Housing affordability in the shire: Facts and figures

There are no (0%) affordable rental dwellings available in Mount Alexander Shire. In the June 2025 Victorian Rental Report the median weekly rent for our shire was $473. This figure is influenced by existing long term rentals and their lower rent costs. 

The reality of what is appearing on the market for anyone seeking a rental now is that costs are far higher. This is evident in these key points:   

  • Of the 14 homes available on 20th January 2026 the median weekly rent was $648.
  • A mismatch of 1-2 person households with 3+ bedroom homes in the shire contributes to housing pressures. There is an inverse relationship between housing stock and household sizes. 
  • At the 2021 Census 71.3% of all households consisted of 1-2 people, yet only 29.2% of our housing stock is 1-2 bedroom (Census 2021 Table G31 and Table G38). This mismatch causes increased housing costs with many people living in homes larger than they need.  

Housing precarity and inadequate or unsuitable housing

Across demographics and various groups, residents of Mount Alexander Shire collectively share a strong ethos and valuing of community. In part, this means that much housing precarity and stress doesn’t show up in official figures. 

Many people are living in sheds, camping, couch surfing and other inadequate and precarious shelter owned or supported by other community members. They are persisting with these living conditions because they do not want to leave the shire and the community they are connected to. 

Although not captured in numerical data we know from local knowledge that these circumstances are common and account for a significant number of households living in precarious circumstances.

Impacts on businesses and services

Respondents to a 2022 Council survey conducted by Council, of the impact of housing affordability and supply on businesses and services in the shire found that:

  • Cost of housing is impacting recruitment (84%)
  • Availability of housing is impacting recruitment (82%)
  • Suitability of housing is impacting recruitment (69%)
  • Cost of housing is impacting retention (81%)
  • 80% respondents stated that there are particular gaps in housing types (eg. units or apartments, housing for large families), and household composition (eg. singles, large families) which are not met by the current property market.

52% of respondents had staff vacancies at the time of survey, and housing affordability and availability have since deteriorated. Types of professions impacted by vacancies included:

  • Direct Care workers (aged care, disability, child care)
  • Health care workers (including young doctors, nurses and allied health professionals)
  • Factory workers
  • Retail workers
  • All trades and apprentices
  • Casual and part-time workers
  • Experienced hospitality professionals incl. managers & chefs
  • Conveyancing
  • Administration
  • Movement specialists
  • Artists/performers
  • Indigenous cultural workers
  • Butchers
  • Communications, marketing, publicity
  • Museum professionals and art workers
  • Technical and creative teams, professional artists, production crews
  • Labour hire
  • Farm workers

Mount Alexander Shire needs 1,000 extra rental homes

The following statistics indicate that the shire requires 1,000 extra rental homes to alleviate rental stress.

  • Rental housing stock in the shire needs to increase by 1042 dwellings for Mount Alexander Shire to reach the State average, as reported in the 2021 Census (table G37).
  • At the 2021 Census the shire had 15% of occupied homes available as rentals (private, public and community housing). This is almost half the State average of 27.4% and the City of Greater Bendigo figure of 26.9%.
  • Current rental stress levels in the shire is 44.8% by the 30/40% rule1.
  • Under the broader rental stress model of more than 30% of household income being spent on rent, 49.14% (625 of 1272 households) of renting households in the shire are under stress2.
  • The waitlist on the Victorian Housing Register for Castlemaine istrict was 685 as of June 20253.
  • The level of community and public housing in the shire was 2.2% at the 2021 Census, compared to 2.8% for the State and a national average of 4%.
  • The recent Victorian government housing target released for Mount Alexander Shire recognises the shire’s increased housing pressure with a target of 43.3% growth in housing stock to 2051, which is an increase of 10% on previous projections.

The 2021 Census defines % of dwellings in rental stock in relation to occupied dwellings, not total dwellings (ie. occupied and unoccupied). Information from local real estate agents indicates that available rentals have dropped even further since 2021 with the sale of ex-rentals. 

Local housing services

Dhelkaya Health are the local specialist homeless service and also manage the HomeShare program and My Home Network.

More information about these services and supports can be found on the Dhelkaya Health website.

 

1 Remplan Housing Stress - from 2021 Census Data
2  Remplan Rental Stress - from 2021 Census Data 
3 Data from Victorian Housing Register applications

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