North Avoca
Household income in the 92.5th percentile nationally and a $1,580,000 median house price mark North Avoca as firmly premium coastal real estate, yet only 2,318 people occupy the 1.5 sq km suburb, giving a density of 1,548 per sq km. University qualifications reach 46.4%, which is 16.3 points above the national figure. The ownership profile is unusually settled: 38.8% own outright with no mortgage, and 91.5% of dwellings are separate houses, a proportion well above the NSW average. An aging trajectory is underway, with the senior share rising 4.5 points over the decade while working-age residents fell 3.4 points.
Population
2,318
Median Age
41.0
Household IncomeiMedian weekly household income (ABS Census)
$2,511/wk
DAs (12 months)iDevelopment Applications lodged in the past year
20
Median House
$1.6M
2024-2025 (PSI derived)
The median house price of $1,580,000 reflects a market that moved from $1,485,000 in 2024 to $1,670,000 in 2025, a 12.5% rise in one year. Separate houses account for 91.5% of dwellings, and 59.2% have four or more bedrooms, so the stock is predominantly larger family homes rather than apartments, which make up only 5.2%. Monthly mortgage repayments average $2,509, producing a mortgage-to-income ratio of 23.1%, comfortably below the 30% stress threshold. Outright owners at 38.8% outnumber mortgage holders at 46.4%, indicating many properties have been held for extended periods. Compared to typical coastal NSW suburbs, this combination of detached dominance and mortgage discipline points to a genuinely affluent, long-tenure buyer base rather than stretched first-home entrants.
For Buyers
The median house price of $1,580,000 reflects a market that moved from $1,485,000 in 2024 to $1,670,000 in 2025, a 12.5% rise in one year. Separate houses account for 91.5% of dwellings, and 59.2% have four or more bedrooms, so the stock is predominantly larger family homes rather than apartments, which make up only 5.2%. Monthly mortgage repayments average $2,509, producing a mortgage-to-income ratio of 23.1%, comfortably below the 30% stress threshold. Outright owners at 38.8% outnumber mortgage holders at 46.4%, indicating many properties have been held for extended periods. Compared to typical coastal NSW suburbs, this combination of detached dominance and mortgage discipline points to a genuinely affluent, long-tenure buyer base rather than stretched first-home entrants.
For Investors
Renters represent only 14.8% of residents, a low share compared to the broader NSW market, which limits the rental tenant pool. Weekly rent of $545 against a $1,580,000 median implies a gross yield below 1.8%, making yield alone a weak investment case. The vacancy rate of 17.7% is high and signals seasonal or holiday-use properties sitting empty for long stretches, consistent with a coastal area where demand is not year-round. Overseas migration adds a net 191 residents per year to the wider SA2 area, above the internal outflow of 70, providing slow but sustained demand support. Development activity reached 18 applications in the past 12 months, mostly alterations to existing houses, so new competing supply is constrained. The investment thesis depends on capital growth, which the 12.5% price gain from 2024 to 2025 supports, rather than rental income.
Development Activity
Total DAs
198
Last 12 Months
20
YoY ChangeiYear-over-year change in DA lodgements
-31.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
The median age of 41 matches the national figure, though the decade-long trajectory is aging, with the senior share up 4.5 points and working-age residents down 3.4 points. University qualifications at 46.4% run 16.3 points above the national average, placing North Avoca among the more educated coastal communities in NSW. Overseas-born residents account for 17.3%, which is 4.3 points below the national average, reflecting an Anglo-Celtic ancestry lean: English is the top ancestry (1,044 residents), followed by Irish (339) and Scottish (299). Average household size of 2.8 is 0.3 above the national figure, consistent with the prevalence of couples with children, who make up 911 of 1,957 families. Volunteering is notably active at 21.6% of residents, above typical metropolitan rates.
Age Distribution
Bedrooms
Dwelling Structure
91.5%
Houses
3.3%
Townhouse
5.2%
Apartment
Tenure
The tenure split places 38.8% as outright owners, 46.4% with a mortgage, and only 14.8% renting, a distribution that skews toward owner-occupation compared to broader NSW. Separate houses dominate at 91.5%, with apartments at 5.2% and semi-detached at 3.3%, making this one of the most detached-dominant suburbs in the state. Four-plus bedroom homes account for 59.2% of the stock, a high proportion that reflects the family-sized coastal lifestyle. The median house price reached $1,670,000 at its 2025 peak, up from $1,485,000 in 2024, a 12.5% one-year gain. Rent-to-income sits at 21.7%, below the 30% stress threshold. The mortgage-to-income ratio of 23.1% is comfortable relative to the 92.5th-percentile household income, though the raw price level still requires significant capital to enter.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,509
Rent / wk
$545
HH Size
2.8
Personal Income / wk
$1,094
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
17.7%
Unoccupied
171
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
21.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.1%
Community Profile
Ancestry
Household Composition
26.4%
Couples, no children
1,957
Total families
Economy & Employment
Healthcare is the dominant employer at 24.0% of the local workforce (214 workers), well above its national industry share, followed by Education at 14.8% (132) and Professional/Technical services at 11.9% (106). Construction accounts for 11.6% (103), reflecting ongoing coastal property renovation activity. By occupation, Professionals lead with 417 workers, and Managers add 211, together representing the bulk of high-income earners. The unemployment rate is 3.7%, close to the national rate, and the full-time employment rate is 59.6%. Real incomes grew 17.4% over the decade. The SEIFA IRSAD decile of 9 places North Avoca in the top 10% for socioeconomic advantage nationally, with IRSD also at decile 9, confirming low disadvantage across multiple dimensions.
