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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 Avoca Beach is $1.68m, with units at $1.51m. House values have moved 1.0% 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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Sales Detail
Avoca Beach has an estimated 4,805 residents, up from 4,708 at the 2021 Census — a change of 97 people, or 2.1%. That puts 1,082 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
Drawing on ABS updates across the surrounding region alongside post-Census address validations by AreaSearch, the suburb of Avoca Beach has reached an estimated population of approximately 4,805 by Aug 2026. This represents a gain of 97 people (2.1%) from the 4,708 residents recorded at the 2021 Census. This adjustment stems from an ERP figure of 4,759 calculated by AreaSearch using the June 2025 ABS release, coupled with 44 validated new addresses recorded since the Census. Consequently, population density stands at 1,082 persons per square kilometer, aligning closely with typical benchmarks recorded across AreaSearch locations.
The suburb of Avoca Beach saw a 2.1% post-Census increase, tracking within 0.6 percentage points of the broader SA3 area (2.7%) and indicating solid demographic momentum. Net overseas arrivals served as the primary growth catalyst, generating roughly 64.0% of recent population additions. Projections generated by ABS and Geoscience Australia, published in 2024 using 2022 as their starting baseline, underpin the SA2 modelling used by AreaSearch, while any unrepresented SA2 areas draw upon NSW State Government datasets released in 2022 using a 2021 baseline. Age-specific trajectory rates from these sources are likewise integrated for all locations between 2032 and 2041. Over the longer term, the suburb of Avoca Beach is tracking towards the lower quartile of national statistical divisions, with aggregated SA2 figures pointing to an expansion of 66 persons by 2041, which corresponds to an overall 16-year increase of 0.4%.
Frequently Asked Questions - Population
132 new dwellings have been approved in Avoca Beach over the past five years, an average of 26 a year. That is 7.4 approvals per 1,000 residents. Of the 34 dwellings approved in the latest reporting year, 79% were detached houses and the rest townhouses or apartments. Approvals are currently running at an annualised 62, running ahead of 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
According to AreaSearch evaluations of ABS building consent records mapped across local statistical boundaries, Avoca Beach maintains an average of approximately 26 residential approvals annually, totaling an estimated 132 approvals across the prior 5 financial years (from FY-21 through FY-25), with 62 logged to date in FY-25. Amid recent population contraction, new residential creation appears well-matched to demand, providing adequate options for buyers. The mean construction value of newly permitted dwellings sits at $600,000, moderately higher than broader regional standards and pointing to superior build standards. Furthermore, non-residential approvals amounting to $6.9 million were recorded in the current financial year, reinforcing the predominantly residential environment.
Per-capita construction output in Avoca Beach exceeds Greater Sydney levels by 100.0%, expanding purchasing alternatives. Detached residences constitute 79.0% of recently approved dwellings, while townhouses and apartments account for 21.0%, preserving the suburban fabric with spacious options for family living. The presence of roughly 120 people per dwelling approval reflects a low-density residential market. Based on the most recent quarterly figures from AreaSearch, forward-looking forecasts indicate an increase of 20 residents in Avoca Beach by 2041. Continuing building trends indicate that forthcoming residential supply should comfortably satisfy requirements, maintaining favorable conditions for purchasers and potentially enabling population increases above existing projections.
Frequently Asked Questions - Development
Development applications around Avoca Beach
Loading development applications…
| Lodged | Address | Description | Type | Distance | Status |
|---|
SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 25 current infrastructure and development projects close to Avoca Beach, worth an estimated $394 million. 4 are already under construction and 3 are due for completion within three years. The pipeline spans sports & recreation, environmental & disaster management and transport & logistics. 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
Local capital expenditure and planning developments carry significant influence over area growth and performance. Across Avoca Beach, no major projects have been recorded by AreaSearch as having a direct local impact. Key initiatives in adjacent areas encompass 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.
