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

As of Nov 2025, the population of the Avoca Beach statistical area (Lv2) is estimated at around 4765 people. This reflects an increase of 57 people since the 2021 Census, which reported a population of 4708 people. The change is inferred from AreaSearch's estimate of the resident population as 4759 following examination of the latest ERP data release by the ABS in June 2024 and an additional 21 validated new addresses since the Census date. This level of population equates to a density ratio of 1073 persons per square kilometer, which is relatively in line with averages seen across locations assessed by AreaSearch. The Avoca Beach (SA2)'s growth rate of 1.2% since census positions it within 1.9 percentage points of the SA3 area's growth rate of 3.1%, demonstrating competitive growth fundamentals. Population growth for the area was primarily driven by overseas migration, contributing 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 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. Future population trends indicate lower quartile growth, with the area expected to grow by 97 persons to 2041 based on aggregated SA2-level projections, reflecting an increase of 1.6% in total over the 17 years.

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

AreaSearch analysis of ABS building approval numbers in Avoca Beach shows an average of around 23 new dwelling approvals annually over the past five financial years. This totals an estimated 119 homes. In FY-26 so far, 13 approvals have been recorded. Despite population decline, housing supply has remained adequate relative to demand, creating a balanced market with good buyer choice.

New homes are being built at an average expected construction cost value of $1,064,000, indicating a focus on the premium segment with upmarket properties. This financial year has seen $6.9 million in commercial development approvals, suggesting limited commercial development focus. Compared to Greater Sydney, Avoca Beach has slightly more development, 32.0% above the regional average per person over the past five years.

This maintains good buyer choice while supporting existing property values. However, building activity has slowed in recent years. New building activity comprises 72.0% detached houses and 28.0% townhouses or apartments, preserving the area's suburban nature with an emphasis on detached housing attracting space-seeking buyers. The location has approximately 349 people per dwelling approval, reflecting an established area. Future projections estimate Avoca Beach to add 75 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 that are likely to impact the area. Key projects include the 310 Terrigal Drive Residential Development, repeated four times in the original text.

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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. Its unemployment rate is 0.8%.

Over the past year, estimated employment growth was 3.3%. As of September 2025, 2,575 residents are employed while the unemployment rate is 3.4%, below Greater Sydney's rate of 4.2%. Workforce participation is 63.8%, similar to Greater Sydney's 60.0%. Leading industries include health care & social assistance, construction, and education & training.

Health care & social assistance has strong specialization at 1.3 times the regional level, while finance & insurance shows lower representation at 3.7% versus the regional average of 7.3%. Limited local employment opportunities are indicated by Census data comparing working population to resident population. Over a 12-month period ending in September 2025, employment increased by 3.3% alongside labour force growth of 3.4%, keeping unemployment stable at 3.4%. In comparison, Greater Sydney saw employment grow by 2.1%, labour force by 2.4%, with unemployment rising to 4.2%. State-level data from NSW as of 25-Nov-2025 shows employment contracted by 0.03% (losing 2,260 jobs), with the state unemployment rate at 3.9%. Nationally, the unemployment rate is 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project national employment 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 this is a simple extrapolation for illustrative purposes and does not account for localized population projections.

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

As per AreaSearch's latest postcode level ATO data released on 30 June 2023 for financial year 2023, the suburb of Avoca Beach's median income among taxpayers is $58,044, with an average of $85,891. This is higher than the national median and compares to Greater Sydney's median of $60,817 and average of $83,003. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates would be approximately $63,187 (median) and $93,501 (average) as of September 2025. According to the 2021 Census, household, family and personal incomes in Avoca Beach rank highly nationally, between the 71st and 86th percentiles. The earnings profile shows that the $1,500 - 2,999 bracket dominates with 29.6% of residents (1,410 people). Higher earners represent a substantial presence with 39.0% exceeding $3,000 weekly. Housing accounts for 14.6% of income while strong earnings rank residents within the 86th percentile for disposable income. The area's SEIFA income ranking places it in the 8th decile.

