Moss Vale vs Sutton Forest

Moss Vale is the younger of the two, with a median age of 45 against 50 in Sutton Forest. In both, most households own their home and the large majority of homes are detached houses. In Sutton Forest, about half of households are couple families. Houses cost more in Sutton Forest: a median of $1.97 million, against $1.09 million in Moss Vale, though rent is higher in Moss Vale. On these figures, Moss Vale 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

Moss Vale

ahead on 3 of the 6 things we measure here

  • has more parks and reserves (29 vs 3)
  • has more childcare (7 vs 0)
  • has more schools inside the suburb (5 vs 0)

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

First-home buyers

Moss Vale

ahead on the one thing that separates them

  • has cheaper houses ($1,095,000 vs $1,973,750)

Weighs house prices and mortgage stress.

Renters

Sutton Forest

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (14% vs 26%)
  • has cheaper rent ($300/wk vs $400/wk)

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

Commuting to the city

Moss Vale

ahead on 2 of the 3 things we measure here

  • is more walkable (42/100 vs 0/100)
  • sits closer to the CBD (126.9 km vs 139 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Moss Vale

ahead on 2 of the 5 things we measure here

  • is more walkable (42/100 vs 0/100)
  • has more GPs (2 vs 0)

Weighs smaller dwellings, 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

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

Moss Vale Sutton Forest
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.

Moss Vale Sutton Forest
Walkability 42 / 0
Moss Vale — Walkability: 42/100 Sutton Forest — Walkability: 0/100
Safety 48 / 42
Moss Vale — Safety: 48/100 Sutton Forest — Safety: 42/100
Low fire risk 100 / 86
Moss Vale — Low fire risk: 100/100 Sutton Forest — Low fire risk: 86/100

Demographics

Moss Vale has more residents (9,310 vs 504); Sutton Forest has higher household incomes ($107,588 vs $78,572).

Moss Vale Sutton Forest
Population 9,310
+95% vs other
 504
Population trend (2016 → 2021) +8.5% +5.7%
Median age 45 50
Median household income $78,572/yr $107,588/yr
+37% vs other
Median weekly rent $400/wk
+25% vs other
 $300/wk

Age profile

Share of residents in each band, 2021 Census.

Moss Vale Sutton Forest
0-4 5.2% / 2.8%
Moss Vale — 0-4: 5.2% Sutton Forest — 0-4: 2.8%
5-14 12.7% / 11.3%
Moss Vale — 5-14: 12.7% Sutton Forest — 5-14: 11.3%
15-19 5.9% / 6.0%
Moss Vale — 15-19: 5.9% Sutton Forest — 15-19: 6.0%
20-24 4.8% / 4.8%
Moss Vale — 20-24: 4.8% Sutton Forest — 20-24: 4.8%
25-34 10.6% / 4.6%
Moss Vale — 25-34: 10.6% Sutton Forest — 25-34: 4.6%
35-44 10.7% / 8.3%
Moss Vale — 35-44: 10.7% Sutton Forest — 35-44: 8.3%
45-54 12.1% / 17.7%
Moss Vale — 45-54: 12.1% Sutton Forest — 45-54: 17.7%
55-64 13.0% / 16.3%
Moss Vale — 55-64: 13.0% Sutton Forest — 55-64: 16.3%
65-74 13.3% / 16.1%
Moss Vale — 65-74: 13.3% Sutton Forest — 65-74: 16.1%
75-84 8.9% / 8.5%
Moss Vale — 75-84: 8.9% Sutton Forest — 75-84: 8.5%
85+ 2.8% / 1.8%
Moss Vale — 85+: 2.8% Sutton Forest — 85+: 1.8%

Bars are drawn against the largest share shown (17.7%).

Who lives together

Household composition, 2021 Census.