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
Green Point Shopping Village Expansion
Approved expansion and refurbishment of Green Point Shopping Village including additional retail tenancies, upgraded public amenities, improved parking and site improvements. No evidence of construction commencement was identified from official sources as of July 2026.
Frost Reserve Upgrades
Central Coast Council is delivering major sports and community recreation upgrades at Frost Reserve in Kincumber. The project includes a modern 750sqm regional skate park, a new 370sqm sports amenities building with accessible changerooms, canteen, and storage, upgraded car parking facilities, and enhanced sports field lighting.
12 Kurrawyba Avenue Shop Top Housing
Four-storey mixed-use shop-top housing proposal comprising ground-floor retail (5 premises), 10 residential apartments over three levels, basement parking (~19 spaces) and a communal rooftop terrace at the western gateway to Terrigal village. DA lodged for 12 and 12A Kurrawyba Avenue and currently under assessment by Central Coast Council.
92-98 Terrigal Esplanade Shop-top Housing (Mixed Use)
Four-storey shop-top housing development opposite Terrigal Beach with 12 apartments above ground-floor retail (approx. 364 sqm), basement parking for 28 vehicles, and demolition of existing two-storey retail strip at the corner of Campbell Crescent.
Wamberal Community Park Upgrade
Major upgrade to Wamberal Community Park including new playground equipment, improved sports facilities, additional parking, and enhanced landscaping. The project aims to provide better recreational facilities for the growing local community.
Wamberal Road Hazard Reduction Works
Road safety improvement works along Wamberal Road including installation of safety barriers, improved signage, line marking upgrades, and vegetation clearing to enhance sight lines. The project addresses identified accident black spots.
Wamberal Bus Interchange Upgrade
Modernization of Wamberal bus interchange with improved passenger facilities, real-time information displays, weather protection, and better accessibility features. The upgrade supports the expanded Central Coast bus network.
Central Coast Highway and Tumbi Road Intersection Upgrade
The Australian Government and NSW Government are investing $65.5 million to upgrade the Central Coast Highway and Tumbi Road intersection. The project will replace the existing roundabout with traffic lights, improve traffic flow and safety for 26,000 daily motorists, and include improved walking and cycling connections.
2,632 residents of Avoca Beach are employed, from a labour force of 2,654. Unemployment sits at 0.8%, with participation at 68.8%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.2% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,926, about 82% 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
The local labour pool in Avoca Beach is highly credentialed, featuring strong representation in professional sectors, an unemployment rate of merely 0.8%, and a 3.6% estimated lift in job numbers over the preceding year according to AreaSearch statistical aggregations. By March 2026, employed locals numbered 2,632, while local unemployment registered 3.3% lower than the Greater Sydney benchmark of 4.1%, with workforce participation matching the 68.9% observed across Greater Sydney. Census records showed that 41.7% of employed residents conducted their work from home, though conditions surrounding Covid-19 lockdowns must be acknowledged.
Health care & social assistance, construction, as well as education & training represent the primary industries employing local residents. Concentration in health care & social assistance is particularly pronounced, with participation standing at 1.3 times the regional average. Conversely, finance & insurance exhibits lower involvement, engaging 3.7% of workers relative to the 7.3% regional benchmark. Comparison of resident counts against local Census workplace figures indicates that this largely residential setting provides relatively few jobs within its borders. Based on AreaSearch synthesis of SALM and ABS figures aggregated from regional areas, both employment and the overall labour pool expanded by 3.6% in the 12 months leading to March 2026, maintaining a stable jobless rate. In Greater Sydney, by contrast, jobs grew by 1.9%, the workforce expanded by 1.9%, and unemployment declined slightly. National industry forecasts published by Jobs and Skills Australia as of Mar-26 provide additional context regarding forward workforce demand in Avoca Beach. Applying these national projections—which anticipate 6.6% job growth over five years and 13.7% over ten years across varying industries—against the local sector distribution indicates potential employment growth for Avoca Beach of 7.2% across five years and 14.7% over a decade (utilising an illustrative weighting method that excludes localized population adjustments).
