Evans Head
A population of 2,907 gives Evans Head a small coastal scale, but its age profile is the standout: the median age is 52, or 12 years above the national comparison. Ownership is relatively established, with 42.5% of homes owned outright, while 38.2% are rented and vacancy is a high 18.2%. The 2.1-person average household is 0.4 below the national figure, reinforcing demand from older couples and singles rather than large families. Compared with nearby Woodburn, Evans Head reads as the more coastal, retirement-oriented market. Its low overseas-born share of 7.5% and English, Irish and Scottish ancestry counts of 1,210, 414 and 377 add to that established profile.
Local council: Richmond Valley
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
38
Buyer appeal centres on manageable dwelling scale rather than a deep high-rise market. Separate houses account for 54.7% of homes, semi-detached dwellings 34.1% and apartments 7.2%; three-bedroom homes lead at 40.7%, followed by four or more bedrooms at 24.8%. The average weekly rent is $321, while the monthly mortgage figure is $1,642. Mortgage-to-income pressure is 34.9%, higher than the 29.6% rent-to-income share, so buyers using substantial debt need a buffer. Outright ownership at 42.5% is also higher than mortgage ownership at 17.6%, suggesting a settled market where downsizers and cash-backed buyers are important. Compare each address for flood, insurance and maintenance exposure before committing, because coastal conditions can change the practical cost of ownership.
For Buyers
Buyer appeal centres on manageable dwelling scale rather than a deep high-rise market. Separate houses account for 54.7% of homes, semi-detached dwellings 34.1% and apartments 7.2%; three-bedroom homes lead at 40.7%, followed by four or more bedrooms at 24.8%. The average weekly rent is $321, while the monthly mortgage figure is $1,642. Mortgage-to-income pressure is 34.9%, higher than the 29.6% rent-to-income share, so buyers using substantial debt need a buffer. Outright ownership at 42.5% is also higher than mortgage ownership at 17.6%, suggesting a settled market where downsizers and cash-backed buyers are important. Compare each address for flood, insurance and maintenance exposure before committing, because coastal conditions can change the practical cost of ownership.
For Investors
Rental demand is meaningful, with 38.2% of occupied dwellings rented, but an 18.2% vacancy rate is a major counterweight because available stock can reduce rent competition and lengthen leasing periods. Weekly rent is $321, and the rent-to-income share is 29.6%, below the 34.9% mortgage-to-income measure. Development activity reached 38 applications in 12 months, which may add future choice for tenants, although applications do not guarantee completed dwellings. The growth setting is established, with a 0.94% annual trend and internal migration as the primary driver. That combination suits investors seeking a lower-income, lifestyle rental market more than rapid capital-turnover strategies. Compared with a tightly supplied market, the 18.2% vacancy rate warrants conservative assumptions for occupancy, repairs and resale.
Development Activity
Total DAs
208
Last 12 Months
38
YoY ChangeiYear-over-year change in DA lodgements
+11.8%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Evans Head
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Evans Head's demographic signature is older and less internationally diverse than national norms. The median age is 52, 12 years above the national comparison, while 23.4% of residents hold a university qualification, 6.7 percentage points below the national figure. Only 7.5% were born overseas, 14.1 points below national levels. Average household size is 2.1 people, 0.4 below the national comparison, and couples without children make up 52.8% of families versus 28.7% with children. English, Irish and Scottish ancestry counts are 1,210, 414 and 377; Christianity counts 1,487 people and no religion 1,075. Because households are smaller and older, local demand is likely to favour accessible homes, health services and social activities over large-family formats. Volunteering at 20.2% is above a purely transient profile.
Age Distribution
Bedrooms
Dwelling Structure
54.7%
Houses
34.1%
Townhouse
7.2%
Apartment
Tenure
Evans Head combines outright ownership with a substantial rental and semi-detached component. Outright ownership is 42.5%, compared with 17.6% under mortgage and 38.2% renting, so tenure is more settled than a mortgage-heavy growth suburb. Separate houses make up 54.7% of dwellings, semi-detached homes 34.1% and apartments 7.2%. The bedroom mix is led by three-bedroom homes at 40.7%, with 24.8% containing four or more bedrooms and 27.5% containing two. Vacancy of 18.2% is high, and because renting is 38.2%, landlords face more available-stock risk than in tightly occupied markets. Mortgage stress reaches 34.9% versus 29.6% rent stress. Compared with nearby Woodburn, buyers should assess coastal insurance and maintenance separately from the purchase decision.
Mortgage / mo
$1,642
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $321.
