Avoca
An older, detached-home suburb of 4,912 people, Avoca has a median age of 48, which is 8 years above the national comparison. Separate houses account for 77.4% of dwellings, while 40.2% are owned outright, pointing to a settled base. Household income sits at the 23.2nd percentile nationally, and 18.4% hold university qualifications, 11.7 percentage points below the national comparison. Compared with Bundaberg Central, Avoca has a more established, low-rise housing feel, supported by 86.8% of commuters driving to work. The profile is shaped by healthcare employment, an aging trajectory and early gentrification signs, alongside 18.2% population growth across the wider area over 10 years.
Population
4,912
Median Age
48.0
Household IncomeiMedian weekly household income (ABS Census)
$1,169/wk
DAs (12 months)iDevelopment Applications lodged in the past year
6
Homebuyers should approach Avoca as an established market where serviceability matters more than chasing a published median price. A current median house price is unavailable, but the typical mortgage indicator is $1,300 a month and mortgage costs equal 25.7% of household income, with mortgage stress not flagged. Separate houses make up 77.4% of dwellings, while 48.7% have 3 bedrooms and 32.3% have 4 or more, so the stock suits families and downsizers more than apartment buyers. Compared with Bundaberg East, Avoca can appeal to buyers prioritising settled ownership, as 40.2% of homes are owned outright. Rent is $305 a week, providing a useful benchmark when assessing rates, insurance and maintenance.
For Buyers
Homebuyers should approach Avoca as an established market where serviceability matters more than chasing a published median price. A current median house price is unavailable, but the typical mortgage indicator is $1,300 a month and mortgage costs equal 25.7% of household income, with mortgage stress not flagged. Separate houses make up 77.4% of dwellings, while 48.7% have 3 bedrooms and 32.3% have 4 or more, so the stock suits families and downsizers more than apartment buyers. Compared with Bundaberg East, Avoca can appeal to buyers prioritising settled ownership, as 40.2% of homes are owned outright. Rent is $305 a week, providing a useful benchmark when assessing rates, insurance and maintenance.
For Investors
Avoca's investor case rests on moderate rents and an established, service-led tenant base rather than a high-growth thesis. Weekly rent is $305 and vacancy is 7.2%, so leasing assumptions should be conservative. Renting accounts for 22.3% of occupied tenure, below outright ownership at 40.2%, because the suburb has a large settled base. Healthcare is the largest industry at 27.4% of jobs, followed by education at 12.7%, which supports recurring local demand. Development activity is limited to 5 matters over 12 months, although one application references 36 units. Compared with Bundaberg West, investors should model maintenance, insurance and vacancy carefully because the forecast describes an established area rather than a rapid-growth corridor.
Development Activity
Total DAs
6
Last 12 Months
6
YoY ChangeiYear-over-year change in DA lodgements
—
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Avoca
Open-register school locations for education access. This is not a school-quality ranking.
Avoca State School
Demographics
Avoca's 4,912 residents form an older, relatively stable population. Median age is 48, 8 years above the national comparison, while average household size is 2.3 people, 0.2 below the national figure. English ancestry is reported by 2,169 residents, with Scottish at 559, Irish at 444 and German at 439 also prominent. Christianity counts 2,629 people and no religion 1,915. Overseas-born residents make up 10.9%, 10.7 percentage points below the national comparison, and university qualification attainment is 18.4%, 11.7 points below. A 73.2% same-address stability rate supports a settled pattern. Compared with Bundaberg Central, Avoca has an older household profile because the senior share has risen 4.5 points while the working share has fallen 3.4 points.
Age Distribution
Bedrooms
Dwelling Structure
77.4%
Houses
21.8%
Townhouse
0.0%
Apartment
Tenure
Avoca's housing profile is detached and established, but the absence of a current median house price means buyers should compare individual sales rather than rely on a single suburb figure. Separate houses represent 77.4% of dwellings and semi-detached homes 21.8%. The largest configuration is 3 bedrooms at 48.7%, followed by 4 or more at 32.3%, which fits family homes and downsizer demand. Tenure is weighted toward outright ownership at 40.2%, ahead of mortgages at 27.7% and renting at 22.3%, because many households appear settled rather than highly leveraged. Compared with Bundaberg North, Avoca presents a more ownership-oriented setting. Rent is $305 weekly and mortgage costs are $1,300 monthly, while rent-to-income and mortgage-to-income measures are 26.1% and 25.7%.
Mortgage / mo
$1,300
Rent / wkiMedian weekly rent for new bonds (Jun 2026 quarter), QLD RTA bond data. Census 2021 median: $305.
