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

The population of Avoca Beach, as estimated by AreaSearch based on analysis of ABS population updates and new addresses validated since June 2024, is approximately 4,761 as of November 2025. This figure represents an increase from the 2021 Census count of 4,708 people, marking a growth of 53 individuals (1.1%). The estimated resident population was derived by AreaSearch following examination of the latest ERP data release by the ABS and validation of additional 21 new addresses since the Census date. This results in a population density ratio of 1,072 persons per square kilometer, comparable to averages observed across locations assessed by AreaSearch. Avoca Beach's growth rate since the census is within 1.2 percentage points of the SA3 area (2.3%), indicating competitive growth fundamentals. Overseas migration accounted for approximately 64.0% of overall population gains during recent periods in the suburb of Avoca Beach.

For future population projections, AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area released in 2024 with a base year of 2022. Where data is not available at the SA2 level, NSW State Government's SA2-level projections released in 2022 with a base year of 2021 are utilized. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. According to aggregated SA2-level projections, the suburb is expected to grow by 97 persons by 2041, reflecting a total increase of approximately 1.7% over the 17-year period.

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 in Avoca Beach shows an average of around 21 new dwelling approvals annually over the past 5 financial years, totalling an estimated 107 homes. So far in FY-26, 9 approvals have been recorded. The area has experienced population decline, yet housing supply has remained adequate relative to demand, creating a well-balanced market with good buyer choice. New homes are being built at an average value of $1,064,000, indicating a focus on the premium segment with upmarket properties.

This financial year, $7.3 million in commercial development approvals have been recorded, suggesting limited commercial development focus. Compared to Greater Sydney, Avoca Beach has slightly more development (19.0% above regional average per person over the 5 year period), maintaining good buyer choice while supporting existing property values. New building activity shows 82.0% detached houses and 18.0% townhouses or apartments, preserving the area's suburban nature with an emphasis on detached housing attracting space-seeking buyers.

The location has approximately 248 people per dwelling approval, indicating a low density market. Population forecasts indicate Avoca Beach will gain 79 residents through to 2041 (from the latest AreaSearch quarterly estimate). With current construction levels, housing supply should adequately meet demand, creating favourable conditions for buyers while potentially enabling growth that exceeds current forecasts.

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

No factors impact an area's performance more than changes to local infrastructure, major projects, and planning initiatives. AreaSearch has identified zero projects that could potentially affect this area. Key projects include the 310 Terrigal Drive Residential Development, repeated four times in the original text. The following list details those projects considered most relevant.

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

Avoca Beach has a well-educated workforce with professional services strongly represented. The unemployment rate is 0.8% and there was an estimated employment growth of 2.7% in the past year, according to AreaSearch's aggregation of statistical area data.

As of June 2025, 2,546 residents are employed while the unemployment rate is 3.4% lower than Greater Sydney's rate of 4.2%. Workforce participation is at 63.8%, slightly higher than Greater Sydney's 60.0%. The leading employment industries among residents include health care & social assistance, construction, and education & training. Health care & social assistance shows particularly strong specialization with an employment share of 1.3 times the regional level.

Conversely, finance & insurance has lower representation at 3.7% compared to the regional average of 7.3%. The area appears to offer limited local employment opportunities as indicated by the count of Census working population versus resident population. In the 12-month period ending June 2025, employment increased by 2.7% and labour force grew by 2.8%, resulting in a slight rise in unemployment rate by 0.1 percentage points. For comparison, Greater Sydney recorded employment growth of 2.6%, labour force growth of 2.9%, with unemployment rising by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 suggest potential future demand within Avoca Beach. These projections indicate national employment should expand by 6.6% over five years and 13.7% over ten years, but growth rates differ significantly between industry sectors. 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 weighting 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

In AreaSearch's latest postcode level ATO data released for financial year ended June 2022, Avoca Beach's median income among taxpayers is $58,044. The average income in the area is $85,891. Nationally, these figures are high compared to Greater Sydney's median of $56,994 and average of $80,856. Based on Wage Price Index growth of 12.61% since financial year ended June 2022, current estimates for Avoca Beach would be approximately $65,363 (median) and $96,722 (average) as of September 2025. According to the 2021 Census, household incomes in Avoca Beach rank between the 71st and 86th percentiles nationally. The most common income bracket is $1,500 - $2,999, with 29.6% of residents (1,409 people) falling into this category. Higher earners are also present in significant numbers, with 39.0% exceeding $3,000 weekly. Housing expenses account for 14.6% of income, and residents rank highly for disposable income at the 86th percentile. 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

Avoca Beach's dwelling structures, as per the latest Census, consisted of 86.7% houses and 13.3% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting 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. 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 Australia's 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 constitute 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 comprise the remaining 17.0%, with lone person households at 16.4% and group households at 1.1%. The median household size is 2.8 people, which is larger 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

Avoca Beach has a notably high level of educational attainment among its residents aged 15 and above, with 34.2% holding university qualifications compared to the broader SA4 region's 20.8% and the SA3 area's 25.7%. This indicates a significant educational advantage for the area, which is beneficial for knowledge-based opportunities. Bachelor degrees are most prevalent at 24.1%, followed by postgraduate qualifications at 6.7% and graduate diplomas at 3.4%. Vocational credentials are also prominent, with 36.0% of residents aged 15 and above holding such qualifications, including advanced diplomas (14.2%) and certificates (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. Avoca Beach Public School serves the local educational needs within Avoca Beach, with an enrollment of 455 students as of a specific date. The school focuses exclusively on primary education, with secondary options available in surrounding areas. School places per 100 residents stand at 9.6, which is below the regional average of 15.9, suggesting some students may attend schools in adjacent areas due to limited local capacity.

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

Avoca Beach has 50 active public transport stops, all of which are bus stops. These stops are served by 21 different routes that together facilitate 310 weekly passenger trips. The transport accessibility is rated excellent with residents on average located 140 meters from the nearest stop.

On average, there are 44 trips per day across all routes, equating to approximately 6 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 with very low prevalence of common health conditions across all age groups. The rate of private health cover is exceptionally high at approximately 61% of the total population (2,895 people), compared to 54.7% across Greater Sydney and a national average of 55.3%. The most common medical conditions in the area are arthritis and asthma, impacting 7.1 and 6.4% of residents respectively, while 73.8% of residents declare themselves completely clear of medical ailments compared to 64.8% across Greater Sydney.

The area has 20.1% of residents aged 65 and over (956 people), which is lower than the 24.5% in Greater Sydney. Health outcomes among seniors 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 had a low level of cultural diversity, with 79.7% of its population born in Australia and 91.1% being citizens. English was spoken at home by 95.5% of the population. Christianity was the dominant religion, practiced by 48.7% of Avoca Beach residents.

Judaism, however, was slightly overrepresented compared to Greater Sydney, making up 0.3% of the population. The top three ancestry groups were English (33.4%), Australian (25.7%), and Irish (11.0%). Notable differences in ethnic group representation included Welsh at 0.9%, French at 0.8%, and Russian at 0.5%.

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

The median age in Avoca Beach is 43 years, which is higher than Greater Sydney's average of 37 years and exceeds the national average of 38 years. The age profile shows that individuals aged 55-64 make up 14.4% of the population, while those aged 25-34 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%. By 2041, demographic projections indicate significant shifts in Avoca Beach's age structure. The number of individuals aged 85 and above is projected to grow by 162 people (an increase of 180%), rising from 90 to 253. Notably, the combined age groups of 65 and above will account for 96% of total population growth, reflecting Avoca Beach's aging demographic profile. Conversely, the populations aged 25-34 and 55-64 are expected to decline.