Coffs Harbour
An aging trajectory and a healthcare-led economy shape Coffs Harbour, where 27,089 residents live at a median age of 43, 3.0 years above the national comparison. Healthcare accounts for 26.8% of employment, while 40.3% of households rent and vacancy is 7.7%, giving the city a service-rich but affordability-sensitive profile. Household income sits at the 27th percentile, and 23.8% hold a university qualification, 6.3 percentage points below the national comparison. Compared with nearby Sawtell, Coffs Harbour functions as the broader regional service centre, with a more layered housing and employment base.
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
238
Coffs Harbour suits buyers seeking detached homes and established services, but the mortgage load needs testing. Separate houses make up 60.0% of dwellings, compared with 20.7% apartments and 17.6% semi-detached homes. Mortgage repayments are $1,733 per month, while mortgage costs equal 32.5% of household income, above the 28.8% rent-to-income measure. Three-bedroom homes are the largest group at 41.9%, followed by 4-plus-bedroom homes at 27.0%. The 24.8% mortgaged ownership share points to a meaningful buyer base, but affordability is tighter than the rent measure suggests. Compare insurance, flood exposure and commuting needs at the address level.
For Buyers
Coffs Harbour suits buyers seeking detached homes and established services, but the mortgage load needs testing. Separate houses make up 60.0% of dwellings, compared with 20.7% apartments and 17.6% semi-detached homes. Mortgage repayments are $1,733 per month, while mortgage costs equal 32.5% of household income, above the 28.8% rent-to-income measure. Three-bedroom homes are the largest group at 41.9%, followed by 4-plus-bedroom homes at 27.0%. The 24.8% mortgaged ownership share points to a meaningful buyer base, but affordability is tighter than the rent measure suggests. Compare insurance, flood exposure and commuting needs at the address level.
For Investors
Investor appeal comes from a large rental base, moderate vacancy and a diversified service economy, although the aging profile and affordability trend call for careful asset selection. Renting accounts for 40.3% of households, weekly rent is $355 and vacancy is 7.7%, meaning it is above a fully occupied market and may give tenants more choice. Healthcare, education, construction, retail and public administration contribute 26.8%, 11.4%, 8.7%, 7.7% and 7.5% of jobs. Development activity reached 232 applications in 12 months, but applications do not necessarily add dwellings. Overseas migration is the primary growth driver, while rent growth of 44.0% and worsening affordability suggest demand is strong but costs are rising. Compare yields by property type because apartments and detached homes can perform differently.
Development Activity
Total DAs
1,452
Last 12 Months
238
YoY ChangeiYear-over-year change in DA lodgements
+5.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Coffs Harbour
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Coffs Harbour has an older and less university-qualified profile than Australia overall. Median age is 43, 3.0 years above the national comparison, while university qualification is 23.8%, 6.3 points below it. English, Irish and Scottish are the largest named ancestries at 10,598, 3,040 and 2,660 people, supporting an Anglo-leaning identity. Christianity accounts for 12,552 residents and no religion for 10,458. Overseas-born residents are 19.0%, 2.6 points below the national comparison; Punjabi, Arabic and Mandarin are recorded for 153, 63 and 48 people. Average household size is 2.3, 0.2 below the national figure, and 42.0% of families are couples without children. The 75.3% stay rate reinforces a settled base.
Age Distribution
Bedrooms
Dwelling Structure
60.0%
Houses
17.6%
Townhouse
20.7%
Apartment
Tenure
Housing is mixed-tenure and relatively low-density, but affordability is under pressure. Separate houses make up 60.0% of dwellings, compared with 20.7% apartments and 17.6% semi-detached homes. Outright ownership is 33.6%, mortgage ownership 24.8% and renting 40.3%, so renters form a larger group than mortgaged owners. The 2.3-person average household helps explain why 41.9% of dwellings have 3 bedrooms, while 27.0% have 4 or more and 24.6% have 2. Mortgage costs reach 32.5% of household income, above the 28.8% rent-to-income measure, and affordability worsened from 53.5 in 2011 to 55.6 in 2021. Compared with a detached-house-only market, Coffs Harbour provides more options for smaller households and downsizers.
Mortgage / mo
$1,733
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $355.
