Avoca Beach

Avoca 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 ABS population updates for the broader area, and new addresses validated by AreaSearch, as of May 2026 the suburb of Avoca Beach's population is estimated at around 4,809 people. This reflects an increase of 101 people (2.1%) since the 2021 Census, which reported a population of 4,708 people. The change is inferred from the resident population of 4,761, estimated by AreaSearch following examination of the latest ERP data release by the ABS in June 2025, and an additional 46 validated new addresses since the Census date. This level of population equates to a density ratio of 1,083 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. Avoca Beach's 2.1% growth since census positions it within 0.5 percentage points of the SA3 area (2.6%), demonstrating competitive growth fundamentals. Population growth for the suburb was primarily driven by overseas migration that contributed approximately 64.0% 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. As future population trends are examined, lower quartile growth of statistical areas analysed by AreaSearch is anticipated. The suburb is expected to grow by 65 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 0.3% in total over the 16 years.

Residential development activity is lower than average in Avoca Beach according to AreaSearch's national comparison of local real estate markets

AreaSearch analysis of ABS building approval numbers allocated from statistical area data indicates Avoca Beach averaged around 23 new dwelling approvals annually over the past five financial years, totalling an estimated 118 homes. As of FY-26 so far, 14 approvals have been recorded. Despite population decline in the area, housing supply has remained adequate relative to demand, creating a well-balanced market with good buyer choice. The average value of new homes being built is $1,064,000, indicating a developer focus on the premium segment with upmarket properties.

This financial year, $6.9 million in commercial development approvals have been recorded, suggesting limited commercial development focus. Compared to Greater Sydney, Avoca Beach has slightly more development, maintaining good buyer choice while supporting existing property values. However, building activity has slowed in recent years.

New building activity shows 76% detached houses and 24% townhouses or apartments, preserving the area's suburban nature with an emphasis on detached housing attracting space-seeking buyers. The location has approximately 270 people per dwelling approval, indicating a low density market. Future projections show Avoca Beach adding 17 residents by 2041 (from the latest AreaSearch quarterly estimate). Based on current development patterns, new housing supply should readily meet demand, offering good conditions for buyers and potentially facilitating population growth beyond current projections.

Avoca Beach has moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

No infrastructure projects have been identified by AreaSearch as likely impacting the area. Key projects include Aria Terrigal, Terrigal Boardwalk and Rockpool Restoration, Terrigal Public School Upgrade, and Crowne Plaza Terrigal Pacific Hotel Refurbishment.

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

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The exceptional employment performance in Avoca Beach places it among Australia's strongest labour markets

Avoca Beach has an educated workforce with professional services well represented. The unemployment rate was 0.7% in the past year, with estimated employment growth of 3.8%. As of December 2025, 2606 residents were employed, while the unemployment rate was 3.4%, lower than Greater Sydney's 4.2%.

Workforce participation was similar to Greater Sydney's 68.8%. A high 41.7% worked from home, possibly due to Covid-19 lockdowns. Leading industries included health care & social assistance, construction, and education & training, with healthcare showing strong specialization at 1.3 times the regional level. Finance & insurance had lower representation at 3.7%.

The area offers limited local employment opportunities. Over a 12-month period ending in May-25, employment increased by 3.8% alongside labour force growth of 3.8%, keeping unemployment stable at 4.0%. National employment forecasts from Jobs and Skills Australia project growth of 6.6% over five years and 13.7% over ten years. Applying these projections to Avoca Beach's employment mix suggests local employment should increase by 7.2% over five years and 14.7% over ten years, though these are illustrative extrapolations.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

AreaSearch released postcode level ATO data for financial year 2023. Avoca Beach had a median taxpayer income of $58,044 and an average of $85,891. Nationally, these figures are extremely high compared to Greater Sydney's median of $60,817 and average of $83,003. By March 2026, estimates suggest a median income of approximately $64,034 and an average of $94,755 based on Wage Price Index growth of 10.32%. The 2021 Census showed Avoca Beach's household, family, and personal incomes ranked highly nationally, between the 71st and 86th percentiles. The earnings profile revealed that 29.6% of residents (1,423 people) earned between $1,500 - 2,999 weekly, reflecting regional patterns. Notably, 39.0% exceeded $3,000 weekly, indicating strong purchasing power. Housing accounted for 14.6% of income, with residents ranking in the 86th percentile for disposable income. The area's SEIFA income ranking placed it in the 8th decile.

