Moss Vale
A 26.4% median price jump in a single year, from $715,000 to $904,000, signals Moss Vale's acceleration from quiet regional town to commuter-belt growth corridor. Despite this price surge, household incomes sit at the 47th percentile nationally ($1,511/week), creating a mortgage-to-income ratio of 30.6% that has tipped into stress territory. The suburb sprawls across 78.21 km2 at a density of just 119 people per km2, yet population growth runs at 1.05% annually (117 persons/year), well above typical regional NSW rates. With 40.0% owning outright and a median age of 45 (5 years above national), the demographic skews older and asset-rich, but the gentrification score of 59 with active-stage classification suggests younger entrants are reshaping the market.
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
196
Median House
$810K
2024-2025 (PSI derived)
Detached houses dominate at 86.8% of stock, with 44.7% of dwellings having four or more bedrooms, making this a family-sized market. The $810,000 median (PSI-derived) reflects a dramatic 26.4% rise from $715,000 in 2024 to $904,000 in 2025. Monthly mortgage repayments of $2,000 produce a mortgage-to-income ratio of 30.6%, above the 30% stress threshold and higher than many comparable regional centres. Three-bedroom homes (38.7%) form the largest segment, while apartments account for just 3.0%. Public transport captures only 1.4% of commutes compared to 87.2% by car, so buyers should factor in fuel and vehicle costs as a near-mandatory expense.
For Buyers
Detached houses dominate at 86.8% of stock, with 44.7% of dwellings having four or more bedrooms, making this a family-sized market. The $810,000 median (PSI-derived) reflects a dramatic 26.4% rise from $715,000 in 2024 to $904,000 in 2025. Monthly mortgage repayments of $2,000 produce a mortgage-to-income ratio of 30.6%, above the 30% stress threshold and higher than many comparable regional centres. Three-bedroom homes (38.7%) form the largest segment, while apartments account for just 3.0%. Public transport captures only 1.4% of commutes compared to 87.2% by car, so buyers should factor in fuel and vehicle costs as a near-mandatory expense.
For Investors
The rental market is relatively thin at 28.0% renter share, well below the national average, which limits tenant pool depth. Weekly rent of $400 against an $810,000 median produces a gross yield around 2.6%, modest by regional standards. The vacancy rate of 7.6% is elevated and warrants caution, as it suggests supply exceeds current demand in the rental segment. On the positive side, 190 development applications were lodged in 12 months, indicating strong building activity. Population growth of 1.05% per year is driven almost entirely by overseas migration (117 net/year), with internal migration near flat at 5 net/year.
Development Activity
Total DAs
1,034
Last 12 Months
196
YoY ChangeiYear-over-year change in DA lodgements
-21.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Moss Vale iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Paul's International College
7-12 · 127 students
St Paul's Catholic Primary School
K-6 · 188 students
Moss Vale High School
7-12 · 790 students
Moss Vale Public School
K-6 · 442 students
Demographics
English ancestry leads at 4,081, followed by Irish (1,196) and Scottish (1,150), forming a predominantly Anglo-Celtic community. Just 18.1% were born overseas, 3.5 points below the national average, and university qualifications at 31.2% sit only 1.1 points above national. The median age of 45 is 5 years above the national figure, and the senior share has expanded by 5.2 percentage points over the decade, confirming an aging trajectory. Average household size of 2.4 is marginally below the national 2.5. Couples with children (2,857) outnumber couples without (2,203), but the aging trend suggests this balance will shift over the coming decade.
Age Distribution
Bedrooms
Dwelling Structure
86.8%
Houses
8.1%
Townhouse
3.0%
Apartment
Tenure
Ownership rates are high: 40.0% own outright and 32.0% hold mortgages, leaving renters as the minority at 28.0%, a tenure profile well above the national outright-ownership average. The housing stock is overwhelmingly detached (86.8%), with semi-detached at 8.1% and apartments at just 3.0%. The median climbed 26.4% from $715,000 in 2024 to $904,000 in 2025, though this short price series should be interpreted cautiously. At roughly 10.3 times annual household income, affordability has deteriorated sharply; the affordability ratio worsened from 46.2% in 2011 to 51.7% in 2021, and the latest price spike will have compressed it further.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,000
Rent / wk
$400
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
30.7%
Couples, no children
7,178
Total families
Economy & Employment
Healthcare leads employment at 16.8% (487 workers), followed by Education at 12.5% (361), Construction at 10.1% (294), Professional/Tech at 8.1% (235), and Hospitality at 7.2% (209). The Construction share is notably high for a regional centre, consistent with the 190 DAs lodged in 12 months. Professionals (814) top occupations, with Managers (568) and Labourers (505) close behind. The unemployment rate of 3.7% is below the national average, but participation at 53.8% is low, reflecting the older population with 2,749 people not in the labour force. SEIFA scores cluster around the middle: IRSAD decile 6, IEO decile 5.
