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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
2021 Census | -- people
The median house price in Avalon Beach is $2.77m, with units at $1.24m. House values have moved -2.5% a year compounded over five years.
Curious about local property values? Filter the chart to assess the volume and appreciation (including resales) trends and regional comparisons, or scroll to the map below view this information at an individual property level.
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Avalon Beach has an estimated 10,238 residents, down from 10,379 at the 2021 Census — a change of 141 people, or 1.4%. That puts 1,988 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
Following assessment of ABS demographic adjustments for the region and address registrations validated by AreaSearch since the Census, the resident count for the suburb of Avalon Beach is projected to be approximately 10,238 in May 2026. This indicates a contraction of 141 individuals (1.4%) relative to the 2021 Census, which documented 10,379 residents. This shift is calculated from a base population of 10,221 estimated by AreaSearch using the latest ABS ERP release (June 2025) plus an additional 24 validated new addresses since the Census. Such a population size results in a density of 1,988 persons per square kilometer, exceeding the typical level observed across locations analysed nationally by AreaSearch.
Expansion in the resident count was heavily supported by international migration, which accounted for roughly 97.0% of all population additions recently. AreaSearch incorporates projections from the ABS and Geoscience Australia for every SA2 zone, published in 2024 using 2022 as the starting point. Where this data is unavailable, SA2 projections from the NSW State Government published in 2022 using 2021 as the starting point are utilized. Growth projections by age cohort from these datasets are applied to all locations for the period spanning 2032 to 2041. Looking at future demographic trends, projections indicate a contraction in the overall resident count, with the population of the suburb of Avalon Beach expected to decrease by 64 individuals by 2041 under this framework. Conversely, expansion is anticipated within particular age cohorts, led by those aged 85 and over, which is projected to rise by 648 individuals.
Frequently Asked Questions - Population
142 new dwellings have been approved in Avalon Beach over the past five years, an average of 28 a year. That is 2.8 approvals per 1,000 residents. Of the 29 dwellings approved in the latest reporting year, 72% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 7, well below that longer-run average. Figures come from ABS building approvals aggregated to this Suburb (SAL) boundary and are updated monthly as the ABS releases them.
Detail
Analysis of ABS building approvals allocated from regional data shows that Avalon Beach averages approximately 28 approved dwellings annually, with 142 residential builds approved during the last 5 financial periods (from FY-21 to FY-25) and 7 registered during the current FY-26. Because the population declined recently, this construction volume has been relatively sufficient, which benefits prospective buyers, and these new builds carry an average estimated value of $2,537,000, indicating a developer focus on high-end residential offerings. Additionally, commercial approvals of $128,000 were recorded this financial year, pointing to a heavily residential focus.
Avalon Beach records per-person construction volumes similar to Greater Sydney, maintaining a supply balance consistent with the wider metropolitan region. However, this pace falls below the national average, reflecting the established state of the local market and hinting at potential regulatory limitations on development. Detached houses constitute 72.0% of the new residential activity, while medium and high-density formats make up 28.0%, preserving a low-density suburban character that appeals to buyers seeking space. An average of 419 residents per dwelling approval highlights a mature marketplace. Given that the local population is projected to stabilize or contract, Avalon Beach is likely to experience less pressure on housing supply, which may open up opportunities for purchasers.
Frequently Asked Questions - Development
Development applications around Avalon Beach
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| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 2 current infrastructure and development projects inside Avalon Beach. A further 53 sit in the immediately surrounding suburbs, taking the tracked pipeline within reach of the area to $3.51 billion. 11 are already under construction and 11 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and sports & recreation. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Changes to infrastructure, major public projects, and planning choices can heavily influence local property markets. AreaSearch has identified a total of 2 projects that are expected to have an impact on the immediate area. Notable projects include the Avalon Beach Bike Facility, residential construction at 100 Hilltop Road, the Mona Vale Hospital Reconfiguration, and the Northern Beaches Coast Walk, with the following details highlighting those of greatest local relevance.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Avalon Beach Bike Facility
New bike parking and maintenance facility at Avalon Beach to support cycling infrastructure and encourage sustainable transport options. Community consultation completed with construction expected to begin in 2025.
