Nagambie
With just 2,254 residents spread across 144.9 km2, Nagambie sits at a density of 15.6 persons per km2, well below state averages. The median age of 51 runs 11 years above the national figure, and 48.7% of dwellings are owned outright, pointing to a long-settled, debt-light base. Household income falls at the 21.4th percentile nationally, yet the $635,000 median house price and 5.2% compound annual growth rate since 2013 reflect steady capital appreciation. A 15.3% vacancy rate signals an oversupplied rental market, likely tied to holiday and seasonal demand around Lake Nagambie.
Population
2,254
Median Age
51.0
Household IncomeiMedian weekly household income (ABS Census)
$1,144/wk
DAs (12 months)iDevelopment Applications lodged in the past year
11
Median House
$635K
Apr-Jun 2024
The median house price was $635,000 in April-June 2024, down 3.8% from the $660,000 peak in mid-2023, offering a modest entry discount. Since 2013 the market has grown 103.2% at a 5.2% CAGR, outperforming many regional benchmarks. Separate houses account for 88.5% of stock and three-bedroom homes for 47.0%, so the market is dominated by family-sized detached dwellings. Monthly mortgage repayments average $1,487, and the mortgage-to-income ratio of 30.0% sits at the stress threshold, a constraint because household incomes rank at only the 21.4th percentile nationally.
For Buyers
The median house price was $635,000 in April-June 2024, down 3.8% from the $660,000 peak in mid-2023, offering a modest entry discount. Since 2013 the market has grown 103.2% at a 5.2% CAGR, outperforming many regional benchmarks. Separate houses account for 88.5% of stock and three-bedroom homes for 47.0%, so the market is dominated by family-sized detached dwellings. Monthly mortgage repayments average $1,487, and the mortgage-to-income ratio of 30.0% sits at the stress threshold, a constraint because household incomes rank at only the 21.4th percentile nationally.
For Investors
Renters account for 24.4% of households and weekly rent runs at $295, modest compared to metropolitan markets. The key risk is a 15.3% vacancy rate, well above the 3% healthy-market benchmark, meaning supply currently exceeds demand. Net internal migration of 84 per year and overseas migration of 27 per year support gradual demand growth. The 10 planning applications lodged in the past 12 months are mostly subdivisions rather than new dwellings, limiting near-term supply competition. The investment case rests on 5.2% long-run capital growth rather than yield, where the high vacancy is a structural headwind.
Development Activity
Total DAs
27
Last 12 Months
11
YoY ChangeiYear-over-year change in DA lodgements
+57.1%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Nagambie iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Joseph's School
Prep-6 · 52 students
Nagambie Primary School
Prep-6 · 161 students
Demographics
The median age of 51 is 11 years above the national median, and the aging trajectory is accelerating, with the senior share up 5.1 points and working-age share down 2.6 points over the decade. Overseas-born residents are 9.7 percentage points below the national figure at 11.9%. English ancestry dominates (896 residents), followed by Irish (312) and Scottish (253). University qualifications at 17.7% sit 12.4 points below the national rate, consistent with a trade and agricultural workforce. Volunteering reaches 20.7%, above the national average, reflecting strong community engagement among the established resident base.
Age Distribution
Bedrooms
Dwelling Structure
88.5%
Houses
7.3%
Townhouse
N/A
Apartment
Tenure
Outright owners make up 48.7% of households, far above the national average of roughly 31%, indicating a long-held, debt-free stock. Mortgage holders account for 26.9% and renters 24.4%. Separate houses cover 88.5% of dwellings, with three-bedroom homes at 47.0% and four-plus bedrooms at 27.9%. Prices rose from $312,500 in 2013 to a peak of $660,000 before settling at $635,000, a 103.2% gain at a 5.2% CAGR over 14 years. The mortgage-to-income ratio of 30.0% is at the stress boundary, notable because household incomes sit at the 21.4th percentile nationally.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,487
Rent / wk
$295
HH Size
2.1
Personal Income / wk
$675
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
15.3%
Unoccupied
170
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
30.0%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
39.5%
Couples, no children
1,581
Total families
Economy & Employment
Healthcare leads employment at 16.4% of the workforce (92 workers), followed by Construction at 14.6% (82) and Education at 11.9% (67). Agriculture accounts for 9.8% (55 workers), reflecting the wine and farming economy of the Goulburn Valley. Labourers are the top occupation group at 158, ahead of Managers (148) and Professionals (131). The unemployment rate is 3.6% and full-time employment runs at 66.1%. Participation is only 48.4% because 760 residents are outside the labour force, predominantly retirees, consistent with a median age of 51. SEIFA places the suburb at decile 4 on IRSD, IRSAD and IEO, the lower-middle tier nationally.
