Free market report · Data to July 2026
Moreland property market
Moreland is one of the 453 council areas we track on the Momentum Dial, our property clock. This page is the plain-numbers read: where it sits in the cycle, who lives there, what's being built, and the suburbs inside it.
On the Buyers First Momentum Dial its house market currently reads at Peak, and units read the same. Worth knowing up front: this is one of the most socio-economically advantaged councils in the country, which shows up in its prices. Here's the rest of the picture, in plain numbers.
Houses · cycle position
Peak
The Moreland house market is growing at its fastest pace in the current cycle. That is a momentum reading, not a crash call: markets can sit at peak growth for a long time before easing.
-3% to +11%
Modelled 12-month price range
+2.8%
Modelled 12-month rent change
Units · cycle position
Peak
The unit market is growing at its fastest pace in the current cycle. That is a momentum reading, not a crash call: markets can sit at peak growth for a long time before easing.
-1% to +7%
Modelled 12-month price range
+3.1%
Modelled 12-month rent change
At a glance · houses
$1,251,106
Typical house, August 2026
+4.4% a year since 2010
+3.2%
Growth a year, last 10 years
+1.2% a year over the last 5
$710
Rent a week
2.9% gross yield
5 of 15
Years prices fell since 2010
Worst: 2018, -5%
The clock measures growth momentum, not price. Peak means growing fastest, not about to fall. Cycle data and projections sourced from HtAG Analytics. See Moreland on the clock.
Free · One per person
Want all of this written up for Moreland?
The full report is this data as a written document, plus the current price, rent, yield and growth on one suburb inside Moreland, and the numbers that cut against the area. I write them by hand, so it comes from me rather than out of a system.
The numbers, explained
Moreland in charts.
The typical house in Moreland went from $608,439 in 2010 to $1,251,106 in August 2026. That is +106% in total, +4.4% a year. 5 down years out of 15, never more than 2 in a row. Cycles, not collapses.
Houses · price change each year · 2011 to 2026
Prices in Moreland fell in 5 of the last 15 years
+106%
Since 2010
+3.2%
Per year, last 10 years
5 of 15
Years going backwards
-4.8%
Worst year (2018)
What this shows. How much the typical house price in Moreland went up or down each year. Teal bars are up years, red bars are down years, and the faded bar is this year so far.
Why it matters. The size of a good year matters less than how many bad years there were and whether they came in a row. Boring? Absolutely. But the length of the down stretch is what decides whether you get out the other side. Typical price at December each year, data from HtAG Analytics.
You don't need to know property to read this. Every chart below opens with the point in one line, then says what it shows and why we care. Teal is a good sign, amber is okay, red means watch it.
The scorecard · 4 things we check
Moreland scores 9 out of 20. Weak.
prices are rising as fast as they will this cycle, so the easy money has been made
5 of 15 years
no data
no data
no data
a house costs 10.4 years of a local household's income
1.3% of rentals are empty, so about 1 in every 100
What this shows. Seven quick checks on Moreland, each scored out of five. Five is the reading we most want to see.
Why it matters. No single number tells you whether an area is a good buy. Together they show whether the pieces line up. These are bands, not rules: a council outside a band can still be the right buy for the right person, and one inside every band can still be wrong for you.
House prices since 2010 · Moreland vs the 0 most similar councils in VIC
Moreland prices, year by year, against similar councils
+1.2% vs n/a
A year, last 5 years
+3.2% vs n/a
A year, last 10 years
+4.4% vs n/a
A year, last 15 years
What this shows. The typical house price in Moreland every year, in teal, next to the middle of the five councils in VIC closest to it in size and starting price: . The small "vs" number in each tile is those councils.
Why it matters.
Momentum · the last 36 months
Prices in Moreland are picking up speed right now
$1,247,328
3-month price, August 2026
+2.0%
3-month price vs 12-month price
2,358 vs 2,719
Houses sold, last 12 months vs the 12 before
What this shows. Two versions of the same price. The dotted teal line averages the last three months, so it reacts fast. The grey line averages the last twelve, so it moves slowly. The bars are how many houses sold each month.
Why it matters. The last three months are running ahead of the last twelve. That is what speeding up looks like before it shows in the yearly number.
Affordability · house price in years of local household income
A house in Moreland costs 10.4 years of a local family's income
What this shows. Take the typical house price and divide it by what a typical household here earns in a year. A bar of 7 means seven years of the whole household's income buys one house.
Why it matters. Expensive for the people who live here. Prices at this level need outside buyers to keep moving, and outside buyers are the first to leave when things wobble. Income is the 2021 Census figure carried forward at 3.5% a year, so it is an estimate, not a measurement.
Rents · typical weekly house rent, last 36 months · and how many rentals sit empty
Rent in Moreland is $710 a week, up 6.1% in a year
$710
A week, August 2026
+6.1%
Change in the last year
1.3%
Rentals sitting empty (tight)
What this shows. What a typical house in Moreland rents for each week, month by month. The empty-rentals number is the share of rental homes with nobody in them: under 1.5% is tight, over 3% means tenants have plenty of choice.
Why it matters. Rents rising faster than inflation means more people want to live here than there are homes to rent. That pressure eventually shows up in prices.
