Moe vs Westbury

In both, most households own their home and the large majority of homes are detached houses. In Moe, about half of households are people living alone. On these figures, Moe tends to suit people living alone.

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

They split

one each way, out of the 6 things we measure here

  • Moe has more parks and reserves (26 vs 1)
  • Westbury carries lower crime risk (19/100 vs 95/100)

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

First-home buyers

Moe

ahead on the one thing that separates them

  • leaves households under less mortgage stress (26% vs 40%)

Weighs mortgage stress.

Renters

Moe

ahead on the one thing that separates them

  • has cheaper rent ($200/wk vs $300/wk)

Weighs rent and rental stress.

Commuting to the city

Moe

ahead on 3 of the 3 things we measure here

  • is more walkable (85/100 vs 0/100)
  • has a shorter drive in (99 min vs 107 min)
  • sits closer to the CBD (134.3 km vs 144 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

They split

one each way, out of the 4 things we measure here

  • Moe is more walkable (85/100 vs 0/100)
  • Westbury carries lower crime risk (19/100 vs 95/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

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

Moe Westbury
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.

Moe Westbury
Walkability 85 / 0
Moe — Walkability: 85/100 Westbury — Walkability: 0/100
Safety 5 / 81
Moe — Safety: 5/100 Westbury — Safety: 81/100
Low fire risk 1 / 1
Moe — Low fire risk: 1/100 Westbury — Low fire risk: 1/100
Low flood risk 15 / 15
Moe — Low flood risk: 15/100 Westbury — Low flood risk: 15/100

Demographics

Moe has more residents (9,375 vs 163); Westbury rents higher ($300/wk vs $200/wk).

Moe Westbury
Population 9,375
+98% vs other
 163
Population trend (2016 → 2021) +6.8% +3.8%
Median age 46 48
Median household income $46,904/yr $64,012/yr
+36% vs other
Median weekly rent $200/wk $300/wk
+50% vs other

Age profile

Share of residents in each band, 2021 Census.

Moe Westbury
0-4 4.7% / 6.1%
Moe — 0-4: 4.7% Westbury — 0-4: 6.1%
5-14 11.0% / 12.3%
Moe — 5-14: 11.0% Westbury — 5-14: 12.3%
15-19 4.7% / 5.5%
Moe — 15-19: 4.7% Westbury — 15-19: 5.5%
20-24 5.1% / 3.7%
Moe — 20-24: 5.1% Westbury — 20-24: 3.7%
25-34 12.3% / 8.6%
Moe — 25-34: 12.3% Westbury — 25-34: 8.6%
35-44 10.3% / 11.0%
Moe — 35-44: 10.3% Westbury — 35-44: 11.0%
45-54 11.8% / 11.0%
Moe — 45-54: 11.8% Westbury — 45-54: 11.0%
55-64 14.2% / 14.7%
Moe — 55-64: 14.2% Westbury — 55-64: 14.7%
65-74 14.9% / 22.1%
Moe — 65-74: 14.9% Westbury — 65-74: 22.1%
75-84 8.0% / 7.4%
Moe — 75-84: 8.0% Westbury — 75-84: 7.4%
85+ 2.8% / 1.8%
Moe — 85+: 2.8% Westbury — 85+: 1.8%

Bars are drawn against the largest share shown (22.1%).

Who lives together

Household composition, 2021 Census.

Moe 54.9% lone person
Moe — Lone Person: 54.9% Moe — Couple Families: 21.1% Moe — One Parent Families: 18.6% Moe — Group Household: 4.0% Moe — Other Families: 1.4%
Westbury 38.5% lone person
Westbury — Lone Person: 38.5% Westbury — Couple Families: 43.6% Westbury — One Parent Families: 17.9% Westbury — Group Household: 0.0% Westbury — Other Families: 0.0%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Moe 35.6% renting
Moe — Owned Outright: 37.7% Moe — Mortgage: 26.8% Moe — Renting: 35.6%
Westbury 0.0% renting
Westbury — Owned Outright: 74.2% Westbury — Mortgage: 25.8% Westbury — Renting: 0.0%
Owned outright Mortgage Renting

Qualifications

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

Moe Westbury
Certificate III & IV 18.7% / 27.0%
Moe — Certificate III & IV: 18.7% Westbury — Certificate III & IV: 27.0%
Bachelor Degree 4.8% / 10.4%
Moe — Bachelor Degree: 4.8% Westbury — Bachelor Degree: 10.4%
Advanced Diploma / Diploma 6.0% / 8.0%
Moe — Advanced Diploma / Diploma: 6.0% Westbury — Advanced Diploma / Diploma: 8.0%
Graduate Diploma / Certificate 1.0% / 2.5%
Moe — Graduate Diploma / Certificate: 1.0% Westbury — Graduate Diploma / Certificate: 2.5%
Postgraduate Degree 1.0% / —
Moe — Postgraduate Degree: 1.0% Westbury — Postgraduate Degree: not among its largest

Bars are drawn against the largest share shown (27.0%).

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.