Unemployment
1.3%
Labour Force
8,542
Unemployed
112
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.6%
Part-time
36.7%
Participation
60.4%
Employed
1,068
Occupations
Top Industries
University
46.4%
Postgraduate
11.8%
Born Overseas
17.3%
Dwellings
790
Transport to Work
Car dependence is very high: 91.5% of residents drive, compared to the national average, and only 1.2% use public transport, reflecting the coastal suburban geography with limited train access. Active transport (walking and cycling) accounts for 2.3%, which is low by inner-urban standards but consistent with the area's road-focused layout. The IRSAD decile of 9 ranks North Avoca in the top 10% nationally for overall socioeconomic advantage, combining income, education, occupation and access measures. The need-for-assistance rate is low at 2.0% (45 residents), pointing to a generally healthy, self-sufficient population. No schools are recorded within the suburb boundary, so families rely on schools in adjacent areas including Avoca Beach and Gosford. Mortgage stress at 23.1% and rent stress at 21.7% are both below the 30% threshold, making housing costs manageable relative to local incomes.
Drive
91.5%
Public Transport
1.2%
Walk / Cycle
2.3%
Work from Home
N/A
Population Forecast
+1.09%/yr
(+171 people/yr)
EstablishedAnnual population growth runs at 1.09%, adding approximately 171 people per year to the wider SA2 area. The 10-year population rise of 18.2% is solid, and medium forecasts project the area reaching 16,603 residents by 2031, up from 15,631 currently. Overseas migration is the primary driver, with a net 191 arrivals per year offsetting an internal outflow of 70. The gentrification score of 21 places North Avoca at early signs stage, supported by population growth of 18% since 2011 and an accelerating proportion of educated, higher-income residents moving in. Rent growth of 44.4% over the decade exceeded income growth of 17.4%, a divergence that signals strengthening rental demand even in a low-vacancy market. Affordability held stable at 55.7% across 2011 to 2021, suggesting the price premium is well-established rather than a recent bubble.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+191
Net Internal / yr
-70
Gentrification Signal
Early signs
Population +18% since 2011, Accelerating: 5% → 12%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How North Avoca compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is North Avoca a good suburb to live in?
North Avoca ranks in the IRSAD decile 9 nationally, the top 10% for socioeconomic advantage. Household income is in the 92.5th percentile, university qualifications reach 46.4% (16.3 points above national), and housing cost stress is well below the 30% threshold for both renters and mortgage holders.
What is the median house price in North Avoca?
The median house price is $1,580,000, with prices rising from $1,485,000 in 2024 to $1,670,000 in 2025, a 12.5% gain in one year. Weekly rent averages $545 and monthly mortgage repayments run about $2,509, giving a mortgage-to-income ratio of 23.1%.
What schools are in North Avoca?
No schools are recorded within the North Avoca suburb boundary in this dataset. Families rely on schools in neighbouring areas such as Avoca Beach and Gosford. Despite the lack of local schools, 46.4% of residents hold university qualifications, which is 16.3 points above the national average.
Is North Avoca safe?
Detailed crime statistics are not available for North Avoca in this dataset. As an indirect indicator, the suburb scores IRSD decile 9 nationally (top 10% for low disadvantage), and only 2.0% of residents (45 people) need daily assistance, both consistent with a low-disadvantage, low-risk area.
Is North Avoca good for property investment?
The 12.5% price gain from 2024 to 2025 supports a capital growth case, but rental yield is weak: $545 weekly rent against a $1,580,000 median implies well below 2% gross. A vacancy rate of 17.7% signals significant holiday-use vacancy, so investors should factor in extended empty periods.
How is North Avoca's population changing?
The suburb's wider SA2 area grew 18.2% over 10 years and is forecast to reach 16,603 residents by 2031. Overseas migration adds a net 191 people per year, partly offset by an internal outflow of 70. The age profile is shifting, with the senior share up 4.5 points over the decade.
What is the demographic profile of North Avoca?
North Avoca has 2,318 residents with a median age of 41. English ancestry dominates (1,044 residents), and 17.3% were born overseas, which is 4.3 points below the national average. Average household size is 2.8, and 46.6% of families are couples with children.
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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