100 Hilltop Road House Construction
Construction of a new house at 100 Hilltop Road, Avalon Beach. Development application DA2025/0448 with construction value of $1,003,997.
Newport Surf Life Saving Club Alterations and Additions
Alterations and additions to the heritage-listed Newport Surf Life Saving Club building, featuring a new contemporary northern extension, modern training rooms, a lift, and enhanced community amenities. The project also encompasses critical coastal protection infrastructure, including a buried seawall to mitigate ongoing beach erosion risks. Planning approval was determined by the Sydney North Planning Panel.
Snappermans, Palm Beach
Luxury residential and retail shop-top development named 'Snappermans' by IPM Property, designed by Koichi Takada Architects. The NSW Land and Environment Court approved the four-storey mixed-use development, which includes five luxury apartments and two ground-floor retail tenancies.
Kenza Newport
A boutique development of thirteen luxury, home-sized apartments with lift access, designed for downsizers. The project features state-of-the-art design, superior craftsmanship, and is located near Pittwater and local amenities. It is a part two, part three-storey residential building with basement carparking.
Palm Beach Shop-Top Housing (Former General Store site)
Court-approved mixed-use (shop-top housing) replacing the former Palm Beach General Store site opposite Palm Beach Wharf. Final scheme reduced during proceedings from 7 to 5 apartments above ground-floor retail with basement parking. Community opposition focused on height, heritage setting next to Barrenjoey House, and streetscape impacts. As of early 2025, works had not commenced.
Palm Beach Rock Pool Renewal
Renewal and upgrade of the historic Palm Beach rock pool including structural improvements, accessibility enhancements, and safety upgrades. Community consultation completed.
IPM Ocean Road Newport
Boutique luxury apartment development by IPM Property on Ocean Road, Newport, on a site formerly occupied by two residential homes. IPM intends to seek development approval for a limited number of high-end three-bedroom apartments targeting local downsizers and owner-occupiers on the Northern Beaches. The project forms part of IPM's broader Northern Beaches pipeline.
5,467 residents of Avalon Beach are employed, from a labour force of 5,673. Unemployment sits at 3.6%, with participation at 66.3%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.0% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 8,747, about 85% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
Avalon Beach has a highly qualified labor force, featuring a strong concentration in technology occupations, a low unemployment rate of 3.6%, and estimated annual employment growth of 0.7% based on AreaSearch regional data aggregation. In March 2026, there were 5,467 working residents, and the local jobless rate sat 0.5% lower than the 4.1% recorded across Greater Sydney, while labor force participation was somewhat low at 66.3% compared to 69.1% across the metropolitan area. Census records indicate that a substantial 47.5% of employed residents worked from home, though this figure may reflect pandemic-related restrictions.
Local workers are principally employed in professional and technical services, construction, and health care and social assistance. The construction sector shows a particularly high concentration, employing workers at 1.4 times the metropolitan average rate. By contrast, public administration and safety is underrepresented, accounting for 3.0% of the local workforce compared to 5.7% across Greater Sydney. The highly residential character of the locality appears to restrict local employment opportunities, as seen when comparing the number of working residents to local job counts. AreaSearch analysis of SALM and ABS data for the broader region indicates that the 12-month period experienced a 0.7% rise in employed residents alongside a 1.4% increase in the labor force, causing the unemployment rate to lift by 0.6 percentage points. For comparison, Greater Sydney recorded employment growth of 1.9% and labor force growth of 1.9%, while its unemployment rate shrank slightly. National employment projections from May-25 by Jobs and Skills Australia help illustrate prospective trends in Avalon Beach. These projections, spanning five and ten years, are applied to the local workforce structure to model future growth. While employment nationally is projected to rise by 6.6% over five years and 13.7% over ten years, trends vary widely by industry. Applying these sectoral forecasts to the local employment distribution suggests that local employment could grow by 7.0% over five years and 14.0% over ten years.
