Tawonga South
A 26.7% vacancy rate and a median age of 50 tell the story of Tawonga South more than any other numbers. This 48.83 km2 Alpine Valley community of 1,012 residents carries a median age 10 years above the national figure, and more than one in four dwellings sits unoccupied at census time, pointing to a strong holiday-home market rather than a conventional residential base. The median house price reached $630,000 as of April-June 2024, having grown 187% from $219,500 in 2013, a compound annual rate of 7.8% over 14 years. Crime is exceptionally low at 4.0 incidents per 1,000 residents, below the typical regional rate, and 51.5% of homes are owned outright, well above the national average.
Population
1,012
Median Age
50.0
Household IncomeiMedian weekly household income (ABS Census)
$1,392/wk
DAs (12 months)iDevelopment Applications lodged in the past year
1
Median House
$630K
Apr-Jun 2024
The $630,000 median house price sits below many Victorian regional centres yet reflects genuine capital growth, up 187% from $219,500 in 2013 at a compound rate of 7.8% per year. Prices peaked at $800,000 in July-September 2023 and have since corrected 21.2%, giving buyers entering in mid-2024 a more affordable entry point than the prior peak. Separate houses dominate at 96.1% of dwellings, with apartments accounting for just 0.7%, so purchasers have strong choice of detached stock. Three-bedroom homes are the most common at 51.3%, followed by 4-plus bedrooms at 28.1%. Monthly mortgage repayments average $1,300, and the mortgage-to-income ratio of 21.6% sits below the 30% stress threshold, meaning purchase costs are manageable compared to household income.
For Buyers
The $630,000 median house price sits below many Victorian regional centres yet reflects genuine capital growth, up 187% from $219,500 in 2013 at a compound rate of 7.8% per year. Prices peaked at $800,000 in July-September 2023 and have since corrected 21.2%, giving buyers entering in mid-2024 a more affordable entry point than the prior peak. Separate houses dominate at 96.1% of dwellings, with apartments accounting for just 0.7%, so purchasers have strong choice of detached stock. Three-bedroom homes are the most common at 51.3%, followed by 4-plus bedrooms at 28.1%. Monthly mortgage repayments average $1,300, and the mortgage-to-income ratio of 21.6% sits below the 30% stress threshold, meaning purchase costs are manageable compared to household income.
For Investors
Tawonga South's 26.7% vacancy rate is among the highest recorded for Victorian suburbs, which primarily reflects holiday-home demand rather than structural rental oversupply. The weekly rent of $285 is modest, and with only 14.0% of residents renting, the permanent rental pool is shallow. Investors relying on long-term tenancy will find limited demand compared to larger regional towns. However, the 187% price growth from 2013 to 2024 and a 7.8% compound annual rate demonstrate strong capital appreciation over time. Development activity is minimal with just 1 application lodged in the past 12 months, limiting short-term supply pressure. The 82.4% resident retention rate suggests low churn among owner-occupiers, supporting price stability.
Development Activity
Total DAs
5
Last 12 Months
1
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Tawonga South's median age of 50 is 10 years above the national figure, one of the more pronounced aging profiles in regional Victoria. The community is predominantly Anglo-Celtic: English ancestry accounts for 445 residents, Scottish 141 and Irish 108, consistent with the suburb's 19.9% overseas-born share, which is 1.7 percentage points below the national average. University qualifications reach 36.1% of residents, which is 6 points above the national figure, suggesting a well-educated owner-occupier base. Average household size of 2.2 is 0.3 below national, aligning with a couples-without-children profile: 42.8% of families are couples with no children and single-parent families are absent from the data. Volunteering at 35.2% is high, roughly double many metropolitan rates.
