Coffs Harbour
Healthcare alone accounts for 26.8% of jobs in Coffs Harbour, more than triple the share of construction (8.7%) and a clearer single-sector dependence than peer regional capitals like Port Macquarie or Orange. The 27,089-resident port city sits at median age 43, three years above the national figure, and SEIFA deciles cluster at 2-3 across all four indexes which is below state median. Houses sit at $724,500 with rent stress around 28.8% of income while mortgage holders carry 32.5%, flagging mortgage stress. Population grew 15.2% over the past decade, but the medium forecast is just 1.02% annually, meaning the next five years bring evolution rather than the boom seen on metro fringes.
Population
27,089
Median Age
43.0
Household IncomeiMedian weekly household income (ABS Census)
$1,231/wk
DAs (12 months)iDevelopment Applications lodged in the past year
243
Median House
$724K
2024-2025 (PSI derived)
House prices closed 2025 at a $740,000 median, up 6.5% from 2024's $695,000, with a $724,500 PSI-derived figure for buyer planning. That is materially below Sydney metro medians and tracks closely with Port Macquarie further north along the same coast. Separate houses make up 60.0% of stock and three-bedroom dwellings dominate at 41.9%, with another 27.0% offering four-plus bedrooms which suits the family and downsizer mix the suburb attracts. Mortgage repayments average $1,733 monthly, but at 32.5% of household income they cross the official mortgage stress threshold, higher than Port Macquarie buyers typically face. Household income sits at the 27th percentile nationally, so servicing capacity is the real ceiling here, not headline price.
For Buyers
House prices closed 2025 at a $740,000 median, up 6.5% from 2024's $695,000, with a $724,500 PSI-derived figure for buyer planning. That is materially below Sydney metro medians and tracks closely with Port Macquarie further north along the same coast. Separate houses make up 60.0% of stock and three-bedroom dwellings dominate at 41.9%, with another 27.0% offering four-plus bedrooms which suits the family and downsizer mix the suburb attracts. Mortgage repayments average $1,733 monthly, but at 32.5% of household income they cross the official mortgage stress threshold, higher than Port Macquarie buyers typically face. Household income sits at the 27th percentile nationally, so servicing capacity is the real ceiling here, not headline price.
For Investors
Coffs Harbour leans rental-heavy for a regional centre: 40.9% of households rent, well above the NSW state average and on par with Port Macquarie's tourism-skewed market. Median rent is $355 per week, modest in dollar terms but meaningful against the area's lower household incomes. Vacancy sits at 7.7%, materially higher than tight metro markets typically below 2%, reflecting tourism oscillation and a steady seasonal rental layer rather than chronic oversupply. Development pressure looks healthy with 219 lodgements in the past 12 months, a stronger pipeline than Mount Gambier or Warrnambool. Forecast migration of 112 net overseas annually plus 44 internal supports tenant demand, but rent has already grown 44% since 2011, signalling cycle maturity rather than early uplift.
Development Activity
Total DAs
1,397
Last 12 Months
243
YoY ChangeiYear-over-year change in DA lodgements
+4.3%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Coffs Harbour iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Bishop Druitt College
K-12 · 1351 students
Casuarina Steiner School
K-6 · 103 students
St John Paul College
7-12 · 1062 students
Coffs Harbour Senior College
11-12 · 454 students
St Augustine's Primary School
K-6 · 738 students
Demographics
Median age is 43, three years above the national figure and similar to Port Macquarie's retiree-skewed coastal demographic. The population skews anglo-leaning: English ancestry is the largest reported group at 10,598 residents, followed by Irish (3,040) and Scottish (2,660), with overseas-born share at 19.0%, which is 2.6 percentage points below the national average. University attainment sits at 23.8%, around 6.3 percentage points lower than the national rate, reflecting the regional service-economy profile rather than a knowledge-worker hub. Christianity dominates at 12,552 followers, far ahead of any other affiliation. Average household size of 2.3 is slightly below the national 2.5, with couples-without-children making up 30.2% of families, consistent with the aging-trajectory and empty-nester layer typical of mid-north coast.
Age Distribution
Bedrooms
Dwelling Structure
60.0%
Houses
17.6%
Townhouse
20.7%
Apartment
Tenure
Stock is dominated by detached housing at 60.0%, with apartments at 20.7% and semi-detached at 17.6%, a clearly less dense mix than Sydney metro suburbs. Three-bedroom homes are most common at 41.9% with four-plus at 27.0%, while one-bedroom and studio are just 6.5%, leaving lean entry-level inventory compared to metro markets. The tenure split tells the regional capital story: 34.1% own outright, 25.1% are paying off mortgages, and 40.9% rent, meaning renters outnumber either ownership cohort. Median house price reached $740,000 in 2025, up 6.5% year on year. Against the household income median around $1,231 weekly (27th percentile nationally), the price-to-income ratio sits well above traditional affordability bounds, and 32.5% mortgage-to-income flips the suburb into mortgage stress.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,733
Rent / wk
$355
HH Size
2.3
Personal Income / wk
$652
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
7.7%
Unoccupied
887
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
28.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
32.5% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
30.2%
Couples, no children
19,071
Total families
Economy & Employment
Healthcare is the dominant employer at 26.8% of jobs (1,931 workers), nearly three times Education's 11.4% share and reflecting the regional hospital and aged-care role Coffs plays for the mid-north coast. Construction (8.7%), Retail (7.7%) and Public Admin (7.5%) round out the top five, a service-economy skew matching Port Macquarie more than the inland cycle of Dubbo. Professionals lead occupations at 2,112, but Community/Personal Services (1,690) and Labourers (1,427) sit close behind, indicating broad mid-skill workforce composition. Unemployment sits at 6.5%, above the national average around 4-5%, and participation is 49.3%, reflecting the higher retiree share. SEIFA IRSD decile 2 and IRSAD decile 3 place Coffs in the lower-third bracket statewide, well below the median across NSW's regional centres.