Frequently Asked Questions - Employment
Median household income in Avalon Beach is $2,481 a week (about $129,000 a year), with median personal income at $995 a week. ATO records put median taxable income at $52,566 a year against an average of $118,290. The average runs 125% above the median, a wider spread than most areas and a sign of a concentrated group of high earners. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Taxpayer income levels in the suburb of Avalon Beach are exceptionally high on a national scale, based on ATO statistics compiled by AreaSearch for the 2023 financial year. The median taxpayer income is $52,566 and the average income is $118,290, which contrasts with Greater Sydney figures of $60,817 and $83,003 respectively. Adjusting for a 10.32% rise in the Wage Price Index since the 2023 financial year, current estimates point to a median income of roughly $57,991 and an average income of $130,498 as of March 2026. Census statistics show household, family, and individual incomes all ranking in the upper tier nationally, placing between the 78th and 90th percentiles.
Income distribution is led by the $4,000 and over weekly bracket, which contains 30.4% of residents (3,112 people), unlike the broader metropolitan area where the $1,500 - $2,999 bracket is largest at 30.9%. Affluence is notable, with 42.6% of households earning more than $3,000 weekly, which underpins premium retail and service businesses. High housing costs account for 15.9% of income, yet strong earnings keep disposable income in the 89th percentile, and the SEIFA index ranks the area in the 9th decile for income.
Frequently Asked Questions - Income
Avalon Beach had 3,561 occupied dwellings at the 2021 Census, 81% detached houses and 14% apartments. 38% are owned with a mortgage, 16% rented and 46% owned outright. At that Census the median rent was $700 a week and the median mortgage repayment $3,250 a month, a total housing cost higher than 91% of areas nationally. Rent absorbs 28.2% of household income here and mortgage repayments 30.2%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential dwelling types in Avalon Beach at the time of the latest Census consisted of 81.4% detached houses and 18.6% alternative structures like townhouses and apartments, compared to 55.9% houses and 44.1% alternative structures across metropolitan Sydney. Home ownership rates were significantly higher than the metropolitan average at 46.2%, while the remaining properties were held with a mortgage (38.1%) or occupied by tenants (15.7%). The median monthly mortgage payment of $3,250 was much higher than the Sydney metropolitan average of $2,427, and the median weekly rent was $700 compared to the metropolitan median of $470.
On a national basis, Avalon Beach mortgage commitments exceed the Australian average of $1,863, and rent levels are well above the national median of $375.
Frequently Asked Questions - Housing
Avalon Beach counted 3,561 households at the 2021 Census, averaging 2.8 people each. 39% are couples with children, more than in 78% of areas nationally, against 29% couples without children. 20% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the vast majority of households at 78.6%, consisting of couples with children at 39.4%, couples without children at 29.4%, and single-parent households at 9.1%. The remaining 21.4% consists of non-family households, which are dominated by single-person dwellings at 20.0% alongside group households at 1.6%. The median household occupancy is 2.8 people, which is slightly above the Greater Sydney average of 2.7.
Frequently Asked Questions - Households
38.1% of adults in Avalon Beach hold a university qualification, including 26.2% with a bachelor degree and 8.7% with postgraduate qualifications, higher than 95% of areas nationally. A further 18.8% hold a vocational qualification. 4 schools serve the area, with 1,837 enrolment places and an average ICSEA of 1,100 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
The educational profile of the area is highly distinguished within the region, with tertiary qualification rates sitting at 38.1% of residents aged 15 and over, compared to the Australian average of 30.4% and the NSW average of 32.2%. Bachelor degrees represent the most common qualification at 26.2%, followed by postgraduate degrees at 8.7% and graduate diplomas at 3.2%. Technical and vocational qualifications are also common, with 33.1% of residents aged 15 and over holding credentials such as advanced diplomas (14.3%) or certificates (18.8%). Engagement in education is high, with 30.5% of the population enrolled in a course of study.