$585
Bond data Jun 2026 quarter · houses $585 · units $440
HH Size
2.3
Personal Income / wk
$619
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.2%
Unoccupied
155
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
26.1%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.7%
Community Profile
Ancestry
Household Composition
31.1%
Couples with children
50.6%
Couples, no children
17.1%
Single parent
1,383
Total families
Economy & Employment
Healthcare is Avoca's standout employment engine, accounting for 27.4% of jobs or 306 workers, followed by education at 12.7% and 142 workers. Construction contributes 7.8% or 87 jobs, retail 7.5% or 84, and manufacturing 6.3% or 70. This mix gives the suburb a practical service base because health and education create recurring demand, while trades and retail broaden local employment. Clerical and administrative workers number 298, professionals 275, community and personal service workers 265, trades 257 and labourers 236. The unemployment rate is 5.8% and participation is 49.2%, while household income sits at the 23.2nd percentile nationally. Compared with higher-income parts of the Bundaberg region, Avoca's IEO and IRSAD deciles of 1 point to tighter socioeconomic conditions.
Unemployment
5.8%
Labour Force
2,019
Unemployed
118
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.9%
Part-time
31.4%
Participation
49.2%
Employed
1,901
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
18.4%
Postgraduate
2.1%
Born Overseas
10.9%
Dwellings
2,010
Transport to Work
Daily life in Avoca is car oriented: 86.8% of commuters drive, compared with just 0.8% using public transport and 2.7% walking or cycling. That pattern matters because access to work, shops and services is less convenient without a vehicle. One named local school, Avoca State School, provides government-sector access, and families should check enrolment zones and nearby options across Bundaberg because school catchments can cross suburb boundaries. The suburb covers 6.12 square kilometres, has a density of 802.5 people per square kilometre and an IRSAD decile of 1, indicating lower relative advantage than the national benchmark. Volunteering is 14.1%, and 10.4% of residents need assistance, so support networks and service proximity are important. Compared with a more walkable centre, Avoca suits residents comfortable with driving and established routines.
Drive
86.8%
Public Transport
0.8%
Walk / Cycle
2.7%
Work from Home
3.7%
Population Forecast
+1.09%/yr
(+171 people/yr)
EstablishedAvoca's growth outlook is steady rather than explosive: the annual trend is 1.09%, while population change across the wider area reaches 18.2% over 10 years. Overseas migration is the primary driver, which can support demand even as the local age profile shifts. The trajectory is classified as Aging, with the senior share up 4.5 percentage points and the working share down 3.4 points. Gentrification remains at the Early signs stage, with a score of 21, while the related shift score is 41 and carries the same stage label. Rent growth of 44.4% adds pressure to future affordability, even though affordability was stable at 55.7% in both 2011 and 2021. Compared with a rapid-growth corridor, Avoca's 1.09% pace suggests gradual change shaped by migration and an established housing base.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+191
Net Internal / yr
-70
Gentrification Signal
Early signs
Population +18% since 2011, Accelerating: 5% → 12%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Avoca compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Avoca a good suburb to live in?
Avoca can suit households seeking established homes, quieter routines and access to local services. The suburb has 4,912 residents, a median age of 48 and 77.4% separate houses. Compared with a busier town centre, its 86.8% car-driver share points to a more vehicle-dependent lifestyle.
What is the median house price in Avoca?
A current median house price is not available for Avoca. Buyers can still compare individual sales against the $1,300 monthly mortgage indicator and $305 weekly rent. With 77.4% separate houses and 40.2% outright ownership, the suburb is more established than a strongly rental-oriented market.
What schools are in Avoca?
Avoca State School is the named local school and operates in the government sector. Families should confirm the exact enrolment zone for each address and compare nearby Bundaberg options. The suburb has 1 named local school, so catchment checking is especially important for different year levels.
Is Avoca safe?
Safety should be checked using current Queensland Police information and by visiting streets at different times. Avoca has 4,912 residents and 86.8% of commuters drive, so it may feel quieter than a denser centre. Local conditions can vary by street, lighting, traffic and proximity to services.
Is Avoca good for property investment?
Avoca may suit investors seeking an established market, but assumptions should remain measured. Weekly rent is $305, vacancy is 7.2% and renters account for 22.3% of tenure. Healthcare provides 27.4% of local jobs, while 5 development matters were recorded over 12 months, including a proposal for 36 units.
How is Avoca's population changing?
Avoca's population is 4,912 today, while population change across the wider area is 18.2% over 10 years and the annual trend is 1.09%. The trajectory is Aging: the senior share has risen 4.5 points and the working share has fallen 3.4 points. Overseas migration is the primary growth driver.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state education open registers (school locations), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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