Broulee vs Moruya

In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are people living alone. Houses cost more in Broulee: a median of $1.18 million, against $805,000 in Moruya, and rent is higher there too. On these figures, Moruya tends to suit buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Moruya

ahead on 2 of the 6 things we measure here

  • has more schools rated above their peers (1 vs 0)
  • has more separate houses rather than flats (89% vs 76%)
  • But Broulee carries lower crime risk (60/100 vs 84/100)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Moruya

ahead on 3 of the 4 things we measure here

  • has cheaper units ($470,000 vs $735,000)
  • has cheaper land ($400,000 vs $610,000)
  • has cheaper houses ($805,000 vs $1,175,000)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Moruya

ahead on the one thing that separates them

  • has cheaper rent ($300/wk vs $380/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Broulee

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (298.5 km vs 305.8 km)
  • has a shorter drive in (245 min vs 250 min)
  • But Moruya is more walkable (43/100 vs 26/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Broulee has more units and townhouses to downsize into (24% vs 11%)
  • Moruya has more GPs (4 vs 1)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Broulee

ahead on the one thing that separates them

  • is growing faster (13.4% vs 7.9%)

Weighs house yield and population growth.

Where they sit

Broulee and Moruya drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Broulee Moruya
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Broulee Moruya
Walkability 26 / 43
Broulee — Walkability: 26/100 Moruya — Walkability: 43/100
Safety 40 / 16
Broulee — Safety: 40/100 Moruya — Safety: 16/100
Low fire risk 39 / 26
Broulee — Low fire risk: 39/100 Moruya — Low fire risk: 26/100

Demographics

Moruya has more residents (4,295 vs 1,947); Broulee rents higher ($380/wk vs $300/wk).

Broulee Moruya
Population 1,947 4,295
+121% vs other
Population trend (2016 → 2021) +13.4% +7.9%
Median age 50 52
Median household income $70,460/yr
+16% vs other
 $59,280/yr
Median weekly rent $380/wk
+21% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Broulee Moruya
0-4 4.7% / 4.0%
Broulee — 0-4: 4.7% Moruya — 0-4: 4.0%
5-14 11.8% / 10.7%
Broulee — 5-14: 11.8% Moruya — 5-14: 10.7%
15-19 5.6% / 4.7%
Broulee — 15-19: 5.6% Moruya — 15-19: 4.7%
20-24 3.3% / 4.1%
Broulee — 20-24: 3.3% Moruya — 20-24: 4.1%
25-34 8.1% / 8.5%
Broulee — 25-34: 8.1% Moruya — 25-34: 8.5%
35-44 10.9% / 9.4%
Broulee — 35-44: 10.9% Moruya — 35-44: 9.4%
45-54 11.3% / 12.0%
Broulee — 45-54: 11.3% Moruya — 45-54: 12.0%
55-64 14.1% / 18.1%
Broulee — 55-64: 14.1% Moruya — 55-64: 18.1%
65-74 13.0% / 16.2%
Broulee — 65-74: 13.0% Moruya — 65-74: 16.2%
75-84 11.0% / 8.6%
Broulee — 75-84: 11.0% Moruya — 75-84: 8.6%
85+ 6.3% / 3.7%
Broulee — 85+: 6.3% Moruya — 85+: 3.7%

Bars are drawn against the largest share shown (18.1%).

Who lives together

Household composition, 2021 Census.

