% of residents drive to work while public transport at 0.9% is negligible compared to the national average, reflecting the dispersed 77.89 km2 area. Walking and cycling account for 6.1% of work trips. SEIFA places Moruya at IRSAD decile 3, below the national median, indicating lower access to economic resources than most suburbs. The 9.7% needing daily assistance (380 people) is above the national average because of the older-than-average population with a median age of 52. Volunteering runs at 19.6%, and rent-to-income at 26.3% keeps tenants below the 30% stress threshold.
Drive
87.4%
Public Transport
0.9%
Walk / Cycle
6.1%
Work from Home
N/A
Population Forecast
+0.69%/yr
(+60 people/yr)
EstablishedPopulation grew 13.0% over the decade and is tracking at 0.69% annually, adding around 60 residents per year. The broader SA2 reached 8,670 in 2025 and the medium forecast projects 9,089 by 2031. Migration is balanced: internal flows add 30 and overseas flows add 26 residents per year on average. The dominant structural shift is aging rather than gentrification; the gentrification score is 0, well below any active-gentrification threshold. Rent growth of 51.2% over the decade outpaced real income growth of 18.5%, which is why affordability drifted from 48.8% in 2011 to 50.7% in 2021 despite income gains.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+26
Net Internal / yr
+30
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Moruya compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Moruya a good suburb to live in?
Moruya suits established residents and retirees well. Nearly half the population owns their home outright (49.9%), and the area is quiet, with 89.3% detached houses across a large 77.89 km2 footprint. The trade-off is below-average economic advantage: Moruya ranks at IRSAD decile 3 and IEO decile 4 nationally, and household income falls in the 21.3rd percentile, so services and amenities are limited compared to higher-ranked suburbs.
What is the median house price in Moruya?
The median house price is $745,000, reaching $748,375 in 2025, up 1.4% from $738,400 in 2024. Weekly rent averages $300 and monthly mortgage repayments average $1,517, but the mortgage-to-income ratio is 30.7%, above the 30% stress threshold, because household incomes are below the national median.
What schools are in Moruya?
No schools are recorded inside the Moruya boundary in this dataset. The suburb's university qualification rate of 19.7% is 10.4 points below the national figure, reflecting a population that skews older and retired rather than families with school-age children. Residents likely access schools in the broader Eurobodalla region.
Is Moruya safe?
Detailed crime statistics are not available in this dataset for Moruya. As an indirect indicator, the suburb ranks at IRSD decile 5 nationally for relative disadvantage and has a volunteering rate of 19.6%, suggesting a stable community. The median age is 52, higher than most suburbs, and only 3.9% of the workforce is unemployed.
Is Moruya good for property investment?
The investment case is mixed. Weekly rent of $300 against a $745,000 median implies a gross yield near 2.1%, low for a regional NSW town. The 9.9% vacancy rate is above typical benchmarks, adding leasing risk. However, rent grew 51.2% over the decade, and net migration of around 56 residents per year supports steady demand. Returns depend on long-run rent growth rather than yield.
How is Moruya's population changing?
Population grew 13.0% over the decade and is increasing at 0.69% annually, adding about 60 residents per year. The medium forecast for the broader SA2 area projects growth from 8,670 in 2025 to 9,089 by 2031. The dominant structural shift is aging: the senior share rose 7.8 points while the working-age share fell 2.8 points over ten years.
How much development is happening in Moruya?
There were 71 development applications lodged in the past 12 months, predominantly residential dwelling houses and new structures. This level of activity is moderate for a regional town of 4,295 residents. The majority of applications involve separate houses, consistent with the suburb's 89.3% detached housing stock and its role as the main centre for the Eurobodalla region.
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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