$550
Bond data Jun 2026 · houses $650 · units $480
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
28.7%
Couples with children
52.8%
Couples, no children
18.0%
Single parent
790
Total families
Economy & Employment
Evans Head's economy is anchored by service industries, but its labour-force profile reflects an older population. Healthcare employs 148 people, or 20.1% of workers, education 146 or 19.9%, followed by construction at 11.0%, hospitality at 9.7% and retail at 5.7%. The leading occupation groups are professionals 211, community and personal services 174, labourers 149, managers 135 and trades 134. Unemployment is 4.7%, yet participation is only 46.7% and 1,116 people are outside the labour force, consistent with a median age of 52. Household income is $1,086 weekly at the 17th percentile, below higher-income coastal markets. SEIFA scores sit in decile 3 for education and occupation, economic resources, disadvantage and advantage, pointing to less financial capacity than higher-decile areas. Because healthcare and education are concentrated employers, local resilience depends on public, care and service demand as much as construction or hospitality.
Unemployment
4.7%
Labour Force
1,159
Unemployed
54
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
51.6%
Part-time
40.6%
Participation
46.7%
Employed
1,105
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
23.4%
Postgraduate
4.6%
Born Overseas
7.5%
Dwellings
1,254
Transport to Work
Daily life is car-oriented: 73.3% of residents drive to work, compared with 8.0% who walk or cycle, and 14.1% work from home. That pattern makes private vehicle access important for shopping, appointments and connections beyond the village. Evans River Community School is the local government central/community school, giving families one nearby school option; enrolment zones should be checked against the exact address, especially for specialist or secondary pathways. A volunteering rate of 20.2% supports local participation, while 7.9% of residents need assistance with core activities. IRSAD sits at decile 3, below higher-decile areas, so household budgets may be more sensitive to transport, utilities and insurance costs. Compared with a larger regional centre, Evans Head provides a smaller service footprint, making access and travel time important parts of the livability decision. Check flood, bushfire, storm and coastal exposure at property level before purchase.
Drive
73.3%
Public Transport
N/A
Walk / Cycle
8.0%
Work from Home
14.1%
Growth Outlook
Growth is steady rather than explosive. The annual trend is 0.94%, with internal migration identified as the primary driver, while the wider area's population change is 13.2% over 10 years. The trajectory is Aging: the senior share rose 4.8 percentage points, the young share fell 2.4 points and the working share fell 2.5 points. Gentrification is at the Early signs stage with a score of 30, so renewal is emerging but not yet a dominant market force. Rent growth of 39.1% is higher than real income growth of 28.6%, which can lift investor interest while worsening affordability for local workers. The 38 development applications recorded over 12 months add activity, but the aging profile means future demand is more likely to centre on accessible housing, health services and downsizing than a large youth influx.
Population trend: Richmond Valley council area
Evans Head sits in the Richmond Valley council area. These are the council area's residents, not Evans Head's.
Residents 2025
24,044
Growth, 5 yr average
+0.4%/yr
2020 to 2025
Growth, last year
+0.3%
2024 to 2025
ABS Estimated Resident Population by LGA, 30 June each year; council area, not this suburb
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 residents seeking a smaller coastal setting, established ownership and a slower pace. The median age is 52, which is 12 years above the national comparison, and 42.5% of homes are owned outright. Compared with larger regional centres, services and transport are more limited, so car access and exact property location matter.
What is the median house price in Evans Head?
A current median house price should be confirmed through recent settled sales rather than inferred from the $321 weekly rent. Evans Head's housing mix includes 54.7% separate houses and 40.7% three-bedroom homes, so compare properties with similar bedrooms, condition, tenure and coastal exposure before relying on a suburb-wide figure.
What schools are in Evans Head?
Evans River Community School is the local government central/community school. Families seeking additional secondary or specialist pathways should check enrolment zones and travel requirements against the exact address. With 73.3% of residents driving to work, transport planning is more important than in locations where 8.0% walk or cycle.
Is Evans Head safe?
Check current NSW Police crime statistics and speak with nearby residents before deciding, because street conditions can differ. Evans Head's median age is 52 and 73.3% of residents drive to work, so inspect lighting, parking, traffic and evening activity at the exact property rather than relying on a general suburb label.
Is Evans Head good for property investment?
Evans Head can suit investors comfortable with a lifestyle rental market, but the 18.2% vacancy rate is a significant risk against 38.2% renting. Weekly rent is $321 and annual growth is 0.94%, driven by internal migration. Compared with a tightly supplied market, conservative occupancy, maintenance and resale assumptions are appropriate.
How is Evans Head's population changing?
Across the wider area, annual growth is 0.94%, driven by internal migration, while population change over 10 years is 13.2%. The trajectory is Aging: the senior share rose 4.8 points and the young share fell 2.4 points. The senior-share increase is larger than the young-share decline, shaping demand toward accessible homes and services.
What development is happening in Evans Head?
Development activity reached 38 applications over 12 months, including a dwelling house, alterations, storage-related work and demolition or new-structure activity. That is more activity than a very static market, but applications do not guarantee completed dwellings. Buyers should check approvals, flood constraints, construction timing and likely effects on nearby vacancy.
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).
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