Avalon Beach

Avalon Beach is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on analysis of Australian Bureau of Statistics (ABS) population updates for the broader area, and new addresses validated by AreaSearch, as of Nov 2025, the estimated population of Avalon Beach is around 10,483. This reflects an increase of 104 people since the 2021 Census, which reported a population of 10,379. The change is inferred from the resident population of 10,461 estimated by AreaSearch following examination of the latest Estimated Resident Population (ERP) data release by the ABS in June 2024, and an additional 15 validated new addresses since the Census date. This level of population equates to a density ratio of 2,035 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch. Avalon Beach's growth rate of 1.0% since the census positions it within 0.7 percentage points of the SA3 area (1.7%), demonstrating competitive growth fundamentals. Population growth for the suburb was primarily driven by overseas migration, contributing approximately 97.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. Looking at population projections moving forward, over this period, projections indicate a decline in overall population, with the suburb's population expected to contract by 101 persons by 2041 according to this methodology. However, growth across specific age cohorts is anticipated, led by the 85 and over age group, which is projected to increase by 650 people.

AreaSearch assessment of residential development drivers sees a low level of activity in Avalon Beach, placing the area among the bottom 25% of areas assessed nationally

AreaSearch analysis of ABS building approval numbers shows Avalon Beach had approximately 30 dwellings receiving development approval annually. From FY21 to FY25, about 154 homes were approved, with 12 more in FY26 as of now. Despite population decline, this development activity has been adequate relative to the decreasing population, benefiting buyers.

Average construction cost value for new homes is $2,537,000, indicating developers focus on premium market high-end developments. This financial year saw $5.5 million in commercial approvals, reflecting Avalon Beach's residential character. Compared to Greater Sydney, Avalon Beach maintains similar construction rates per person, preserving market equilibrium consistent with surrounding areas. Nationally, however, this activity is below average, suggesting the area's maturity and possible planning constraints.

New building activity comprises 77.0% detached houses and 23.0% medium and high-density housing, preserving Avalon Beach's suburban nature and attracting space-seeking buyers. With around 371 people per approval, the market indicates maturity. Given population is expected to remain stable or decline, pressure on housing should reduce, potentially creating opportunities for buyers in the future.

Avalon Beach has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly influence an area's performance. AreaSearch has identified two projects expected to impact the area. Major projects include Avalon Beach Bike Facility, 100 Hilltop Road House Construction, Mona Vale Hospital Reconfiguration, and Northern Beaches Coast Walk. The following details those likely to be most relevant:.

Professional plan users can use the search below to filter and access additional projects.

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AreaSearch assessment positions Avalon Beach ahead of most Australian regions for employment performance

Avalon Beach has a highly educated workforce with notable representation in the technology sector. Its unemployment rate was 3.0% as of June 2025, which is 1.1% lower than Greater Sydney's rate of 4.2%.

The area had 5,469 residents employed at this time, and its workforce participation rate was similar to Greater Sydney's 60.0%. Key employment industries include professional & technical services, construction, and health care & social assistance. Avalon Beach specializes in construction jobs, with an employment share 1.4 times the regional level. However, public administration & safety jobs are under-represented, comprising only 3.0% of its workforce compared to Greater Sydney's 5.7%.

Over a 12-month period ending June 2025, Avalon Beach's labour force increased by 0.1%, while employment declined by 0.3%, leading to a rise in unemployment rate by 0.3 percentage points. In contrast, Greater Sydney saw employment grow by 2.6% and labour force expand by 2.9%. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest that Avalon Beach's employment should increase by 7.0% over five years and 14.0% over ten years, based on industry-specific projections applied to the local employment mix.

Income analysis reveals strong economic positioning, with the area outperforming 60% of locations assessed nationally by AreaSearch

Avalon Beach's median income among taxpayers was $52,566 in financial year 2022. The average income stood at $118,288 during the same period. These figures compare to Greater Sydney's median and average incomes of $56,994 and $80,856 respectively. Based on Wage Price Index growth of 12.61% since financial year 2022, estimated median income as of September 2025 is approximately $59,195, with average income estimated at around $133,204. Census data shows household, family and personal incomes in Avalon Beach rank between the 78th and 90th percentiles nationally. Income analysis reveals that 30.4% of residents (3,186 people) fall into the $4000+ bracket, differing from broader area patterns where the $1,500 - 2,999 bracket dominates with 30.9%. The area demonstrates considerable affluence with 42.6% earning over $3,000 per week. High housing costs consume 15.9% of income, but strong earnings still place disposable income at the 89th percentile nationally. Avalon Beach's SEIFA income ranking places it in the 9th decile.