Moss Vale 38.5% couple families
Moss Vale — Couple Families: 38.5% Moss Vale — Lone Person: 40.8% Moss Vale — One Parent Families: 16.2% Moss Vale — Group Household: 3.1% Moss Vale — Other Families: 1.4%
Sutton Forest 47.7% couple families
Sutton Forest — Couple Families: 47.7% Sutton Forest — Lone Person: 35.5% Sutton Forest — One Parent Families: 8.4% Sutton Forest — Group Household: 3.7% Sutton Forest — Other Families: 4.7%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Moss Vale 28.0% renting
Moss Vale — Owned Outright: 40.0% Moss Vale — Mortgage: 32.0% Moss Vale — Renting: 28.0%
Sutton Forest 19.4% renting
Sutton Forest — Owned Outright: 51.2% Sutton Forest — Mortgage: 29.4% Sutton Forest — Renting: 19.4%
Owned outright Mortgage Renting

Qualifications

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

Moss Vale Sutton Forest
Certificate III & IV 15.5% / 15.1%
Moss Vale — Certificate III & IV: 15.5% Sutton Forest — Certificate III & IV: 15.1%
Bachelor Degree 11.9% / 16.7%
Moss Vale — Bachelor Degree: 11.9% Sutton Forest — Bachelor Degree: 16.7%
Advanced Diploma / Diploma 8.4% / 8.3%
Moss Vale — Advanced Diploma / Diploma: 8.4% Sutton Forest — Advanced Diploma / Diploma: 8.3%
Postgraduate Degree 4.6% / 4.0%
Moss Vale — Postgraduate Degree: 4.6% Sutton Forest — Postgraduate Degree: 4.0%
Graduate Diploma / Certificate 1.9% / 1.2%
Moss Vale — Graduate Diploma / Certificate: 1.9% Sutton Forest — Graduate Diploma / Certificate: 1.2%

Bars are drawn against the largest share shown (16.7%).

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.

Moss Vale Sutton Forest
England 4.4% / 6.7%
Moss Vale — England: 4.4% Sutton Forest — England: 6.7%
New Zealand 1.6% / 1.8%
Moss Vale — New Zealand: 1.6% Sutton Forest — New Zealand: 1.8%
South Africa 0.6% / 1.0%
Moss Vale — South Africa: 0.6% Sutton Forest — South Africa: 1.0%
Philippines 1.2% / —
Moss Vale — Philippines: 1.2% Sutton Forest — Philippines: not among its largest
Nepal 1.0% / —
Moss Vale — Nepal: 1.0% Sutton Forest — Nepal: not among its largest
China 0.7% / —
Moss Vale — China: 0.7% Sutton Forest — China: not among its largest
Egypt — / 0.6%
Moss Vale — Egypt: not among its largest Sutton Forest — Egypt: 0.6%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Moss Vale 86.7% houses
Moss Vale — Houses: 86.7% Moss Vale — Flats / Apartments: 5.2% Moss Vale — Townhouses: 8.1%
Sutton Forest 95.7% houses
Sutton Forest — Houses: 95.7% Sutton Forest — Flats / Apartments: 4.3% Sutton Forest — Townhouses: 0.0%
Houses Flats / Apartments Townhouses

Property market

Moss Vale Sutton Forest
Median house price $1,095,000 $1,973,750
Median unit price $572,500 —
Median land price $585,000 —
Typical days to sell (houses) 41 days
from 141 sales
 85 days
from 3 sales

Zoning mix

Sutton Forest has more land zoned for conservation (90% vs 60%).

Moss Vale Sutton Forest
Environmental 60% 90%
Residential 12% 0%
Rural and farming 10% 6%
Industrial 10% 1%
Infrastructure and transport 7% 3%
Parks and recreation 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

Moss Vale Sutton Forest
New dwellings approved 335
across Wingecarribee
same for both
Approvals change year on year +6%
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.

Moss Vale Sutton Forest
Houses 3.4%
$780/wk on $1.19M
 —
Units —
same for both

Ranking within NSW

Moss Vale Sutton Forest
House price Higher than 49% of NSW Higher than 80% of NSW
Income Higher than 46% of NSW Higher than 73% of NSW
Schools Higher than 46% of NSW —
Walkability Higher than 79% of NSW Higher than 37% of NSW
Affordability Higher than 47% of NSW Higher than 30% of NSW
EV adoption Higher than 79% of NSW
same for both
NBN connectivity Higher than 76% of NSW Higher than 43% of NSW
Rental yield (houses) Higher than 40% of NSW —

Liveability

Moss Vale is more walkable (42 vs 0).