$600
Bond data Jun 2026 · houses $680 · units $500
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
33.2%
Couples with children
42.0%
Couples, no children
23.2%
Single parent
6,845
Total families
Economy & Employment
Coffs Harbour's economy is anchored by essential services rather than a single high-income industry. Healthcare employs 1,931 people and represents 26.8% of jobs, followed by education at 825 people and 11.4%, construction at 624 and 8.7%, retail at 557 and 7.7%, and public administration at 538 and 7.5%. Professionals are the largest occupation group at 2,112, ahead of community and personal service workers at 1,690, trades at 1,451, labourers at 1,427 and clerical and administrative workers at 1,420. Unemployment is 6.1%, participation is 52.9%, and full-time work accounts for 52.5% of employment. Household income is $1,231 weekly and sits at the 27th percentile, below the national midpoint. SEIFA is uneven: IEO is decile 4, while IER, IRSD and IRSAD are each decile 2, suggesting education and occupation indicators sit above income and disadvantage measures. This mix supports local demand, but wage growth remains tied to care, education, construction and public services.
Unemployment
6.1%
Labour Force
11,913
Unemployed
728
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
52.5%
Part-time
40.5%
Participation
52.9%
Employed
11,185
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.8%
Postgraduate
4.8%
Born Overseas
19.0%
Dwellings
10,615
Transport to Work
Livability is strongest for households that rely on cars and want access to established services. Car driving accounts for 76.8% of journeys, compared with 1.1% using public transport, 4.4% walking or cycling and 10.7% working from home, so daily convenience is more car-oriented than transit-led. Six nearby schools span government primary and secondary options, including a senior college, giving families access to multiple stages within the area; enrolment zones should still be checked against the exact address. The suburb has 27,089 residents across 46.05 square kilometres, with density of 588.3 people per square kilometre. IRSAD and IRSD are both decile 2, below the IEO decile 4, signalling greater disadvantage than higher-decile areas. Safety should be checked through current NSW Police information and an address visit because a suburb-level crime rate is not available. Compared with Sawtell, Coffs Harbour suits residents prioritising services and car access over a compact village feel.
Drive
76.8%
Public Transport
1.1%
Walk / Cycle
4.4%
Work from Home
10.7%
Population Forecast
+1.02%/yr
(+117 people/yr)
EstablishedGrowth is steady rather than explosive, with the wider area forecast to expand at 1.02% annually and population change of 15.2% over 10 years. Overseas migration is the primary driver, so demand may be more influenced by newcomer settlement and service access than by a sudden investor cycle. The trajectory is labelled Aging, with the senior share up 3.6 percentage points, the working share down 0.9 points and the young share down 0.5 points. Affordability worsened from 53.5 in 2011 to 55.6 in 2021, while rent growth reached 44.0%, creating a constraint on household budgets. Gentrification is assessed as Not gentrifying with a score of 4, pointing to incremental change rather than a rapid repositioning. Compared with a rapid-growth corridor, the 1.02% annual pace supports measured, service-led expansion.
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 can suit households seeking established services, coastal access and a car-oriented lifestyle. It has 27,089 residents, a median age of 43 and 6 local government schools, but IRSAD is decile 2 and mortgage costs equal 32.5% of household income, so suitability depends on budget and address.
What is the median house price in Coffs Harbour?
No current median house price is available for a precise answer. Affordability can still be tested against the $355 weekly rent, the $1,733 monthly mortgage measure and the 32.5% mortgage-to-income ratio, which is higher than the 28.8% rent-to-income measure.
What schools are in Coffs Harbour?
Coffs Harbour has 6 government schools across primary and secondary years, including a senior college. Options cover multiple stages of schooling, but enrolment zones can differ by street, so confirm the catchment for the exact address before signing a contract.
Is Coffs Harbour safe?
There is no suburb-level crime rate to support a precise comparison. Coffs Harbour has 27,089 residents, so conditions can vary between streets and activity centres; inspect the property at different times, review current NSW Police information and ask locals about lighting, parking and late-night activity.
Is Coffs Harbour good for property investment?
It can suit investors seeking a broad rental pool, with 40.3% of households renting, $355 weekly rent and a 7.7% vacancy rate. Development activity reached 232 applications in 12 months, while healthcare accounts for 26.8% of jobs. Compare property type, maintenance and tenant demand before relying on a suburb-wide yield.
How is Coffs Harbour's population changing?
Population change across the wider area is forecast at 15.2% over 10 years, with annual growth of 1.02%. The primary migration driver is overseas migration, while the trajectory is Aging and the senior share has risen 3.6 percentage points. That points to measured growth with increasing demand from older households.
What development is happening in Coffs Harbour?
Development activity reached 232 applications over 12 months, covering additions, new structures, restaurants and dwelling-related work. The volume indicates an active pipeline, but applications do not equal completed homes, so check approvals, construction timing and the exact project mix before assuming extra supply.
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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