Avalon Beach is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Dwelling structure in Avalon Beach, as evaluated at the latest Census, consisted of 81.4% houses and 18.6% other dwellings (semi-detached, apartments, 'other' dwellings), compared to Sydney metro's 72.1% houses and 27.9% other dwellings. Home ownership in Avalon Beach was at 46.2%, with the rest of dwellings either mortgaged (38.1%) or rented (15.7%). The median monthly mortgage repayment in the area was $3,250, higher than Sydney metro's average of $3,200. The median weekly rent figure was recorded at $700, compared to Sydney metro's $695. Nationally, Avalon Beach's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375.

Avalon Beach features high concentrations of family households, with a higher-than-average median household size

Family households constitute 78.6% of all households, including 39.4% couples with children, 29.4% couples without children, and 9.1% single parent families. Non-family households comprise the remaining 21.4%, with lone person households at 20.0% and group households making up 1.6%. The median household size is 2.8 people, which is larger than the Greater Sydney average of 2.7.

Avalon Beach demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

The area's educational profile is notable regionally with university qualification rates at 38.1% of residents aged 15+, surpassing Australia's average of 30.4% and NSW's rate of 32.2%. Bachelor degrees are most prevalent at 26.2%, followed by postgraduate qualifications (8.7%) and graduate diplomas (3.2%). Vocational credentials are also prominent, with 33.1% of residents aged 15+ holding such qualifications - advanced diplomas at 14.3% and certificates at 18.8%.

Educational participation is high, with 30.5% of residents currently enrolled in formal education. This includes 10.8% in primary education, 9.4% in secondary education, and 4.5% pursuing tertiary education. Avalon Beach's four schools have a combined enrollment reaching 1,837 students. The area shows significant socio-educational advantages and academic achievement (ICSEA: 1100). Education provision is balanced with three primary schools and one secondary school serving distinct age groups. School capacity exceeds typical residential needs at 17.5 places per 100 residents compared to the regional average of 12.7, indicating the area serves as an educational center for the broader region.

Transport servicing is good compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

The public transport analysis shows that there are 91 active transport stops operating within Avalon Beach. These stops serve a mix of bus routes, with a total of 36 individual routes providing service to the area. Together, these routes facilitate 2,191 weekly passenger trips.

The report rates transport accessibility as excellent, with residents typically located just 145 meters from their nearest transport stop. On average, there are 313 trips per day across all routes, which equates to approximately 24 weekly trips per individual stop.

Avalon Beach's residents boast exceedingly positive health performance metrics with very low prevalence of common health conditions across all age groups

Avalon Beach's health outcomes data shows exceptional results with very low prevalence of common health conditions across all age groups. The rate of private health cover is exceptionally high at approximately 74% of the total population (7,705 people), compared to the national average of 55.3%.

The most prevalent medical conditions in the area are arthritis and asthma, affecting 7.3% and 6.5% of residents respectively. A significant majority, 73.9%, report being completely clear of medical ailments, slightly higher than Greater Sydney's 72.8%. Avalon Beach has a higher proportion of seniors aged 65 and over at 25.4% (2,662 people) compared to Greater Sydney's 24.1%. Notably, health outcomes among seniors in Avalon Beach are particularly strong, performing better than the general population in health metrics.

In terms of cultural diversity, Avalon Beach records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

Avalon Beach's population, born in Australia, is 75.9%, with 91.0% being citizens and 93.5% speaking English only at home. Christianity is the predominant religion, accounting for 41.6%. Judaism, at 0.4%, is slightly overrepresented compared to Greater Sydney's 0.3%.

The top three ancestry groups are English (34.4%), Australian (23.7%), and Irish (10.3%). Notably, French (1.0%) and Scottish (9.4%) populations are higher than the regional averages of 0.8% and 8.7%, respectively.

Avalon Beach hosts an older demographic, ranking in the top quartile nationwide

The median age in Avalon Beach is 46 years, which is notably higher than Greater Sydney's average of 37 years and also exceeds Australia's median age of 38 years. Compared to the Greater Sydney average, the cohort aged 65-74 is significantly over-represented in Avalon Beach at 12.9%, while those aged 25-34 are under-represented at 4.8%. Between the 2021 Census and present, the population of those aged 75 to 84 has grown from 6.2% to 9.3%, and the cohort aged 15 to 24 has increased from 11.9% to 13.5%. Conversely, the population of those aged 25 to 34 has declined from 6.3% to 4.8%. By 2041, population forecasts indicate significant demographic shifts in Avalon Beach. The cohort aged 85 and above is projected to increase dramatically by 618 people (184%), from 335 to 954 individuals. This aging population trend is evident with those aged 65 and above comprising all of the projected growth. Conversely, the cohorts aged 25-34 and 0-4 are expected to experience population declines.