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

The dwelling structure in Avoca Beach, as per the latest Census, consisted of 86.7% houses and 13.3% other dwellings (semi-detached, apartments, 'other' dwellings). This contrasts with Sydney metro's 74.2% houses and 25.9% other dwellings. Home ownership in Avoca Beach stood at 39.3%, with mortgaged dwellings at 44.0% and rented ones at 16.7%. The median monthly mortgage repayment was $2,508, higher than Sydney metro's average of $2,150. The median weekly rent in Avoca Beach was $530, compared to Sydney metro's $400. Nationally, Avoca Beach's mortgage repayments were significantly higher at $2,508 versus 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%, with lone person households at 16.4% and group households making up 1.1%. The median household size is 2.8 people, higher than the Greater Sydney average of 2.5.

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

Educational attainment in Avoca Beach is notably higher than broader averages. Specifically, 34.2% of residents aged 15 and above have university qualifications, compared to 20.8% in the SA4 region and 25.7% in the SA3 area. Bachelor degrees are most common at 24.1%, followed by postgraduate qualifications (6.7%) and graduate diplomas (3.4%). Vocational credentials are also prevalent, with 36.0% of residents aged 15 and above holding such qualifications – advanced diplomas account for 14.2% and certificates for 21.8%.

Educational participation is 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

Analysis of public transport in Avoca Beach shows that there are currently 51 active transport stops operating. These stops offer a variety of bus services, with 21 individual routes providing a total of 295 weekly passenger trips. The accessibility to these transport services is rated as excellent, with residents typically located just 140 meters from the nearest stop.

On average, there are 42 trips per day across all routes, which equates to approximately five weekly trips per individual stop.

Avoca Beach's residents are extremely healthy with very low prevalence of common health conditions across all age groups

Analysis of health metrics shows strong performance throughout Avoca Beach. The prevalence of common health conditions across all age groups is very low. Approximately 61% of the total population (2,898 people) has private health cover, which is higher than the Greater Sydney average of 55.3%.

This compares to the national average of 55.7%. The most common medical conditions in the area are arthritis and asthma, impacting 7.1 and 6.4% of residents respectively. A total of 73.8% of residents declared themselves completely clear of medical ailments, compared to 64.8% across Greater Sydney. There are 20.2% of residents aged 65 and over (962 people), which is lower than the 24.5% in Greater Sydney. Health outcomes among seniors in Avoca Beach are particularly strong, performing even better than the general population in health metrics.

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 showed lower cultural diversity, with 79.7% born in Australia, 91.1% citizens, and 95.5% speaking English only at home. Christianity was the dominant religion, at 48.7%. Judaism was overrepresented at 0.3%, compared to Greater Sydney's 0.2%.

Top ancestral groups were English (33.4%), Australian (25.7%), and Irish (11.0%). Notable divergences included Welsh (0.9% vs regional 0.7%), 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, which is higher than Greater Sydney's average of 37 years and also exceeds the national average of 38 years. The age profile shows that individuals aged 55-64 years make up 14.4% of the population, while those aged 25-34 years constitute only 4.6%. Between 2021 and present, the percentage of individuals aged 15-24 has increased from 12.6% to 14.6%, and the percentage of those aged 75-84 has risen from 5.5% to 6.7%. Conversely, the percentage of individuals aged 25-34 has decreased from 6.7% to 4.6%. Looking ahead to 2041, demographic projections indicate significant shifts in Avoca Beach's age structure. The number of individuals aged 85 and above is projected to grow exceptionally, increasing by 162 people (179%) from 90 to 253. Notably, the combined age groups of 65 and above will account for 97% of total population growth, reflecting the area's aging demographic profile. Conversely, the age cohorts of 25-34 and 55-64 are expected to experience population declines.