Moss Vale
An older, detached-house market of 9,310 residents, Moss Vale has a median age of 45, which is 5 years above the national figure. Separate houses account for 86.8% of dwellings, while 44.7% have 4 or more bedrooms, supporting family buyers and downsizers seeking space. Population growth is forecast at 1.05% annually, with overseas migration the primary driver, although the aging trajectory matters. Compared with nearby Bowral, Moss Vale has a more strongly residential profile and broader footprint, while household income sits near the national middle at the 47.2nd percentile.
Population
9,310
Median Age
45.0
Household IncomeiMedian weekly household income (ABS Census)
$1,511/wk
DAs (12 months)iDevelopment Applications lodged in the past year
200
Homebuyers will find a market weighted toward conventional houses: 86.8% are separate homes, compared with 3.0% apartments and 8.1% semi-detached dwellings. The stock also leans large, with 44.7% at 4 or more bedrooms versus 38.7% at 3 bedrooms, so buyers wanting gardens, storage or multigenerational space have more choice than apartment seekers. Compared with the $400 weekly rent figure, the $2,000 monthly mortgage benchmark requires careful cash-flow testing because repayments also carry interest and maintenance. Mortgage repayments reach 30.6% of household income, flagged as stress. Affordability worsened from 46.2 in 2011 to 51.7 in 2021, making borrowing capacity important.
For Buyers
Homebuyers will find a market weighted toward conventional houses: 86.8% are separate homes, compared with 3.0% apartments and 8.1% semi-detached dwellings. The stock also leans large, with 44.7% at 4 or more bedrooms versus 38.7% at 3 bedrooms, so buyers wanting gardens, storage or multigenerational space have more choice than apartment seekers. Compared with the $400 weekly rent figure, the $2,000 monthly mortgage benchmark requires careful cash-flow testing because repayments also carry interest and maintenance. Mortgage repayments reach 30.6% of household income, flagged as stress. Affordability worsened from 46.2 in 2011 to 51.7 in 2021, making borrowing capacity important.
For Investors
Investors get a tenant base equal to 27.7% of occupied dwellings, below the 39.4% owned outright share, with weekly rent at $400. Vacancy is 7.6%, which may indicate more choice for renters than in tightly held markets, so rental growth should not be assumed from scarcity alone. Development activity is substantial at 197 matters in 12 months, including dwelling houses and medium-density proposals. Overseas migration is the primary forecast driver, supporting demand, but the aging trajectory and 5.9% need-assistance rate point to the value of accessible, low-maintenance homes. A 30.6% mortgage-to-income ratio also argues for conservative cash-flow modelling.
Development Activity
Total DAs
1,097
Last 12 Months
200
YoY ChangeiYear-over-year change in DA lodgements
-26.2%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Moss Vale
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Moss Vale has an older profile than Australia overall: the median age is 45, or 5 years above the national figure, while university attainment is 31.2%, 1.1 percentage points above the national comparison. Overseas-born residents make up 18.1%, 3.5 points below the national share. English, Irish and Scottish ancestry counts are 4,081, 1,196 and 1,150, reinforcing an Anglo-leaning heritage pattern, while Christianity counts 4,848 and no religion 3,434. Average household size is 2.4, 0.1 below the national comparison, consistent with 43.3% of families being couples without children. Compared with nearby Bowral, Moss Vale presents a more practical family-and-retirement oriented demographic base.
Age Distribution
Bedrooms
Dwelling Structure
86.8%
Houses
8.1%
Townhouse
3.0%
Apartment
Tenure
Housing is predominantly owner-occupied and detached. Outright ownership is 39.4% and mortgages 31.6%, compared with 27.7% renting, while 86.8% of dwellings are separate houses. The bedroom mix is weighted to larger stock: 44.7% have 4 or more bedrooms, 38.7% have 3, and 12.8% have 2. Vacancy is 7.6%, higher than a tightly held rental market would typically be, which can moderate competition for tenants. Household income is at the 47.2nd percentile nationally, while mortgage repayments equal 30.6% of household income and rent equals 26.5%; the higher mortgage burden helps explain the mortgage-stress flag. Affordability worsened from 46.2 to 51.7 between 2011 and 2021.
Mortgage / mo
$2,000
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $400.