Unemployment
4.6%
Labour Force
2,462
Unemployed
114
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.1%
Part-time
30.3%
Participation
48.4%
Employed
889
Occupations
Top Industries
University
17.7%
Postgraduate
2.5%
Born Overseas
11.9%
Dwellings
939
Transport to Work
Transport is car-dependent: 87.7% drive and only 0.4% use public transport, lower than most Victorian regional centres. Walking and cycling account for 6.4%, above average for rural towns, because the town core and lakefront are compact. No schools are recorded in this dataset for the Nagambie postcode, so families rely on nearby towns. The crime rate is 72.3 per 1,000 residents across 163 incidents, with property and deception offences the most common category (66 cases). The suburb sits at decile 4 on IRSAD, the lower-middle tier nationally, and rent-to-income at 25.8% and mortgage-to-income at 30.0% are both near affordability limits given incomes at the 21.4th percentile.
Drive
87.7%
Public Transport
0.4%
Walk / Cycle
6.4%
Work from Home
N/A
Population Forecast
+1.66%/yr
(+82 people/yr)
EstablishedPopulation growth runs at 1.66% annually, adding around 37 residents per year, higher than many comparable regional towns. The SA2 area grew from 4,693 in 2023 to 4,936 in 2025, a gain above the state average for small rural centres. Internal migration drives demand at net 84 per year, with overseas migration adding 27. Gentrification is in early signs, scoring 38 out of 100, with the rental share rising from 12% to 22% since 2011. Rent grew 42.5% over the period while real incomes grew 21.1%, so renting is becoming more expensive relative to wages.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+27
Net Internal / yr
+84
Gentrification Signal
Early signs
Population +36% since 2011, Net internal migration +84/yr, Accelerating: 12% → 22%
Safety & Crime
Total Offences
163
Year ending June 2024
Rate per 1,000 People
72.3
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 Nagambie compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Nagambie a good suburb to live in?
Nagambie suits buyers and retirees seeking a low-density lifestyle at a moderate price point. The median house price is $635,000 and 48.7% of homes are owned outright, reflecting an established, settled community. The main trade-offs are a SEIFA IRSAD decile 4 rating, limited public transport (0.4% usage), and a 15.3% vacancy rate that signals a loose local market.
What is the median house price in Nagambie?
The median house price reached $635,000 in April-June 2024, down 3.8% from the $660,000 peak in April-June 2023. Since 2013, prices have grown 103.2% at a compound annual rate of 5.2%. Weekly rent averages $295 and monthly mortgage repayments run around $1,487.
What schools are in Nagambie?
No schools are recorded inside the Nagambie postcode in this dataset. Families would need to travel to nearby towns for schooling. University qualifications in the suburb reach 17.7%, which is 12.4 percentage points below the national average, reflecting the area's trade and agricultural employment base.
Is Nagambie safe?
The crime rate is 72.3 incidents per 1,000 residents based on 163 recorded offences. Property and deception offences are the most common category at 66 cases, followed by justice procedures at 58 cases and crimes against the person at 28. The suburb scores decile 4 on IRSAD, the lower-middle advantage tier nationally.
Is Nagambie good for property investment?
The 5.2% compound annual growth rate since 2013 and 103.2% total price growth are positive signals, but the 15.3% vacancy rate is a significant risk, running well above the 3% benchmark for a healthy rental market. Rent of $295 per week against a $635,000 median implies a gross yield around 2.4%. Net internal migration of 84 per year supports gradual demand growth.
How is Nagambie's population changing?
The suburb grows at roughly 1.66% annually, adding around 37 residents per year. The SA2 area population was 4,693 in 2023 and reached 4,936 by 2025. Internal migration is the primary driver at net 84 per year. The age profile is aging, with the senior share up 5.1 points and the working-age share down 2.6 points over the decade.
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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