Evans Head
With a median age of 52, Evans Head sits 12 years above the national figure, making it one of the oldest demographic profiles on the Far North Coast. The suburb counts only 2,907 residents across 22.25 km2, yet carries a median house price of $905,000 and household income in the 17th percentile nationally. That pairing, expensive property held by a low-income population, reflects the pattern of outright owners who bought decades ago: 43.2% of households own their home without a mortgage, more than double the 17.9% still paying one. Vacancy at 18.2% is well above average, pointing to a significant holiday and seasonal dwelling stock alongside the permanent resident base.
Population
2,907
Median Age
52.0
Household IncomeiMedian weekly household income (ABS Census)
$1,086/wk
DAs (12 months)iDevelopment Applications lodged in the past year
35
Median House
$905K
2024-2025 (PSI derived)
The median house price of $905,000 puts Evans Head above most regional NSW markets, despite household income sitting in just the 17th percentile nationally. Prices pulled back from $1,000,000 in 2024 to $873,000 in 2025, a 12.7% correction from peak, giving buyers more room than existed a year ago. The monthly mortgage repayment averages $1,642, but mortgage-to-income runs at 34.9%, above the 30% stress threshold, meaning buyers relying on current income face meaningful repayment pressure. Separate houses make up 54.7% of the stock, with semi-detached dwellings at a high 34.1%. The most common configuration is three bedrooms at 40.7%, followed by four-plus at 24.8%, so the suburb skews toward family-sized homes rather than compact units.
For Buyers
The median house price of $905,000 puts Evans Head above most regional NSW markets, despite household income sitting in just the 17th percentile nationally. Prices pulled back from $1,000,000 in 2024 to $873,000 in 2025, a 12.7% correction from peak, giving buyers more room than existed a year ago. The monthly mortgage repayment averages $1,642, but mortgage-to-income runs at 34.9%, above the 30% stress threshold, meaning buyers relying on current income face meaningful repayment pressure. Separate houses make up 54.7% of the stock, with semi-detached dwellings at a high 34.1%. The most common configuration is three bedrooms at 40.7%, followed by four-plus at 24.8%, so the suburb skews toward family-sized homes rather than compact units.
For Investors
A rental vacancy rate of 18.2% is a notable caution signal, well above typical healthy market levels, suggesting excess supply relative to demand, partly driven by the holiday letting pool. Weekly rent averages $321, low against the $905,000 median. The renter share sits at 38.9%, higher than the owner-mortgage share of 17.9%, indicating tenants are a large component of the permanent population. Development activity recorded 35 applications in the past 12 months, with recent lodgements including secondary dwellings and pool works. Net internal migration averages 76 arrivals per year, providing a modest but steady demand base. Investors should price the high vacancy risk carefully; the case is strongest for long-term capital growth given the gentrification score of 30 and early-signs stage, rather than immediate yield.
Development Activity
Total DAs
193
Last 12 Months
35
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Evans Head iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Evans River Community School
K-12 · 531 students
Demographics
The median age of 52 is 12 years above the national figure, one of the clearest signals that Evans Head attracts retirees and sea-changers rather than young families. Overseas-born residents make up just 7.5%, which is 14.1 percentage points below the national average, making this one of the more Anglo-Celtic coastal communities in NSW. Ancestry is led by English (1,210), Irish (414) and Scottish (377). University qualifications at 23.4% fall 6.7 percentage points below national, consistent with a working-class and trade background rather than a professional hub. Average household size of 2.1 is 0.4 below national, reflecting the prevalence of couples without children, who account for 40.1% of families. The population grew 13.2% over ten years, driven primarily by internal migration averaging 76 arrivals annually.
Age Distribution
Bedrooms
Dwelling Structure
54.7%
Houses
34.1%
Townhouse
7.2%
Apartment
Tenure
Tenure structure here is unusual: 43.2% of households own outright, 17.9% carry a mortgage and 38.9% rent, a pattern where outright owners outnumber mortgage holders by more than two to one. That gap reflects long-tenure homeowners who bought well before current price levels. The price history shows a peak of $1,000,000 in 2024, retreating to $873,000 in 2025, a 12.7% correction. Semi-detached dwellings at 34.1% are disproportionately high compared to most non-urban NSW suburbs, alongside 54.7% separate houses and a modest 7.2% apartments. Three-bedroom homes are the norm at 40.7%, with four-plus at 24.8%. Rent stress is not flagged (rent-to-income 29.6%), but mortgage stress is flagged at 34.9%, above the standard 30% threshold.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,642
Rent / wk
$321
HH Size
2.1
Personal Income / wk
$638
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
18.2%
Unoccupied
280
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
29.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
34.9% stressed
Community Profile
Ancestry
Household Composition
40.1%
Couples, no children
2,067
Total families
Economy & Employment
Healthcare leads local employment at 20.1% (148 workers), closely followed by Education at 19.9% (146), together accounting for two in five jobs. Construction sits at 11.0% and Hospitality at 9.7%, reflecting the coastal economy's reliance on both building activity and tourism. By occupation, Professionals (211) and Community/Personal workers (174) head the list, though Labourers (149) and Managers (135) show the trade and small-business character of the area. The participation rate is 43.2%, well below average, because 1,116 residents are not in the labour force, consistent with a large retired cohort. Unemployment sits at 5.0% among those in the labour force. SEIFA places Evans Head in decile 3 on all four indexes, ranking in the lower third nationally for advantage and economic resources.