Age Distribution
Bedrooms
Dwelling Structure
96.1%
Houses
1.0%
Townhouse
0.7%
Apartment
Tenure
The housing stock is overwhelmingly detached, with 96.1% separate houses and just 0.7% apartments, reflecting the rural and holiday character of the area. Outright ownership at 51.5% far exceeds the national average, which is consistent with retirees and investment buyers who have paid down debt. Only 34.5% carry a mortgage and 14.0% rent, an unusually low rental share compared to most Victorian suburbs. Three-bedroom homes dominate at 51.3%, with 4-plus bedrooms at 28.1%, suggesting families or holiday homes with room for guests. Prices have grown from $219,500 in 2013 to $630,000 in April-June 2024, a 187% increase over 14 years, though they remain 21.2% below the peak of $800,000 recorded in mid-2023. Mortgage repayments average $1,300 per month, well below metropolitan benchmarks.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$285
HH Size
2.2
Personal Income / wk
$726
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
26.7%
Unoccupied
148
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
20.5%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.6%
Community Profile
Ancestry
Household Composition
42.8%
Couples, no children
729
Total families
Economy & Employment
The local economy is shaped by tourism and services, with Education the largest industry at 17.3% of workers (61 people), followed by Healthcare at 11.9% (42) and Hospitality at 11.6% (41). Arts and Recreation accounts for 8.2% and Construction 7.9%, a mix that reflects the leisure economy of the Alpine Valley region. By occupation, Professionals lead at 97 workers and Managers follow at 95, a relatively knowledge-heavy split for a rural suburb. The unemployment rate of 3.2% is low, though labour force participation at 50.8% is below average because 335 residents are not in the labour force, consistent with a large retiree cohort. Personal weekly income of $726 places household income in the 39.7th percentile nationally, below the median, partly because many residents are retired.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
54.2%
Part-time
42.6%
Participation
50.8%
Employed
426
Occupations
Top Industries
University
36.1%
Postgraduate
8.6%
Born Overseas
19.9%
Dwellings
409
Transport to Work
Tawonga South's crime rate of 4.0 incidents per 1,000 residents is exceptionally low, with all 4 recorded offences falling into property and deception categories rather than violent crime. Car use is the dominant transport mode at 74.7%, typical for a rural Alpine Valley location without public transport infrastructure, though walking and cycling account for a notable 16.6% of trips. Mortgage stress is absent, with the mortgage-to-income ratio at 21.6% and the rent-to-income ratio at 20.5%, both well below the 30% stress benchmark. No schools are recorded inside the suburb boundary, so families depend on nearby Mount Beauty for schooling services. The 4.1% assistance need rate is low, and volunteering at 35.2% is high compared to most Victorian communities, pointing to strong community participation.
Drive
74.7%
Public Transport
N/A
Walk / Cycle
16.6%
Work from Home
N/A
Safety & Crime
Total Offences
4
Year ending June 2024
Rate per 1,000 People
4.0
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 Tawonga South compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Tawonga South a good suburb to live in?
Tawonga South suits retirees and lifestyle seekers well, with a crime rate of just 4.0 incidents per 1,000 residents, a mortgage-to-income ratio of 21.6% well below the 30% stress threshold, and 51.5% of homes owned outright. The trade-off is limited services: no schools are recorded inside the suburb boundary and there is no public transport. The median age of 50 is 10 years above the national figure, reflecting a primarily older, owner-occupier community.
What is the median house price in Tawonga South?
The median house price is $630,000 as of April-June 2024, down 21.2% from the peak of $800,000 in mid-2023. Since 2013, prices have grown 187% from $219,500, a compound annual growth rate of 7.8% over 14 years. Monthly mortgage repayments average $1,300 and weekly rent is $285.
What schools are in Tawonga South?
No schools are recorded inside the Tawonga South suburb boundary in this dataset. The suburb's population of 1,012 across 48.83 km2 is served by educational facilities in nearby Mount Beauty. Locally, 36.1% of residents hold university qualifications, 6 points above the national figure.
Is Tawonga South safe?
Tawonga South has a very low crime rate of 4.0 incidents per 1,000 residents, with only 4 offences recorded, all classified as property and deception offences. This is below the typical rate for regional Victorian suburbs. The small population of 1,012 and high rate of outright home ownership at 51.5% are associated with stable, low-crime communities.
Is Tawonga South good for property investment?
The 187% price growth from 2013 to 2024 at a 7.8% compound annual rate makes a strong capital growth case. However, the 26.7% vacancy rate and only 14.0% of residents renting mean rental yield and consistent tenancy are challenging. The current price of $630,000 is 21.2% below the 2023 peak of $800,000, which may represent a buying opportunity for investors focused on long-term appreciation rather than immediate yield.
How is Tawonga South's population changing?
Tawonga South has a population of 1,012, with a residential density of 20.7 persons per km2 across its 48.83 km2 area, far below suburban norms. The median age of 50 is 10 years above the national figure, and 42.8% of families are couples without children, suggesting the population is aging. Only 1 development application was lodged in the past 12 months, indicating minimal residential 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), 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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