Frequently Asked Questions - Employment
Median household income in Avoca Beach is $2,358 a week (about $123,000 a year), with median personal income at $927 a week. ATO records put median taxable income at $58,044 a year against an average of $85,891. The average runs 48% 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
Taxation records compiled by the ATO at postcode level and published by AreaSearch for financial year 2023 show median taxpayer earnings in the suburb of Avoca Beach at $58,044 alongside a mean of $85,891, positioning the area well above national standards and comparing with Greater Sydney's median of $60,817 and average of $83,003. Applying a 10.32% rise in the Wage Price Index since financial year 2023 yields updated March 2026 estimates of $64,034 for the median and $94,755 for the average. Across individual, family, and household levels, Census earnings place the suburb between the 71st and 86th percentiles throughout Australia.
Specifically, 29.6% of the population (1,422 individuals) falls within the $1,500 - 2,999 weekly bracket, closely aligning with the regional proportion of 30.9%. High-earning households generating over $3,000 weekly comprise 39.0% of the area, bolstering consumer spending capacity. Housing costs consume 14.6% of income, while strong personal earnings position residents in the 86th percentile for disposable funds and place the suburb in the 8th decile on the SEIFA income index.
Frequently Asked Questions - Income
Avoca Beach had 1,539 occupied dwellings at the 2021 Census, 87% detached houses and 7% apartments. 44% are owned with a mortgage, 17% rented and 39% owned outright. At that Census the median rent was $530 a week and the median mortgage repayment $2,508 a month, a total housing cost higher than 79% of areas nationally. Rent absorbs 22.5% of household income here and mortgage repayments 24.5%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the residential stock in Avoca Beach is composed of 86.7% standalone houses and 13.3% alternative formats (including apartments, semi-detached, and other types), contrasting with Greater Sydney's split of 55.9% houses and 44.1% other dwellings. Outright home ownership stands at 39.3%, well above metropolitan levels, while 44.0% of properties are mortgaged and 16.7% are leased. Median monthly loan repayments of $2,508 and weekly rents of $530 both exceed Greater Sydney figures of $2,427 and $470 respectively. When evaluated against broader national averages, local monthly mortgage payments significantly outstrip the $1,863 Australian baseline, and median weekly rent substantially surpasses the national figure of $375.
Frequently Asked Questions - Housing
Avoca Beach counted 1,539 households at the 2021 Census, averaging 2.8 people each. 41% are couples with children, more than in 80% of areas nationally, against 30% couples without children. 16% of households are people living alone, and families average 1.8 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families constitute the vast majority of local domestic arrangements at 83.0%, featuring couples with children (40.6%), childless couples (30.4%), and single parent households (11.4%). The remaining 17.0% of dwellings are non-family residences, consisting of single-person households at 16.4% and group living arrangements at 1.1%. With a median household size of 2.8 people, local occupancy exceeds the Greater Sydney average of 2.7.
Frequently Asked Questions - Households
34.2% of adults in Avoca Beach hold a university qualification, including 24.1% with a bachelor degree and 6.7% with postgraduate qualifications, higher than 92% of areas nationally. A further 21.8% hold a vocational qualification. 1 school serves the area, with 455 enrolment places and an average ICSEA of 1,083 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
University attainment levels in Avoca Beach substantially outpace surrounding territories, with 34.2% of residents aged 15+ holding tertiary degrees compared to 20.8% across the wider SA4 region and 25.7% in the SA3 area, providing a strong foundation for knowledge-based employment. Bachelor qualifications comprise 24.1% of credentials, with postgraduate awards at 6.7% and graduate diplomas at 3.4%. Vocational qualifications are likewise prominent, held by 36.0% of residents aged 15+ across advanced diplomas (14.2%) and certificates (21.8%). Engagement in formal study is notably pronounced, with 32.6% of the local population actively enrolled in an educational institution.
