Korora
An 11.4% vacancy rate and a $1,050,000 median house price in the same coastal suburb tell a clear story: Korora draws owner-occupiers and lifestyle buyers, not renters. With 43.4% of residents owning their home outright, well above the national average, this is a settled, equity-rich community on the Coffs Harbour coast. The median age of 44 is 4.0 years above the national figure, and the senior share rose 6.3 points over the decade, confirming an aging trajectory. Household income sits in the 66th percentile nationally, and SEIFA scores place the suburb in decile 8 on IRSD and decile 9 on IER, reflecting solid economic resources despite a mid-range income profile.
Population
2,740
Median Age
44.0
Household IncomeiMedian weekly household income (ABS Census)
$1,829/wk
DAs (12 months)iDevelopment Applications lodged in the past year
33
Median House
$1.1M
2024-2025 (PSI derived)
The $1,050,000 median house price moved up from $1,045,000 in 2024, a 0.5% gain that signals stability rather than rapid appreciation. Separate houses make up 79.1% of dwellings, giving buyers good choice in detached stock, while apartments account for only 4.5%. Bedrooms skew large: 48.3% of homes have four or more bedrooms and 38.3% have three, so the typical purchase is a family-sized property. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 24.6%, below the 30% stress threshold, which means buyers at the median price are not under severe financial pressure. Outright owners at 43.4% outnumber mortgage holders at 34.1%, a pattern that suggests long-held properties and fewer distressed sellers.
For Buyers
The $1,050,000 median house price moved up from $1,045,000 in 2024, a 0.5% gain that signals stability rather than rapid appreciation. Separate houses make up 79.1% of dwellings, giving buyers good choice in detached stock, while apartments account for only 4.5%. Bedrooms skew large: 48.3% of homes have four or more bedrooms and 38.3% have three, so the typical purchase is a family-sized property. Monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 24.6%, below the 30% stress threshold, which means buyers at the median price are not under severe financial pressure. Outright owners at 43.4% outnumber mortgage holders at 34.1%, a pattern that suggests long-held properties and fewer distressed sellers.
For Investors
A 22.4% renter share provides a moderate tenant pool, but the 11.4% vacancy rate is elevated compared to healthy market norms of around 3%, pointing to weak rental absorption. Weekly rent of $450 against a $1,050,000 median implies a gross yield near 2.2%, low for a regional market. Net overseas migration adds 80 residents a year while internal migration contributes 63, giving a balanced growth driver, but the low rental demand limits upside. Thirty development applications were lodged in the past 12 months, mostly residential structures, indicating ongoing but moderate build activity. Rent grew 38.8% over the decade while real incomes rose 23.1%, narrowing tenant affordability. The investment case is clearer for long-term capital growth than for yield.
Development Activity
Total DAs
199
Last 12 Months
33
YoY ChangeiYear-over-year change in DA lodgements
+10.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Korora iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Kororo Public School
K-6 · 441 students
Demographics
The median age of 44 sits 4.0 years above the national figure, and the demographic shift is pronounced: the senior share climbed 6.3 points over the decade while the working-age share fell 3.4 points. University qualifications reach 36.1% of residents, 6.0 percentage points above the national rate, reflecting a relatively educated professional base. Only 19.9% were born overseas, 1.7 points below the national average, and ancestry is strongly Anglo-Celtic, led by English (1,265 residents), Irish (400) and Scottish (347). Average household size is 2.6, marginally above national. Couples with children (810 families) and couples without children (806) are nearly equal in number, consistent with the mixed lifecycle profile of a coastal suburb that attracts both families and retirees.
Age Distribution
Bedrooms
Dwelling Structure
79.1%
Houses
16.0%
Townhouse
4.5%
Apartment
Tenure
Korora is dominated by detached houses at 79.1%, with semi-detached dwellings at 16.0% and apartments at just 4.5%. Bedroom sizes lean large: 4-plus bedroom homes account for 48.3% and 3-bedroom homes 38.3%, leaving smaller dwellings as a clear minority. Tenure is weighted toward owners: 43.4% own outright and 34.1% hold a mortgage, while 22.4% rent. The price-to-income ratio is moderate given the $1,050,000 median against household weekly income of $1,829, and mortgage-to-income at 24.6% stays below stress levels. The vacancy rate of 11.4% is high relative to typical coastal market benchmarks, reflecting holiday or secondary-use properties in the stock. Prices have been flat, moving from $1,045,000 in 2024 to $1,050,000 in 2025.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,950
Rent / wk
$450
HH Size
2.6
Personal Income / wk
$834
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
11.4%
Unoccupied
129
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
24.6%
Community Profile
Ancestry
Household Composition
36.6%
Couples, no children
2,203
Total families
Economy & Employment
Healthcare leads local employment at 23.7% of workers (233 residents), more than 1.5 times the share of the next sector. Education follows at 14.7% (144), then Construction at 12.4% (122), Professional and Technical services at 7.4% (73) and Public Administration at 7.2% (71). By occupation, Professionals (370) are the largest group, ahead of Clerical and Admin (171), Community and Personal Services (170) and Managers (163). The unemployment rate is 4.4%, the participation rate is 58.1% and 767 residents are not in the labour force, consistent with the older age profile. SEIFA IRSD decile 8 and IRSAD decile 7 indicate above-average advantage nationally, with IER at decile 9 reflecting strong household economic resources.