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

In Avoca Beach, as per the most recent Census, 86.7% of dwellings were houses with the remaining 13.3% consisting of semi-detached homes, apartments, and other types. This contrasts with Sydney metropolitan area's figures of 55.9% houses and 44.1% other dwellings. Home ownership in Avoca Beach stood at 39.3%, with mortgaged properties at 44.0% and rented dwellings at 16.7%. The median monthly mortgage repayment was $2,508, exceeding Sydney metro's average of $2,427. Weekly rent median was $530 compared to Sydney metro's $470. Nationally, Avoca Beach's mortgage repayments were higher than the Australian average of $1,863 and rents were substantially above the national figure of $375.

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

Family households comprise 83.0% of all households, including 40.6% couples with children, 30.4% couples without children, and 11.4% single parent families. Non-family households account for 17.0%, made up of lone person households at 16.4% and group households comprising 1.1%. The median household size is 2.8 people, larger than the Greater Sydney average of 2.7.

Educational achievement in Avoca Beach places it within the top 10% nationally, reflecting strong academic performance and high qualification levels across the community

Avoca Beach has a notably high level of educational attainment among its residents aged 15 and above, with 34.2% holding university qualifications. This is significantly higher than the broader SA4 region's 20.8% and the SA3 area's 25.7%. The area's strong educational advantage suggests it is well-positioned for knowledge-based opportunities. Bachelor degrees are the most common, held by 24.1% of residents, followed by postgraduate qualifications at 6.7% and graduate diplomas at 3.4%.

Vocational credentials are also prevalent, with 36.0% of residents aged 15 and above holding them. This includes advanced diplomas (14.2%) and certificates (21.8%). Educational participation is particularly high in Avoca Beach, with 32.6% of residents currently enrolled in formal education. This includes 10.9% in primary education, 9.9% in secondary education, and 4.9% pursuing tertiary education.

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

Avoca Beach has 51 active public transport stops, all of which are bus stops. These stops are served by 21 different routes that together facilitate 295 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically living within 140 meters of the nearest stop. Most residents commute outwards from Avoca Beach, and car remains the dominant mode of transportation at 92%. On average, there are 1.8 vehicles per dwelling, which is higher than the regional average. According to the 2021 Census, a high percentage of residents work from home (41.7%), which may be due to COVID-19 conditions.

The service frequency averages 42 trips per day across all routes, resulting in approximately five weekly trips per individual stop.

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

Avoca Beach shows excellent health outcomes according to AreaSearch's assessment. Mortality rates and chronic condition prevalence are very low across all age groups.

Private health cover is exceptionally high at approximately 61% of the total population (2,924 people), compared to the national average of 55.7%. The most common medical conditions are arthritis and asthma, affecting 7.1 and 6.4% of residents respectively. 73.8% of residents declare themselves completely clear of medical ailments, slightly lower than Greater Sydney's 74.6%. Working-age residents have low chronic condition prevalence. The area has a higher proportion of seniors aged 65 and over at 20.6% (990 people), compared to Greater Sydney's 15.5%. Health outcomes among seniors are strong, broadly in line with national rankings.

Avoca Beach ranks below the Australian average when compared to other local markets across a number of language and cultural background related metrics

Avoca Beach, as per the census data from June 2016, showed a lower than average cultural diversity. The majority of its population, 79.7%, was born in Australia, with 91.1% being Australian citizens and 95.5% speaking English at home exclusively. Christianity emerged as the predominant religion, accounting for 48.7% of Avoca Beach's population.

Notably, Judaism, though a minority, was overrepresented compared to Greater Sydney, making up 0.3% versus 0.8%. In terms of ancestry, English heritage was prominent at 33.4%, significantly higher than the regional average of 19.0%. Australian and Irish heritages were also notably high at 25.7% and 11.0% respectively, surpassing their respective regional averages of 17.8% and 6.0%. Other ethnic groups with notable divergences include Welsh (0.9% vs 0.4%), French (0.8% vs 0.5%), and Russian (0.5% vs 0.4%).

Avoca Beach hosts a notably older demographic compared to the national average

The median age in Avoca Beach is 43 years, significantly higher than Greater Sydney's average of 37 years and the national average of 38 years. The age profile shows that those aged 55-64 make up 14.6%, while those aged 25-34 constitute only 4.6%. Between 2021 and present, the 15 to 24 age group has increased from 12.6% to 15.0%, and the 75 to 84 cohort has grown from 5.5% to 6.8%. Conversely, the 25 to 34 age group has declined from 6.7% to 4.6%, and the 45 to 54 age group has decreased from 15.8% to 14.7%. By 2041, demographic projections indicate that the 85+ age cohort will grow exceptionally, increasing by 139 people (138%) from 100 to 240. Notably, the combined 65+ age groups are expected to account for 93% of total population growth, reflecting Avoca Beach's aging demographic profile. Conversely, the 25 to 34 and 15 to 24 cohorts are projected to experience population declines.