Among these, primary schooling accounts for 10.9%, secondary education encompasses 9.9%, and 4.9% are undertaking higher education courses.
Frequently Asked Questions - Education
Schools Detail
Public transport in Avoca Beach reaches 51 stops on 21 routes, timetabled for about 390 services a week. The typical home sits about 140 m from its nearest stop. Households keep an average of 1.8 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
The local transit network within the suburb of Avoca Beach comprises 51 active bus stops covering 21 routes that collectively deliver 393 weekly passenger trips. Overall transport access is strong, with typical walking distances of 140 meters to the nearest boarding point. As an established residential community, outbound commuting predominates, with private vehicles serving as the primary travel choice at 92%. Dwellings maintain an average of 1.8 vehicles, above regional standards. In addition, 41.7% of employed locals worked remotely according to the 2021 Census, reflecting pandemic-era conditions. Transit services maintain an overall frequency of 56 trips per day across the network, delivering approximately 7 weekly trips for each local stop.
Frequently Asked Questions - Transport
Transport Stops Detail
73.8% of residents in Avoca Beach report no long-term health condition, a healthier profile than 89% of areas nationally. 3.2% need daily assistance with core activities, and 60.8% hold private health cover. The standardised death rate runs at 3.9 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Based on AreaSearch assessments of mortality metrics and chronic ailment rates, health outcomes across Avoca Beach are exceptional, characterized by low illness rates throughout all age brackets and private health insurance adoption of roughly 61% of the total population (2,922 people), surpassing the 55.7% national baseline. Arthritis and asthma constitute the most prevalent conditions locally, reported by 7.1 and 6.4% of residents respectively, whereas 73.8% of the community indicated no medical conditions, comparing with 74.6% across Greater Sydney. Health metrics among working-age residents are particularly robust with minimal chronic illness.
Seniors aged 65 and over represent 20.8% of the populace (999 people), exceeding the 15.5% share in Greater Sydney, and maintain excellent overall health profiles that match national standards.
Frequently Asked Questions - Health
Avoca Beach is largely Australian-born, at 79.7% of residents, with 4.5% speaking a language other than English at home. The largest reported ancestries are English (33.4%) and Australian (25.7%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Measures of cultural diversity in Avoca Beach sit below broader benchmarks, with Australian-born residents making up 79.7% of the populace, Australian citizens accounting for 91.1%, and 95.5% using solely English at home. Christianity represents the primary religious affiliation, encompassing 48.7% of the community. Judaism forms 0.3% of the local population, compared to 0.8% across Greater Sydney. Looking at ancestral backgrounds (parents' birthplace), English heritage leads in Avoca Beach at 33.4% of the population, well above the 19.0% regional rate, followed by Australian ancestry at 25.7% compared to 17.8% regionally, and Irish lineage at 11.0%.
Other distinct representations include Welsh heritage at 0.9% (versus 0.4% regionally), French at 0.8% (versus 0.5%), and Russian at 0.5% (versus 0.4%).
Frequently Asked Questions - Diversity
The median resident of Avoca Beach is 43. 19.9% 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
Demographics in the suburb of Avoca Beach combine a solid youth presence with mature families. Based on August 2026 updates, individuals aged 45 - 64 make up 29.3% of residents compared to 22.6% in Greater Sydney, while those aged 25 - 44 represent 15.5% relative to 31.4% regionally. The estimated median age remains at 43, unchanged from the 2021 Census, sitting 6 years above Greater Sydney's median of 37 and higher than the national median of 38 at that same Census. The most noticeable shift since the Census occurred among the 25 - 44 age cohort, declining from 18.9% to 15.5%.
By 2041, the largest demographic gain will occur in the 65+ category, climbing by 216 residents (22%) to reach 1,215, whereas younger demographics and young-to-middle adults are forecast to contract.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Avoca Beach
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Oct 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 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 5 months 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 May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| 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 — 44 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (4,708 at the 2021 Census → 4,805 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 Aug 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 (SAL10115). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.