Moe Westbury
England 3.1% / 6.7%
Moe — England: 3.1% Westbury — England: 6.7%
Scotland 0.6% / 1.8%
Moe — Scotland: 0.6% Westbury — Scotland: 1.8%
Philippines 1.2% / —
Moe — Philippines: 1.2% Westbury — Philippines: not among its largest
New Zealand 1.1% / —
Moe — New Zealand: 1.1% Westbury — New Zealand: not among its largest
Netherlands 1.0% / —
Moe — Netherlands: 1.0% Westbury — Netherlands: not among its largest
Germany 0.9% / —
Moe — Germany: 0.9% Westbury — Germany: not among its largest

Bars are drawn against the largest share shown (6.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Moe 79.9% houses
Moe — Houses: 79.9% Moe — Townhouses: 13.4% Moe — Flats / Apartments: 6.7%
Westbury 100.0% houses
Westbury — Houses: 100.0% Westbury — Townhouses: 0.0% Westbury — Flats / Apartments: 0.0%
Houses Townhouses Flats / Apartments

Property market

Moe Westbury
Median house price $464,500 —
Median unit price $271,000 —
Median land price —
same for both
Typical days to sell (houses) 30 days
from 87 sales
 —

Zoning mix

Westbury has more rural and farming land (98% vs 42%).

Moe Westbury
Rural and farming 42% 98%
Residential 32% 0%
Infrastructure and transport 9% 0%
Parks and recreation 9% 2%
Industrial 6% 0%
Commercial 2% 0%
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

Moe Westbury
New dwellings approved 529
across Latrobe (Vic.)
 619
across Baw Baw
Approvals change year on year +66% +49%

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.

Moe Westbury
Houses 4.9%
$470/wk on $500K
 —
Units 5.3%
$335/wk on $330K
 —

Ranking within VIC

Moe Westbury
House price Higher than 8% of VIC —
Income Higher than 8% of VIC —
Schools Higher than 18% of VIC —
Walkability Higher than 95% of VIC Higher than 21% of VIC
Affordability Higher than 57% of VIC —
EV adoption Higher than 22% of VIC Higher than 21% of VIC
NBN connectivity Higher than 80% of VIC Higher than 55% of VIC
Rental yield (houses) Higher than 97% of VIC —
Rental yield (units) Higher than 75% of VIC —

Liveability

Moe is more walkable (85 vs 0).

Moe Westbury
Grade D —
Score 19/100 —
Socio-economic band high-need area
decile 1/10
 mid-range socio-economic
decile 6/10

Risk profile

Moe carries more crime risk (95 vs 19).

Moe Westbury
Bushfire High
99/100
same for both
Crime High
95/100
 Low
19/100
Flood High
85/100
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
same for both

Schools

Moe Westbury
Inside the suburb 5 0
Rated above peers 0
same for both
Rated at peers 2 0
Rated below peers 2 0

Schools in Moe

  • Moe (Albert Street) Primary School Government · Primary at peers
  • St Kieran's School Catholic · Primary at peers
  • Moe (South Street) Primary School Government · Primary below peers
  • Moe Primary School Government · Primary below peers
  • Baringa School Government · Combined · Special school

Schools in Westbury

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Moe Westbury
Supermarkets 4 0
Cafes & restaurants 9 0
Parks & reserves 26 1
Childcare 8 0
GPs 5 0
Pharmacies 3 0
Police stations 1 0
Banks & Bank@Post 5 0
Fuel stations 6 0
EV chargers 1 0
Waterways 3 0

Mobility

Westbury sits further from the CBD (144 km vs 134.3 km).

Moe Westbury
Walkability score 85/100 0/100
Distance to Melbourne 134.3 km 144 km
+7% vs other
Drive time (normal traffic) 99 min 107 min
Electric vehicle share 0.3%
postcode 3825
same for both
Rooftop solar per 100 dwellings 38
postcode 3825
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.

Moe Westbury
Car (driver) 77.4% / 61.4%
Moe — Car (driver): 77.4% Westbury — Car (driver): 61.4%
Worked from Home 10.8% / 29.5%
Moe — Worked from Home: 10.8% Westbury — Worked from Home: 29.5%
Walked Only 2.8% / 9.1%
Moe — Walked Only: 2.8% Westbury — Walked Only: 9.1%
Car (passenger) 6.7% / —
Moe — Car (passenger): 6.7% Westbury — Car (passenger): not among its largest
Train 1.2% / —
Moe — Train: 1.2% Westbury — Train: not among its largest

Bars are drawn against the largest share shown (77.4%).

Setting

Moe Westbury
Elevation 71 m
above sea level, at the suburb centre
 72 m
above sea level, at the suburb centre

NBN connectivity

Moe Westbury
Connectivity score 71/100 30/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 48%
5,788 premises
 0%
78 premises

Climate

Moe Westbury
Annual rainfall 700 mm
same for both
Summer max (Jan) 26.7°C
same for both
Winter min (Jul) 4.1°C
same for both

Air quality (annual mean)

Moe Westbury
PM2.5 7.7 µg/m³
same for both
PM10 15.9 µg/m³
same for both
NO₂ 0.56 pphm
same for both

Council rates

Moe Westbury
Average residential rate $1,746/yr $2,138/yr
Council Latrobe (Vic.) Baw Baw

Federal electorate

Moe Westbury
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Moe Westbury
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Moe

Affordable Parks Regional Centre Retirees Transport Hub

Westbury

Retirees Rural

More comparisons

Other comparisons with Moe

Moe vs Newborough Moe vs Tanjil South Moe vs Moe South Moe vs Trafalgar East Moe vs Hernes Oak

Other comparisons with Westbury

Westbury vs Trafalgar Westbury vs Willow Grove Westbury vs Tanjil South Westbury vs Trafalgar East
Full data on Moe Full data on Westbury
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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