Rental yield · a year of rent as a share of the price, Moreland vs similar councils
Rent covers 2.9% of the price each year in Moreland
What this shows. Yield is simple: a whole year of rent divided by the house price. A $500,000 house renting for $500 a week earns $26,000 a year, which is a 5.2% yield.
Why it matters. Yield is a year of rent divided by the price. Higher means the rent covers more of the loan. We don't buy on yield alone and we never set a yield cut-off; it is one piece of the picture, next to growth.
The people
Who lives in Moreland.
The median age is 35 and the median household brings in $1,943 a week (Census 2021). 38% of households rent, a deep tenant pool if you're buying to hold, and more investor competition when stock is tight.
Population · ABS estimates to
n/a people live in Moreland
n/a
People,
n/a vs +0.6%
A year, last 5 years · typical VIC council
n/a
A year, last 10 years
Why it matters.
Where the growth came from · last 3 years
How Moreland grows
The ABS does not publish a growth breakdown for this area.
What this shows. Three ways a place gains or loses people: babies born minus people who died, people who moved here from another part of Australia, and people who arrived from overseas. Bars to the right add people, bars to the left take them away.
Why it matters. When more people leave than arrive, demand relies on locals moving house. That works while jobs hold, and it is the number to watch.
Age and households · Census 2021
Moreland is younger than the typical VIC council: median age 35 vs 42
Moreland Typical VIC council (middle of 78)
Why it matters. A younger area means first-home buyers, growing families and renters. Three-bedroom houses near schools and jobs are the bread and butter.
Income and who owns the homes · Census 2021
Moreland is a renters' market: 38% of homes are rented, vs 21% in the typical VIC council
Own or paying off Renting Other
Why it matters. Lots of renters means a deep tenant pool if you are buying to hold, and more investor competition when stock is tight.
New supply
What's being approved to build.
Homes approved · ABS, by financial year
Homes approved in Moreland
No recent approvals data published for this area.
Non-residential building approved · ABS
Public and commercial building in Moreland
No recent non-residential approvals published for this area.
Jobs
Who's working in Moreland.
Work here runs on health care and social assistance (14% of jobs), ahead of professional services and education and training. On the ABS advantage index this council ranks in the top 20% of the country, which you'll notice in the price tags.
Jobs · SALM, March 2026
n/a residents of Moreland are in work
n/a
Residents in work
n/a vs 4.2%
Unemployed · Australia
n/a
Jobs change, 5 years
Why it matters. Employment is close to flat, so housing demand here leans on other drivers: lifestyle, retirees, or people commuting out.
Who employs people here · Census 2021
Health care and social assistance is the biggest employer in Moreland, 14% of jobs
What this shows. The five industries that employ the most residents, as a share of all jobs. The pill is the ABS advantage score: Moreland sits in decile 9 of 10 nationally, where 10 is the most advantaged.
Why it matters. A spread of employers means no single closure can empty the town. That is the kind of job base that holds house prices through a downturn.
The outlook
Is Moreland worth buying into?
The honest read: nothing in the free data makes a loud case for Moreland right now. None of this guarantees anything. It tells you where to look harder, which is what a report like this is for.
Free · Written by hand · One per person
This page is the public data. The full report is that written up as a document, plus the current price, rent, yield and growth on one suburb inside Moreland. One per person.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
Inside the LGA
The suburbs of Moreland.
We hold live snapshot data for one suburb in Moreland. Click through for the full numbers.
| Suburb | Typical price | Rent/wk | Gross yield | 1yr growth | Listings |
|---|---|---|---|---|---|
| Glenroy | $868,441 | $589 | 3.5% | +7% | REA · Domain |
Next step. See what's for sale in Glenroy on realestate.com.au or Domain. Then send me the address before you make an offer. That is the part the data cannot do.
All 12 suburbs and localities in Moreland
Brunswick · Brunswick East · Brunswick West · Coburg · Coburg North · Fawkner · Glenroy · Gowanbrae · Hadfield · Oak Park · Pascoe Vale · Pascoe Vale South
Free · Written by hand · One per person
Want the full workup on Moreland?
This page is the public data. The full report is the written workup: current price, rent, gross yield and vacancy, growth over 1, 3, 5 and 10 years, days on market and demand, and the supply coming down the pipe, for Moreland or any suburb in it. Same data we run for clients. I pull it and email it through, usually within a business day. One per person, no charge, and no 14-part email sequence afterwards. All I ask is that if it lands, you take the fifteen minute call at the end of it.
Name, email and phone. I write these by hand, one per person, and the conversation afterwards is the only thing the report costs.
General information only, not financial or investment advice. Cycle positions and projections are modelled LGA-level figures to July 2026, sourced from HtAG Analytics. Population and approvals are ABS estimates; employment is SALM smoothed data; income, age and tenure are Census 2021. None of it can see street quality, flood maps, zoning or the contract, which is where deals are actually won and lost. Get advice on your own situation before acting.
Data finds the area. It doesn't buy the house.
We narrow 15,000 suburbs to the top 5 for each client, then find the street and the property. If Moreland is on your list, that's a conversation worth having early.