Unemployment
1.8%
Labour Force
5,415
Unemployed
99
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
56.2%
Part-time
39.4%
Participation
58.1%
Employed
1,253
Occupations
Top Industries
University
36.1%
Postgraduate
7.7%
Born Overseas
19.9%
Dwellings
1,005
Transport to Work
Car dependence is high at 88.7% of workers driving to work, and public transport use is minimal at 0.4%, typical for a low-density coastal suburb without rail access. Walking and cycling account for 2.8%, which is moderate for an area without dense infrastructure. No schools are recorded inside the Korora boundary, so families rely on schools in neighbouring areas including Coffs Harbour. The IRSAD decile 7 and IRSD decile 8 place the suburb in the upper-advantage tier nationally, well above median disadvantage levels. Volunteering is strong at 18.1% of residents, above the typical community average, and rent-to-income at 24.6% stays below the 30% stress threshold. The need-for-assistance rate of 4.5% (120 residents) is consistent with the aging population profile.
Drive
88.7%
Public Transport
0.4%
Walk / Cycle
2.8%
Work from Home
N/A
Population Forecast
+1.82%/yr
(+200 people/yr)
EstablishedAnnual population growth runs at 1.82%, adding around 200 persons a year, and the 10-year change reached 33.4%, well above national averages. The SA2-level historical data shows the surrounding area growing from 10,660 in 2023 to 11,008 in 2025, with medium forecasts projecting continued expansion to 12,210 by 2031. Net internal migration averages 63 residents a year and overseas migration adds 80, making the driver balanced between domestic relocation and international arrivals. The gentrification score of 35 sits in the early-signs stage, with population up 37% since 2011 and renter share accelerating from 12% to 22%, signalling that demand from newer, younger renters is starting to compete with the established owner base. Affordability improved from 58.9% in 2011 to 54.0% in 2021.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+80
Net Internal / yr
+63
Gentrification Signal
Early signs
Population +37% since 2011, Net internal migration +63/yr, Accelerating: 12% → 22%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Korora compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Korora a good suburb to live in?
Korora scores decile 8 on IRSD and decile 9 on IER nationally, placing it in the upper advantage tier on both measures. With 43.4% of residents owning their home outright and mortgage-to-income at 24.6%, financial stress is low. The main considerations are high car dependence at 88.7% and an 11.4% vacancy rate, which reflects a significant proportion of holiday-use properties.
What is the median house price in Korora?
The median house price is $1,050,000, up from $1,045,000 in 2024, a 0.5% gain. Monthly mortgage repayments average $1,950 and weekly rent is $450. With 79.1% of dwellings being separate houses and 48.3% having four or more bedrooms, the stock is dominated by larger family homes.
What schools are in Korora?
No schools are recorded inside the Korora boundary in this dataset. Families use schools in the broader Coffs Harbour area, accessible by car given that 88.7% of residents drive to work. The local population has a university qualification rate of 36.1%, which is 6.0 percentage points above the national figure.
Is Korora safe?
Detailed crime statistics are not available for Korora in this dataset. As an indirect indicator, the suburb scores decile 8 on the IRSD index of relative disadvantage, above the national median, and only 4.5% of its 2,740 residents (120 people) need daily assistance, consistent with a low-disadvantage community.
Is Korora good for property investment?
The investment case is mixed. Rent of $450 a week against a $1,050,000 median implies a gross yield near 2.2%, which is low. The 11.4% vacancy rate is high compared to healthy market benchmarks, indicating limited rental absorption. However, annual population growth of 1.82% and a 33.4% rise over 10 years support long-term capital growth rather than rental income.
How is Korora's population changing?
Korora grows at 1.82% per year, adding around 200 people annually, and rose 33.4% over the past decade. Net internal migration averages 63 residents a year and overseas arrivals add 80, making growth balanced. Medium forecasts project the broader SA2 area reaching 12,210 residents by 2031, up from 11,008 in 2025.
How much development is happening in Korora?
There were 30 development applications lodged in the past 12 months, including new residential structures, garage and carport works, and signage. This level of activity is moderate for a suburb of 2,740 people, consistent with steady but not rapid expansion. The 1.82% annual population growth rate supports continued demand for new dwellings.
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.
Explore Korora on the Map
View parcels, zoning overlays, DA applications, schools and more.
Open Interactive Map