Newborough
A 6,886-person population, a median age of 43 and an 87.4% separate-house share give Newborough an established, detached housing profile. For buyers weighing Newborough against nearby Moe, the practical distinction to test is the suburb's low-density format: 353.2 people per square kilometre and only 0.3% apartments. Ageing is becoming more pronounced, with the senior share up 5.7 percentage points and the shift trajectory labelled Aging.
Population
6,886
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$1,165/wk
DAs (12 months)iDevelopment Applications lodged in the past year
20
Median House
$480K
October to December 2025
Houses dominate at 87.4%, with 56.2% of dwellings containing 3 bedrooms and 23.7% containing 4 or more. The $1,118 monthly mortgage figure equates to 22.2% of household income, below the 36.0% affordability measure recorded in both 2011 and 2021. With household income at $1,165 a week and average household size at 2.2, the suburb suits buyers prioritising space over apartment stock.
For Buyers
Houses dominate at 87.4%, with 56.2% of dwellings containing 3 bedrooms and 23.7% containing 4 or more. The $1,118 monthly mortgage figure equates to 22.2% of household income, below the 36.0% affordability measure recorded in both 2011 and 2021. With household income at $1,165 a week and average household size at 2.2, the suburb suits buyers prioritising space over apartment stock.
For Investors
Newborough's investment case rests on low rents and steady tenant demand rather than rapid capital growth. Weekly rent is $230, and 25.9% of households rent, while the 9.2% vacancy rate gives tenants more choice than a tightly constrained market. Mortgage stress is flagged false at 22.2% of household income, and rent stress is also false at 19.7%. Twenty development matters were recorded over 12 months, so investors should check whether new supply affects particular streets.
Development Activity
Total DAs
40
Last 12 Months
20
YoY ChangeiYear-over-year change in DA lodgements
+185.7%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Newborough
Open-register school locations for education access. This is not a school-quality ranking.
Immaculate Heart of Mary School
Newborough East Primary School
Newborough Primary School
Lowanna College
Demographics
Newborough has an older age profile than the national average: the median age is 43, or 3 years above the national figure. University attainment is 13.8%, 16.3 percentage points below the national comparison, and overseas-born residents account for 13.2%, 8.4 points below it. English, Scottish and Irish ancestry counts are 2,751, 736 and 644, reinforcing an Anglo-leaning profile. Household size averages 2.2 people, 0.3 below the national level, while 85.4% stayed at the same address and turnover was 14.6%. Couples without children make up 41.2% of families, compared with 36.5% couples with children, suggesting an established rather than youthful demographic.
Age Distribution
Bedrooms
Dwelling Structure
87.4%
Houses
12.3%
Townhouse
0.3%
Apartment
Tenure
Detached housing defines Newborough: 87.4% of dwellings are separate houses, 12.3% semi-detached and just 0.3% apartments. The bedroom mix is led by 3-bedroom homes at 56.2%, followed by 4-plus-bedroom dwellings at 23.7%, so the stock is more suited to space-seeking households than apartment buyers. Ownership is split between 37.8% outright and 34.5% mortgage, with 25.9% renting. Compared with nearby Moe, buyers should assess lot size, renovation needs and street-level condition rather than assume all low-priced stock is equivalent.
Mortgage / mo
$1,118
Rent / wkiMedian weekly rent for new bonds (year ending Sep 2025), Homes Victoria bond data (year-ending median). Census 2021 median: $230.
$390
Bond data year ending Sep 2025 · houses $420 · units $310
HH Size
2.2
Personal Income / wk
$626
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.2%
Unoccupied
281
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
22.2%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
36.5%
Couples with children
41.2%
Couples, no children
21.0%
Single parent
1,801
Total families
Economy & Employment
Healthcare is Newborough's largest listed industry at 21.1% and 370 workers, followed by construction at 12.9% and 226, education at 11.0% and 193, utilities at 7.9% and 138, and public administration at 7.7% and 135. Trades lead occupations with 550 people, ahead of community and personal services at 429 and clerical and administration at 386. The labour force totals 3,017, participation is 52.5% and unemployment is 7.1%, creating a mixed service and trade base. SEIFA IEO, IER, IRSD and IRSAD are all decile 1, with scores of 864, 895, 877 and 861, below the national socioeconomic profile. That disadvantage sits alongside a strong healthcare presence, showing why industry concentration does not automatically translate into broad household income.
Unemployment
7.1%
Labour Force
3,017
Unemployed
215
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
57.1%
Part-time
35.9%
Participation
52.5%
Employed
2,802
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
13.8%
Postgraduate
2.0%
Born Overseas
13.2%
Dwellings
2,768
Transport to Work
Daily life is strongly car-oriented: 81.7% travel as car drivers, compared with 0.7% using public transport, while 10.5% work from home. Four nearby schools provide 3 primary and 1 secondary option across government and Catholic sectors, giving families a practical local spread; exact enrolment zones still need checking by address. Safety deserves attention because 651 offences equate to 94.5 per 1,000 residents, with property and deception offences the largest category at 296, followed by 164 justice procedures offences. IRSAD is decile 1, below the national socioeconomic profile, while volunteering reaches 13.4% and 11.8% of residents, or 765 people, need assistance. Compared with transit-oriented suburbs, Newborough is better suited to households with reliable vehicle access.
Drive
81.7%
Public Transport
0.7%
Walk / Cycle
1.3%
Work from Home
10.5%
Population Forecast
+0.23%/yr
(+41 people/yr)
EstablishedNewborough's forecast is established and slow-moving: the annual trend is 0.23%, while population change across the wider area is 3.7% over 10 years. Migration is labelled Balanced, suggesting growth is not driven by one dominant inflow. The shift trajectory is Aging, with the senior share up 5.7 percentage points and the young share down 2.2 points. That reflects an established suburb with affordability stable at 36.0% in both 2011 and 2021, favouring retention over rapid churn. Gentrification is scored 13 and staged Not gentrifying, while a shift assessment records 26 and Early signs. Compared with rapid-growth corridors, 0.23% points to measured change rather than a development surge.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+54
Net Internal / yr
+103
Gentrification Signal
Not gentrifying
Net internal migration +103/yr
Safety & Crime
Total Offences
651
Year ending June 2024
Rate per 1,000 People
94.5
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 Newborough compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Newborough a good suburb to live in?
Newborough suits buyers wanting detached housing and an established setting. The median age is 43, 87.4% of homes are separate houses and 81.7% commute by car, so vehicle access matters. Socioeconomic conditions are in SEIFA IRSAD decile 1, and the crime rate is 94.5 per 1,000, so liveability depends on household priorities and street-level research.
What schools are in Newborough?
Newborough has 4 nearby schools: 3 primary options and 1 secondary option. The mix includes government and Catholic sectors, with Lowanna College providing secondary education. Check the exact enrolment zone for any address, because school access can change across boundary streets.
Is Newborough safe?
Safety requires a measured assessment. There were 651 recorded offences, equal to 94.5 per 1,000 residents. Property and deception offences accounted for 296, followed by justice procedures offences at 164 and crimes against the person at 152. Visit streets at different times and check the latest local advice before deciding.
How is Newborough's population changing?
Newborough is changing slowly and ageing. The wider area's population change is 3.7% over 10 years, the annual trend is 0.23% and migration is labelled Balanced. The senior share has increased 5.7 percentage points while the young share has fallen 2.2 points, so demand is likely to favour established homes and age-friendly services more than rapid 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). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
Explore Newborough on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map