Broulee 46.4% lone person
Broulee — Lone Person: 46.4% Broulee — Couple Families: 35.3% Broulee — One Parent Families: 14.2% Broulee — Group Household: 3.0% Broulee — Other Families: 1.2%
Moruya 45.9% lone person
Moruya — Lone Person: 45.9% Moruya — Couple Families: 30.4% Moruya — One Parent Families: 17.4% Moruya — Group Household: 4.3% Moruya — Other Families: 2.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Broulee 23.1% renting
Broulee — Owned Outright: 48.7% Broulee — Mortgage: 28.2% Broulee — Renting: 23.1%
Moruya 22.6% renting
Moruya — Owned Outright: 49.9% Moruya — Mortgage: 27.5% Moruya — Renting: 22.6%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Broulee Moruya
Certificate III & IV 14.4% / 19.0%
Broulee — Certificate III & IV: 14.4% Moruya — Certificate III & IV: 19.0%
Bachelor Degree 15.7% / 7.9%
Broulee — Bachelor Degree: 15.7% Moruya — Bachelor Degree: 7.9%
Advanced Diploma / Diploma 9.0% / 7.8%
Broulee — Advanced Diploma / Diploma: 9.0% Moruya — Advanced Diploma / Diploma: 7.8%
Postgraduate Degree 4.3% / 2.4%
Broulee — Postgraduate Degree: 4.3% Moruya — Postgraduate Degree: 2.4%
Graduate Diploma / Certificate 3.1% / 1.2%
Broulee — Graduate Diploma / Certificate: 3.1% Moruya — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (19.0%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Broulee Moruya
England 3.8% / 3.8%
Broulee — England: 3.8% Moruya — England: 3.8%
New Zealand 1.0% / 1.0%
Broulee — New Zealand: 1.0% Moruya — New Zealand: 1.0%
Germany 0.9% / 0.4%
Broulee — Germany: 0.9% Moruya — Germany: 0.4%
Netherlands 0.5% / 0.4%
Broulee — Netherlands: 0.5% Moruya — Netherlands: 0.4%
South Africa 0.6% / 0.3%
Broulee — South Africa: 0.6% Moruya — South Africa: 0.3%
Scotland 0.8% / —
Broulee — Scotland: 0.8% Moruya — Scotland: not among its largest
India — / 0.5%
Broulee — India: not among its largest Moruya — India: 0.5%
Vietnam — / 0.4%
Broulee — Vietnam: not among its largest Moruya — Vietnam: 0.4%

Bars are drawn against the largest share shown (3.8%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Broulee 76.0% houses
Broulee — Houses: 76.0% Broulee — Townhouses: 21.9% Broulee — Flats / Apartments: 2.1%
Moruya 89.0% houses
Moruya — Houses: 89.0% Moruya — Townhouses: 7.3% Moruya — Flats / Apartments: 3.6%
Houses Townhouses Flats / Apartments

Property market

Broulee Moruya
Median house price $1,175,000 $805,000
Median unit price $735,000 $470,000
Median land price $610,000 $400,000
Typical days to sell (houses) 54 days
from 12 sales
 71 days
from 49 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Broulee Moruya
3 bed $1.12M / $751K
Broulee — 3 bed: $1.12M (9 sales) Moruya — 3 bed: $751K (51 sales)

9 vs 51 sales

4 bed $1.26M / $890K
Broulee — 4 bed: $1.26M (14 sales) Moruya — 4 bed: $890K (33 sales)

14 vs 33 sales

Zoning mix

Broulee has more land zoned for conservation (45% vs 26%); Moruya has more rural and farming land (60% vs 43%).

Broulee Moruya
Rural and farming 43% 60%
Environmental 45% 26%
Residential 10% 6%
Infrastructure and transport 1% 3%
Parks and recreation 1% 3%
Industrial 0% 2%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Broulee Moruya
New dwellings approved 211
across Eurobodalla
same for both
Approvals change year on year -9%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Broulee Moruya
Houses 3.0%
$775/wk on $1.36M
 3.4%
$620/wk on $950K
Units —
same for both

Ranking within NSW

Broulee Moruya
House price Higher than 60% of NSW Higher than 32% of NSW
Income Higher than 34% of NSW Higher than 21% of NSW
Schools Higher than 12% of NSW Higher than 71% of NSW
Walkability Higher than 73% of NSW Higher than 79% of NSW
Affordability Higher than 28% of NSW Higher than 43% of NSW
EV adoption Higher than 70% of NSW
same for both
NBN connectivity Higher than 66% of NSW Higher than 72% of NSW
Rental yield (houses) Higher than 20% of NSW Higher than 39% of NSW

Liveability

Moruya is more walkable (43 vs 26).