$700
Bond data Jun 2026 · houses $705 · units $515
HH Size
2.4
Personal Income / wk
$766
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.6%
Unoccupied
295
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.6% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
39.0%
Couples with children
43.3%
Couples, no children
16.4%
Single parent
2,535
Total families
Economy & Employment
Healthcare leads local employment at 16.8% with 487 workers, followed by education at 12.5% and 361, construction at 10.1% and 294, professional and technical work at 8.1% and 235, and hospitality at 7.2% and 209. Professionals number 814, trades 747 and managers 568, showing a mix of skilled services and hands-on work. Unemployment is 3.4% alongside a labour-force participation rate of 58.0%, while the full-time employment rate is 56.9%. The IEO decile is 5, below the IER decile of 7, while IRSAD and IRSD both sit at decile 6. That gap suggests education and occupation advantages do not translate evenly into economic resources.
Unemployment
3.4%
Labour Force
4,437
Unemployed
151
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.9%
Part-time
35.6%
Participation
58.0%
Employed
4,286
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
31.2%
Postgraduate
8.7%
Born Overseas
18.1%
Dwellings
3,600
Transport to Work
Daily life is car-oriented: 70.4% of commuters drive, compared with 1.1% using public transport and 3.7% walking or cycling. A further 19.3% work from home, which can reduce peak travel for some households but makes reliable home internet and a usable workspace important. Moss Vale has 2 local government schools, covering primary and secondary years, giving families basic in-suburb access while enrolment zones still need checking by address. The suburb spans 78.21 square kilometres at 119.0 residents per square kilometre, so convenience varies across streets. An IRSAD decile of 6 is above the midpoint, and volunteering is 17.4%, supporting a reasonably connected local setting. Compare station access, shops and services on foot before buying.
Drive
70.4%
Public Transport
1.1%
Walk / Cycle
3.7%
Work from Home
19.3%
Population Forecast
+1.05%/yr
(+117 people/yr)
EstablishedMoss Vale is on an established growth path, with annual growth forecast at 1.05% and overseas migration identified as the primary driver. Population change across the wider area is 19.2% over 10 years, but the trajectory is Aging: the senior share has risen 5.2 percentage points while the young share has fallen 2.0 points. Affordability worsened from 46.2 in 2011 to 51.7 in 2021, which can shift demand toward smaller, lower-maintenance homes. Gentrification is scored 7 and staged Not gentrifying, even as a shift score of 59 is labelled Active. That combination points to steady expansion rather than a rapid prestige-market reset.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+117
Net Internal / yr
+5
Gentrification Signal
Not gentrifying
Population +20% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Moss Vale compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Moss Vale a good suburb to live in?
Moss Vale can suit buyers who prefer space, established services and a slower pace. The median age is 45, 86.8% of homes are separate houses, and 70.4% drive to work. The trade-off is car dependence, with only 1.1% using public transport, so inspect access to shops, schools and the station for the exact address.
What is the median house price in Moss Vale?
Check recent comparable sales for the exact street and dwelling type when assessing the median house price. Moss Vale is 86.8% separate houses, with 44.7% of homes containing 4 or more bedrooms and 38.7% containing 3 bedrooms, so a single suburb figure can hide meaningful variation between larger homes, cottages and attached stock.
What schools are in Moss Vale?
Moss Vale has 2 government schools listed locally: Moss Vale Public School for primary students and Moss Vale High School for secondary students. Check the current enrolment zone against the address, because catchments can affect access. The suburb's 78.21 square kilometre footprint also means travel time can vary between residential pockets.
Is Moss Vale safe?
No single suburb-wide crime rate is available, so safety should be checked at street level rather than assumed from a general label. Review recent NSW Police information, visit at different times, and assess lighting, traffic and pedestrian activity. Moss Vale covers 78.21 square kilometres, making local conditions potentially more relevant than a broad suburb impression.
Is Moss Vale good for property investment?
It may suit investors seeking established housing with a broad tenant base, but returns need conservative testing. Renting households account for 27.7%, weekly rent is $400 and vacancy is 7.6%. There were 197 development matters in 12 months, while overseas migration is the primary growth driver. Allow for a 30.6% mortgage-to-income ratio and an aging trajectory.
How is Moss Vale's population changing?
Moss Vale's population is 9,310 today, while population change across the wider area is 19.2% over 10 years. Growth is forecast at 1.05% annually and driven primarily by overseas migration. The trajectory is Aging: the senior share rose 5.2 percentage points and the young share fell 2.0 points. That points to growth accompanied by an older resident mix, not a youth-led expansion.
What development is happening in Moss Vale?
Development activity is high at 197 matters over 12 months. Recent examples include dwelling houses, demolition, multi-dwelling housing and medium-density residential work. This could broaden housing choice compared with a market made up only of existing detached homes, but application counts do not guarantee approvals or completed dwellings. Buyers should check the council pipeline for impacts on traffic, construction and local character.
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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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