This includes 10.8% attending primary school, 9.4% in high school, and 4.5% enrolled in higher education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Avalon Beach reaches 97 stops on 36 routes, timetabled for about 2,300 services a week. The typical home sits about 150 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.7 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
Public transport services in Avalon Beach include 97 active stops, consisting of bus services. These stops are served by 36 different routes, which together provide 2,275 passenger services each week. Access to transport is rated as excellent, with residents living an average of 145 meters from their closest stop. As a major residential enclave, the majority of working residents travel outside the suburb, with private vehicles remaining the primary commute mode at 88%, while 6% walk. Vehicle ownership rates stand at 1.7 per household, which is higher than the regional average.
A significant 47.5% of employed residents worked from home according to the 2021 Census, which may reflect pandemic-era workplace changes. Services average 325 daily trips across the transit network, which translates to roughly 23 weekly services for each transit stop.
Frequently Asked Questions - Transport
Transport Stops Detail
73.9% of residents in Avalon Beach report no long-term health condition, a healthier profile than 95% of areas nationally. 3.3% need daily assistance with core activities, and 73.5% hold private health cover. The standardised death rate runs at 3.6 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Health measures in Avalon Beach reflect excellent outcomes, with AreaSearch assessments indicating low rates of mortality and chronic diseases across all age cohorts. Private health insurance coverage is exceptionally high, held by approximately 74% of the population (7,524 people), compared to 59.9% in Greater Sydney and a national average of 55.7%. Arthritis and asthma are the most common chronic conditions, affecting 7.3% and 6.5% of residents respectively. Conversely, 73.9% of the population reported no chronic conditions, compared to 74.6% in Greater Sydney. Residents aged 65 and over make up 26.5% of the population (2,713 people), which is higher than the Greater Sydney average of 15.5%.
Senior residents display very positive health outcomes, with national standings matching those of the broader community.
Frequently Asked Questions - Health
Avalon Beach is largely Australian-born, at 75.9% of residents, with 6.5% speaking a language other than English at home. The largest reported ancestries are English (34.4%) and Australian (23.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Avalon Beach shows cultural diversity levels similar to the regional average, with 75.9% of residents born in Australia, 91.0% holding citizenship, and 93.5% speaking only English at home. Christianity is the primary religious affiliation, representing 41.6% of residents. The most noticeable relative concentration is in Judaism, which accounts for 0.4% of the local population, compared to 0.8% across Greater Sydney. Looking at ancestral backgrounds, the three most common heritages are English at 34.4% of the population, which is much higher than the regional average of 19.0%, Australian at 23.7%, which is also well above the regional average of 17.8%, and Irish at 10.3%.
Other distinct ethnic representation includes French ancestry at 1.0% of the population (compared to 0.5% regionally), Scottish at 9.4% (compared to 4.8% regionally), and Welsh at 0.7% (compared to 0.4% regionally).
Frequently Asked Questions - Diversity
The median resident of Avalon Beach is 46, older than 82% of areas nationally. 19.0% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
The median age in Avalon Beach is 46 years, which is higher than the Greater Sydney average of 37 and the national median of 38. Compared to the Greater Sydney distribution, the 65 to 74 age bracket is overrepresented at 13.0%, while the 25 to 34 age bracket is underrepresented at 5.3%. Since the 2021 Census, the 75 to 84 age group has increased from 6.2% to 9.7% of the population, and the 15 to 24 age bracket has risen from 11.9% to 13.7%. Meanwhile, the 5 to 14 age group declined from 14.4% to 12.9%, and the 35 to 44 age bracket fell from 11.0% to 9.6%.
Demographic projections for 2041 point to significant changes, with the cohort aged 85 and over expected to rise by 605 people (156%) from 389 to 995. The aging profile is evident as residents aged 65 and over account for the entirety of the projected growth, while the 25 to 34 and 55 to 64 brackets are projected to experience declines.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Avalon Beach
8 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the Suburb (SAL) boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 8 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 3 sections | ||
| Infrastructure projects | Infrastructure Australia, State agencies, Local governments Daily | Jul 2025 about a year ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated Jul 2025. | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data — 24 validated new addresses here. The headline figure is therefore a current estimate for May 2026, not a 2021 count (10,379 at the 2021 Census → 10,238 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (SAL10112). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.