Moss Vale Sutton Forest
Grade B
same for both
Score 53/100 52/100
Socio-economic band mid-range socio-economic
decile 6/10
 very advantaged area
decile 10/10

Risk profile

Sutton Forest carries more bushfire risk (14 vs 0).

Moss Vale Sutton Forest
Bushfire None
0/100
 Low
14/100
Crime Moderate
52/100
 Moderate
58/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 4
within 5 km
 0
within 5 km

Schools

Moss Vale Sutton Forest
Inside the suburb 5 0
Rated above peers 1 0
Rated at peers 2 0
Rated below peers 1 0

Schools in Moss Vale

  • St Paul's International College Independent · Secondary above peers
  • Moss Vale High School Government · Secondary at peers
  • Moss Vale Public School Government · Primary at peers
  • St Paul's Catholic Primary School Catholic · Primary below peers
  • The King's School, Tudor House Independent · Primary

Schools in Sutton Forest

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

Amenities in the suburb

Moss Vale Sutton Forest
Supermarkets 3 0
Cafes & restaurants 8 2
Parks & reserves 29 3
Childcare 7 0
GPs 2 0
Pharmacies 3 0
Police stations 1 0
Banks & Bank@Post 3 0
Fuel stations 4 0
EV chargers 0 1
Waterways 20 13

Mobility

Sutton Forest sits further from the CBD (139 km vs 126.9 km).

Moss Vale Sutton Forest
Walkability score 42/100 0/100
Distance to Sydney 126.9 km 139 km
+10% vs other
Drive time (normal traffic) 105 min 108 min
Public transport score 79/100
Rail · Bus
 27/100
Bus
Peak arrivals per hour 94.0
7-9am + 5-7pm
 7.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 2 min
scheduled, not actual
Electric vehicle share 0.9%
postcode 2577
same for both
Rooftop solar per 100 dwellings 56
postcode 2577
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.

Moss Vale Sutton Forest
Car (driver) 70.3% / 58.6%
Moss Vale — Car (driver): 70.3% Sutton Forest — Car (driver): 58.6%
Worked from Home 19.2% / 35.8%
Moss Vale — Worked from Home: 19.2% Sutton Forest — Worked from Home: 35.8%
Walked Only 3.6% / 4.2%
Moss Vale — Walked Only: 3.6% Sutton Forest — Walked Only: 4.2%
Car (passenger) 5.5% / 1.4%
Moss Vale — Car (passenger): 5.5% Sutton Forest — Car (passenger): 1.4%
Bus 0.8% / —
Moss Vale — Bus: 0.8% Sutton Forest — Bus: not among its largest

Bars are drawn against the largest share shown (70.3%).

Setting

Moss Vale Sutton Forest
Elevation 675 m
above sea level, at the suburb centre
 681 m
above sea level, at the suburb centre

NBN connectivity

Moss Vale Sutton Forest
Connectivity score 69/100 28/100
Most common technology Fibre to the node Fixed wireless
Full-fibre (FTTP) share 44%
4,979 premises
 0%
221 premises

Climate

Moss Vale Sutton Forest
Annual rainfall 974 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Moss Vale Sutton Forest
Average residential rate $2,072/yr
same for both
Council Wingecarribee
same for both

Federal electorate

Moss Vale Sutton Forest
Division Whitlam
same for both
Member Carol Berry
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Moss Vale Sutton Forest
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Moss Vale

Acreage

Sutton Forest

Premium Retirees Rural

More comparisons

Other comparisons with Moss Vale

Moss Vale vs Bowral Moss Vale vs Burradoo Moss Vale vs Berrima Moss Vale vs New Berrima Moss Vale vs Glenquarry Moss Vale vs Fitzroy Falls

Other comparisons with Sutton Forest

Sutton Forest vs Exeter Sutton Forest vs Berrima Sutton Forest vs New Berrima Sutton Forest vs Canyonleigh Sutton Forest vs Penrose Sutton Forest vs Medway
Full data on Moss Vale Full data on Sutton Forest
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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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