Broulee Moruya
Grade C
same for both
Score 31/100 32/100
Socio-economic band advantaged area
decile 7/10
 below-average income
decile 2/10

Risk profile

Moruya carries more crime risk (84 vs 60); Moruya carries more bushfire risk (74 vs 61).

Broulee Moruya
Bushfire Moderate
61/100
 High
74/100
Crime Moderate
60/100
 High
84/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
48/100
 Moderate
60/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Broulee Moruya
Inside the suburb 3
same for both
Rated above peers 0 1
Rated at peers 2
same for both
Rated below peers 1 0

Schools in Broulee

  • Broulee Public School Government · Primary at peers
  • Carroll College Catholic · Secondary at peers
  • St Peter's Anglican College - Broulee Independent · Combined below peers

Schools in Moruya

  • Moruya Public School Government · Primary above peers
  • Moruya High School Government · Secondary at peers
  • St Mary's Primary School Catholic · Primary at peers

Amenities in the suburb

Broulee Moruya
Supermarkets 0 3
Cafes & restaurants 2 11
Parks & reserves 3 5
Childcare 3 5
GPs 1 4
Pharmacies 1 2
Hospitals 0 1
Police stations 0 1
Banks & Bank@Post 1 4
Fuel stations 0 4
EV chargers 0 1
Waterways 4 23

Mobility

Moruya sits further from the CBD (305.8 km vs 298.5 km).

Broulee Moruya
Walkability score 26/100 43/100
Distance to Sydney 298.5 km 305.8 km
+2% vs other
Drive time (normal traffic) 245 min 250 min
Public transport score 48/100
Bus
 64/100
Bus
Peak arrivals per hour 18.2
7-9am + 5-7pm
 46.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.7%
postcode 2537
same for both
Rooftop solar per 100 dwellings 48
postcode 2537
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Broulee Moruya
Car (driver) 71.5% / 77.9%
Broulee — Car (driver): 71.5% Moruya — Car (driver): 77.9%
Worked from Home 16.6% / 10.9%
Broulee — Worked from Home: 16.6% Moruya — Worked from Home: 10.9%
Car (passenger) 4.7% / 5.0%
Broulee — Car (passenger): 4.7% Moruya — Car (passenger): 5.0%
Walked Only 4.5% / 4.3%
Broulee — Walked Only: 4.5% Moruya — Walked Only: 4.3%
Bicycle 2.7% / 1.1%
Broulee — Bicycle: 2.7% Moruya — Bicycle: 1.1%

Bars are drawn against the largest share shown (77.9%).

Setting

Broulee Moruya
Elevation 27 m
above sea level, at the suburb centre
 0 m
above sea level, at the suburb centre
Distance to the ocean 1.7 km
2.3 km to a named beach
 3.0 km

NBN connectivity

Broulee Moruya
Connectivity score 47/100 63/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 5%
1,602 premises
 28%
2,598 premises

Climate

Broulee Moruya
Annual rainfall 914 mm
same for both
Summer max (Jan) 23.7°C
same for both
Winter min (Jul) 7.5°C
same for both

Council rates

Broulee Moruya
Average residential rate $1,246/yr
same for both
Council Eurobodalla
same for both

Federal electorate

Broulee Moruya
Division Gilmore
same for both
Member Fiona Phillips
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Broulee Moruya
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Broulee

Coastal Retirees Townhouses

Moruya

Acreage Coastal Retirees

More comparisons

Other comparisons with Broulee

Broulee vs Mossy Point Broulee vs Jeremadra Broulee vs Bimbimbie

Other comparisons with Moruya

Moruya vs Moruya Heads Moruya vs Mogo Moruya vs Congo Moruya vs Mogendoura Moruya vs Bergalia Moruya vs Wamban
Full data on Broulee Full data on Moruya
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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