Unemployment
3.0%
Labour Force
2,698
Unemployed
82
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
55.9%
Part-time
39.1%
Participation
43.2%
Employed
1,019
Occupations
Top Industries
University
23.4%
Postgraduate
4.6%
Born Overseas
7.5%
Dwellings
1,254
Transport to Work
Car dependence is high at 85.4%, above national averages, with public transport data unavailable for the suburb, reflecting the limited connectivity typical of small coastal towns in northern NSW. Walking and cycling account for 9.3% of commutes, reasonable for a low-density coastal setting. The IRSAD decile of 3 places Evans Head in the lower-advantage third nationally, signalling that a meaningful share of residents face economic constraints. Volunteering is strong at 20.2%, above the national average, a common feature in community-oriented coastal towns. No schools are recorded within the suburb boundary in this dataset. Mortgage stress (34.9% of income) is a practical concern for newer buyers, though rent-to-income at 29.6% remains just below the standard stress threshold for renters. The 18.2% vacancy rate reflects the dual nature of the housing stock, serving both permanent residents and holiday users.
Drive
85.4%
Public Transport
N/A
Walk / Cycle
9.3%
Work from Home
N/A
Population Forecast
+0.94%/yr
(+57 people/yr)
EstablishedPopulation has grown at 0.94% annually, adding roughly 57 people per year, with a 13.2% rise over the past decade. Internal migration is the primary engine at 76 net arrivals per year, supplemented by 20 overseas arrivals annually. Medium forecasts project the broader SA2 population reaching around 6,271 by 2031, up from approximately 6,062 in 2025. The gentrification stage is rated early signs, with a score of 30: signals include 18% population growth since 2011, rising net migration and rent growth of 39.1% over the period. Affordability has actually improved, with the ratio moving from 57.9% in 2011 to 51.0% in 2021. The aging trajectory (senior share up 4.8 points, working-age share down 2.5 points over the decade) means future growth will lean on lifestyle migrants rather than younger families.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+20
Net Internal / yr
+76
Gentrification Signal
Early signs
Population +18% since 2011, Net internal migration +76/yr, Accelerating: 3% → 14%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Evans Head compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Evans Head a good suburb to live in?
Evans Head suits retirees and sea-changers more than young families, given its median age of 52, which is 12 years above the national figure. SEIFA places it in decile 3 nationally for both advantage and economic resources. The 20.2% volunteering rate and 78.5% five-year residential stability suggest a settled, community-oriented population.
What is the median house price in Evans Head?
The median house price is $905,000, having pulled back from a peak of $1,000,000 in 2024 to $873,000 in 2025, a 12.7% correction. Monthly mortgage repayments average $1,642, but the mortgage-to-income ratio is 34.9%, above the 30% stress threshold relative to local incomes.
What schools are in Evans Head?
No schools are recorded inside the Evans Head suburb boundary in this dataset. Families would rely on schools in nearby towns along the Northern Rivers region. University qualifications among residents sit at 23.4%, which is 6.7 percentage points below the national average.
Is Evans Head safe?
Crime statistics are not available for Evans Head in this dataset. As a proxy, the suburb scores decile 3 on the IRSD disadvantage index, placing it in the lower-advantage third nationally. Volunteering at 20.2% and a 78.5% share of residents who stayed in the same address over five years suggest community stability.
Is Evans Head good for property investment?
The 18.2% vacancy rate is a significant risk factor, well above a healthy market level, partly reflecting holiday dwelling stock. Weekly rent of $321 against a $905,000 median implies a gross yield near 1.8%. Internal migration of 76 arrivals per year and early-signs gentrification with rent growth of 39.1% support a long-term capital case rather than near-term yield.
How is Evans Head's population changing?
The suburb grew 13.2% over the past decade, adding roughly 57 people per year at a 0.94% annual rate. Internal migration is the primary driver at 76 net arrivals annually. The trajectory is aging, with the senior share up 4.8 points and the working-age share down 2.5 points over the decade, pointing to continued lifestyle-driven rather than family-driven growth.
How much development is happening in Evans Head?
There were 35 development applications lodged in the past 12 months. Recent activity includes a secondary dwelling and pool additions, consistent with the established coastal character of the suburb rather than large-scale new 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 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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