Unemployment
5.1%
Labour Force
8,468
Unemployed
430
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.5%
Part-time
37.0%
Participation
49.3%
Employed
10,394
Occupations
Top Industries
University
23.8%
Postgraduate
4.8%
Born Overseas
19.0%
Dwellings
10,615
Transport to Work
Coffs Harbour's school market is wide-spread: ICSEA ranges from Bishop Druitt College's 1109 (Independent, 1,351 enrolments) at the top down to Tyalla Public School at 872, a span of 237 points which is wider than typical metro suburbs see. St John Paul College (Catholic, ICSEA 1044, 1,062 enrolments) and Coffs Harbour Senior College (Government, 1038) provide stronger Catholic and public secondary options. The transport profile is car-dependent: 85.9% drive to work versus only 1.2% on public transport, materially higher car-reliance than even Port Macquarie. SEIFA IRSAD decile 3 places overall advantage in the lower-third bracket nationally, below the NSW state median, while volunteering at 14.8% sits above many metro suburbs, reflecting tighter regional civic networks.
Drive
85.9%
Public Transport
1.2%
Walk / Cycle
5.0%
Work from Home
N/A
Population Forecast
+1.02%/yr
(+117 people/yr)
EstablishedForecast annual growth is 1.02%, or roughly 117 persons per year, which translates to medium-scenario population reaching 12,381 by 2031 from a 2026 base of 11,797. That trajectory is slower than Port Macquarie's projection and well below Melbourne or Sydney fringe rates above 3%. The dominant driver is overseas migration at 112 net annually, more than double internal migration's 44, distinguishing Coffs from inland centres like Dubbo where internal moves drive growth. Gentrification scoring sits at 41 ("Early signs"), with rent up 44% since 2011 and real incomes up 12.8%. Senior share has risen 3.6 percentage points while working-age share fell 0.9, hardening the aging-trajectory signal compared to faster-renewing metro markets.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+112
Net Internal / yr
+44
Gentrification Signal
Not gentrifying
Population +12% since 2011
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Coffs Harbour compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Coffs Harbour a good suburb to live in?
Coffs Harbour suits retirees, families and tourism workers who value coastal lifestyle over fast capital growth, with median age 43 (3 years above national) and Healthcare driving 26.8% of local jobs. The 27,089-resident regional capital offers detached housing (60.0% of stock) at $724,500 medians, well below Sydney metro. Trade-offs include SEIFA decile 2-3, 6.5% unemployment and 32.5% mortgage stress. Strong fit for downsizers; weaker for high-income professionals.
What is the median house price in Coffs Harbour?
Coffs Harbour's median house price reached $740,000 in 2025, up 6.5% from $695,000 in 2024, with a planning-buffered $724,500 figure. That sits below Sydney metro medians and tracks mid-north coast peers like Port Macquarie. Median rent is $355 per week with a 7.7% vacancy rate. Mortgage repayments average $1,733 monthly, equal to 32.5% of household income, crossing the mortgage stress threshold. Household income sits at the 27th percentile nationally.
What schools are in Coffs Harbour?
Coffs Harbour has 10 schools spanning ICSEA 872 to 1109, a wider span than most metro suburbs. Top performers are Bishop Druitt College (Independent, ICSEA 1109, 1,351 enrolments), Casuarina Steiner (1072, 103) and St John Paul College (Catholic Secondary, 1044, 1,062). Government options include Coffs Harbour Senior College (1038, 454), Coffs Harbour High (957) and Orara High (896). Lower-ICSEA primaries include Tyalla Public (872) and Coffs Harbour Public (897).
Is Coffs Harbour safe?
Detailed local crime statistics weren't in the dataset used here, so direct rate comparisons aren't possible. Indirect indicators suggest a typical regional NSW profile: SEIFA IRSD decile 2 places Coffs in the lower third nationally for relative disadvantage, often correlating with elevated property offences in tourist-facing centres. Volunteering at 14.8% and 75.3% five-year residential stability point to settled neighbourhood networks. Check NSW BOCSAR ward-level data before committing.
Is Coffs Harbour good for property investment?
Coffs offers steady rather than aggressive returns. Rental demand is structural with 40.9% of households renting (above NSW average), 219 development applications in 12 months, and 112 net overseas migrants annually supporting tenant flow. Vacancy sits at 7.7%, higher than tight metro markets below 2%, reflecting tourism oscillation. Rent grew 44% since 2011 and prices added 6.5% in 2024-25. Forecast growth at 1.02% annually is slower than metro fringes above 3%, so this is a yield play.
How is Coffs Harbour's population changing?
Coffs Harbour grew 15.2% over the past decade and is projected to add 117 residents annually through 2031, reaching 12,381 from a 2026 base of 11,797. Growth is overseas-led: 112 net overseas migrants per year versus 44 internal, more than double, distinguishing Coffs from inland centres like Dubbo. Senior share rose 3.6 percentage points while working-age fell 0.9, hardening the aging trajectory. Gentrification sits at 41 ("Early signs"), below Sydney metro velocity.
What's the development activity like in Coffs Harbour?
Coffs Harbour saw 219 development applications lodged in the past 12 months, a stronger pipeline than smaller regional peers like Mount Gambier or Warrnambool. Recent examples span retail alterations, single dwelling complying-development certificates, and commercial office additions, indicating a mixed pipeline rather than concentrated greenfield. The 219 figure equates to roughly 1 application per 124 residents, consistent with regional capital churn at 1.02% forecast growth.
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 Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), 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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