Nagambie
Age is the standout feature of Nagambie, with 2,254 residents and a median age of 51, which is 11 years above the national figure. The 15.3% vacancy rate is unusually high and points to a softer rental market than tightly held regional towns. Compared with nearby Euroa and Avenel, Nagambie presents a quieter, more settled profile, shaped by internal migration, car dependence and an aging resident base.
Local council: Strathbogie
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
13
Median House
$568K
October to December 2025
Monthly mortgage costs are listed at $1,487, with mortgage payments equal to 30.0% of household income, below the stated stress threshold. Nearly half of homes are owned outright at 47.9%, while 26.5% are mortgaged. Separate houses account for 88.5% of stock, led by 3-bedroom homes at 47.0% and 4-plus-bedroom homes at 27.9%. Compared with denser regional centres, the housing mix is better suited to buyers seeking space, but the 15.3% vacancy rate warrants careful inspection of local demand.
For Buyers
Monthly mortgage costs are listed at $1,487, with mortgage payments equal to 30.0% of household income, below the stated stress threshold. Nearly half of homes are owned outright at 47.9%, while 26.5% are mortgaged. Separate houses account for 88.5% of stock, led by 3-bedroom homes at 47.0% and 4-plus-bedroom homes at 27.9%. Compared with denser regional centres, the housing mix is better suited to buyers seeking space, but the 15.3% vacancy rate warrants careful inspection of local demand.
For Investors
Nagambie's rental profile calls for a more conservative strategy than a tightly supplied market. Rent is $295 per week, 24.0% of households rent, and vacancy is 15.3%, so investors may face longer leasing periods even though the entry price is moderate. Historical rent growth of 42.5% supports the longer-term income case, but it should not be treated as a guarantee of future gains. Fourteen planning permits were recorded over 12 months, signalling some development activity without confirming a specific volume of new dwellings. The growth trend is 1.66% annually and is driven by internal migration, which may support demand gradually rather than produce rapid rental tightening.
Development Activity
Total DAs
31
Last 12 Months
13
YoY ChangeiYear-over-year change in DA lodgements
+62.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Nagambie
Open-register school locations for education access. This is not a school-quality ranking.
Nagambie Primary School
St Joseph's School
Demographics
Nagambie's median age of 51 sits 11 years above the national figure, while university attainment is 17.7%, or 12.4 percentage points below national levels. The overseas-born share is 11.9%, 9.7 points below national levels, and average household size is 2.1 people, 0.4 below the national comparison. This older, smaller-household pattern helps explain the strong share of couples without children, at 52.8%. English ancestry is recorded for 896 residents, followed by Irish at 312 and Scottish at 253. Christianity accounts for 1,129 people and no religion for 841. Compared with nearby Euroa and Avenel, Nagambie has a particularly settled profile, with 78.3% of residents staying at the same address.
Age Distribution
Bedrooms
Dwelling Structure
88.5%
Houses
7.3%
Townhouse
0.0%
Apartment
Tenure
Nagambie's price history shows substantial long-term growth but recent volatility. Tenure is weighted toward ownership, with 47.9% owned outright, 26.5% mortgaged and 24.0% rented. Separate houses make up 88.5% of dwellings, compared with only 7.3% semi-detached homes. Compared with denser neighbouring markets, this stock is more family-oriented because larger detached homes dominate.
Mortgage / mo
$1,487
Rent / wkiABS Census 2021 median across all dwelling types. Current market rents are typically higher.
$295
Census 2021
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
31.5%
Couples with children
52.8%
Couples, no children
14.1%
Single parent
597
Total families
Economy & Employment
Nagambie's employment base is anchored by healthcare at 16.4% of local industry, construction at 14.6%, education at 11.9%, agriculture at 9.8% and manufacturing at 8.7%. The occupational mix is similarly practical, led by labourers at 158 people, managers at 148, trades at 147, professionals at 131 and community or personal service workers at 123. Unemployment is 3.4% across a labour force of 980, while 62.1% of employed residents work full time. The household income percentile is 21.4, below the midpoint, which is consistent with the concentration in regional services, trades and production. SEIFA results sit around the lower middle: IEO decile 4, IER 5, IRSD 4 and IRSAD 4, below the upper half of national deciles. This combination reflects steady local work but fewer high-income professional roles than larger centres.
Unemployment
3.4%
Labour Force
980
Unemployed
33
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.1%
Part-time
31.8%
Participation
51.4%
Employed
947
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
17.7%
Postgraduate
2.5%
Born Overseas
11.9%
Dwellings
939
Transport to Work
Daily life in Nagambie is strongly car-based: 77.3% of commuters drive, compared with just 0.4% using public transport, while 5.6% walk or cycle and 11.8% work from home. Families have access to 2 nearby primary schools, with one government school and one Catholic school, both serving the primary sector. Enrolment zones should be checked against the exact address because they can cross suburb boundaries. Recorded crime totals 163 incidents, including 66 property and deception offences and 58 justice procedure offences, at a rate of 72.3 per 1,000 people, making safety a more important consideration than in a low-incident setting. IRSAD is decile 4, below the top half nationally, reflecting moderate socioeconomic disadvantage alongside a settled lifestyle.
Drive
77.3%
Public Transport
0.4%
Walk / Cycle
5.6%
Work from Home
11.8%
Growth Outlook
Nagambie's forecast trend is 1.66% annual growth, with internal migration identified as the primary driver. Population change across the wider area is 27.5% over 10 years, indicating stronger momentum than a static established market. The trajectory is Aging, with the senior share up 5.1 percentage points, the working-age share down 2.6 points and the young share down 1.2 points. Gentrification remains at the Early signs stage, with a score of 38, while rent growth has reached 42.5%. Compared with faster-growing commuter locations, Nagambie's outlook is more measured because demand is being shaped by lifestyle and internal movers alongside a gradually older population.
Population trend: Strathbogie council area
Nagambie sits in the Strathbogie council area. These are the council area's residents, not Nagambie's.
Residents 2025
11,839
Growth, 5 yr average
+1.2%/yr
2020 to 2025
Growth, last year
+1.2%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 residents seeking a quieter regional lifestyle, detached housing and access to primary schools. Its population is 2,254 and the median age is 51, so it is older and more settled than many growth suburbs. Car use is high at 77.3%, while public transport accounts for only 0.4% of commuting.
What schools are in Nagambie?
Nagambie has 2 nearby primary schools: Nagambie Primary School in the government sector and St Joseph's School in the Catholic sector. Both are primary schools. Families should check the exact enrolment zone and current availability because school access can differ by address and year level.
Is Nagambie safe?
Nagambie recorded 163 offences at a rate of 72.3 incidents per 1,000 people. Property and deception offences accounted for 66 incidents, while justice procedure offences accounted for 58. Safety can vary by street and time, so buyers and renters should compare recent local incidents rather than relying on a single suburb-wide rate.
Is Nagambie good for property investment?
Nagambie may suit investors seeking a lower entry price, but vacancy is a key risk. Weekly rent is $295, 24.0% of households rent and vacancy is 15.3%, which is higher than a tightly supplied rental market. The annual growth trend is 1.66% and internal migration is the main driver, supporting a gradual rather than aggressive investment case.
How is Nagambie's population changing?
Nagambie has an Aging trajectory, with the senior share up 5.1 percentage points and the working share down 2.6 points. The wider area records 27.5% population change over 10 years, while the annual growth trend is 1.66%. Internal migration is the primary driver, so change is more likely to reflect incoming regional movers than a young, high-density expansion.
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), Valuer-General Victoria (house prices), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications).
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