Unemployment
1.5%
Labour Force
5,480
Unemployed
84
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.5%
Part-time
34.8%
Participation
53.8%
Employed
3,966
Occupations
Top Industries
University
31.2%
Postgraduate
8.7%
Born Overseas
18.1%
Dwellings
3,600
Transport to Work
Transport options are extremely car-dependent: 87.2% drive to work, public transport captures 1.4%, and walking/cycling just 4.6%, all well below national metro averages. The suburb has 4 schools spanning government and private sectors. Moss Vale High School (ICSEA 1,015, 790 students) and Moss Vale Public School (ICSEA 985, 442 students) provide government options. St Paul's International College (ICSEA 1,071, 127 students) and St Paul's Catholic Primary (ICSEA 1,063, 188 students) offer independent and Catholic alternatives, all clustered near or above the national ICSEA benchmark of 1,000. The IRSAD decile 6 places Moss Vale in the middle band of socio-economic advantage.
Drive
87.2%
Public Transport
1.4%
Walk / Cycle
4.6%
Work from Home
N/A
Population Forecast
+1.05%/yr
(+117 people/yr)
EstablishedPopulation grows at 1.05% per year (117 persons), sustained almost entirely by overseas migration averaging 117 net arrivals annually, while internal migration is negligible at 5 net per year. The 10-year population change of 19.2% is well above the national average for established suburbs. The medium forecast projects 11,800 by 2031, up from 11,142 in 2025. However, the aging trajectory is clear: the senior share grew 5.2 percentage points over the decade while the working-age share contracted by 1.9 points. The gentrification score of 59 indicates active gentrification, likely driven by tree-changers and retirees from Sydney bidding up prices.
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 suits families and retirees who prefer space over urban convenience. With 86.8% detached housing, a median age of 45, and 40.0% outright ownership, it skews toward settled households. IRSAD decile 6 indicates mid-range advantage. The 87.2% car-commute rate means reliable vehicle access is essential, but the trade-off is a $810,000 median that, while rising fast, remains well below Sydney equivalents.
What is the median house price in Moss Vale?
The PSI-derived median is $810,000, with prices rising 26.4% from $715,000 in 2024 to $904,000 in 2025. Monthly mortgage repayments sit at $2,000, producing a mortgage-to-income ratio of 30.6%, slightly above the stress threshold. Median weekly rent is $400.
What schools are in Moss Vale?
Four schools serve the suburb. Moss Vale High School (Government, ICSEA 1,015, 790 students) and Moss Vale Public School (Government, ICSEA 985, 442 students) provide state education. St Paul's International College (Independent, ICSEA 1,071, 127 students) and St Paul's Catholic Primary (Catholic, ICSEA 1,063, 188 students) cover the private sector. All sit near or above the national 1,000 ICSEA benchmark.
Is Moss Vale safe?
Crime data is not available for Moss Vale in the current dataset. The IRSD decile 6 and IRSAD decile 6 place it in the mid-range of socio-economic advantage, which typically correlates with moderate crime levels. The 83.1% residential stability rate (pct who stayed at the same address) is relatively high, suggesting a settled community.
Is Moss Vale good for property investment?
The 26.4% price jump in one year suggests strong capital growth momentum, but the 28.0% renter share provides a relatively small tenant pool compared to the national average. Gross yield is approximately 2.6% ($400/week on $810,000). The 7.6% vacancy rate is elevated and represents a risk for rental returns. The 190 DAs in 12 months indicate ongoing development that could add supply pressure.
How is Moss Vale's population changing?
Population grows at 1.05% annually (117 persons/year), driven by overseas migration (117 net/year) with minimal internal flows. The medium projection reaches 11,800 by 2031. The suburb is aging, with the senior share up 5.2 percentage points over the decade, while the median age of 45 sits 5 years above the national figure.
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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