North Avoca

Population growth drivers in North Avoca are strong compared to national averages based on AreaSearch's ranking of recent, and medium to long-term trends

As of Nov 2025, North Avoca's population is estimated at around 2,387. This reflects an increase of 69 people since the 2021 Census, which reported a population of 2,318. The change is inferred from AreaSearch's estimate of 2,383 residents following examination of ABS ERP data released in June 2024 and six validated new addresses since the Census date. This results in a density ratio of 1,591 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. North Avoca's growth rate of 3.0% since the 2021 census exceeded the SA3 area's rate of 2.3%. Overseas migration contributed approximately 77.0% of overall population gains during recent periods.

For projections, AreaSearch is using ABS/Geoscience Australia data released in 2024 with a base year of 2022 for covered areas and NSW State Government's SA2-level projections released in 2022 with a base year of 2021 for uncovered areas. Growth rates by age group are applied to all areas from 2032 to 2041. Based on aggregated SA2-level projections, the suburb is expected to expand by 425 persons to 2041, reflecting an increase of 17.2% in total over the 17 years.

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

AreaSearch analysis of ABS building approval numbers in North Avoca shows approximately 6 residential properties granted approval annually over the past five financial years, totalling an estimated 32 homes. As of FY-26, 1 approval has been recorded. On average, 3.3 people have moved to the area per year for each dwelling built between FY-21 and FY-25, indicating demand significantly exceeds new supply.

New properties are constructed at an average expected cost of $548,000. Compared to Greater Sydney, North Avoca records about three-quarters the building activity per person and ranks among the 28th percentile nationally, suggesting relatively constrained buyer choice and interest in existing homes. Building activity shows 50% standalone homes and 50% medium and high-density housing, reflecting a shift from the current housing mix of 92% houses. North Avoca has around 592 people per dwelling approval, indicating a highly mature market. Future projections estimate North Avoca will add 410 residents by 2041. If current construction levels persist, housing supply may lag population growth, potentially intensifying buyer competition and price growth.

Future projections show North Avoca adding 410 residents by 2041 (from the latest AreaSearch quarterly estimate). Should current construction levels persist, housing supply could lag population growth, likely intensifying buyer competition and underpinning price growth.

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

Eleven projects have been identified by AreaSearch as potentially impacting the area. Key projects include the 310 Terrigal Drive Residential Development, planned for completion on 28th February 2025; another 310 Terrigal Drive Residential Development, slated for completion on 15th June 2026; a third 310 Terrigal Drive Residential Development, scheduled for completion on 30th November 2027; and a fourth 310 Terrigal Drive Residential Development, with an expected completion date of 28th February 2028. The following list details those projects likely to be most relevant.

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AreaSearch analysis of employment trends sees North Avoca performing better than 85% of local markets assessed across Australia

North Avoca has a highly educated workforce with strong representation in professional services. Its unemployment rate is 2.1%, lower than Greater Sydney's 4.2%.

Employment growth over the past year is estimated at 1.6%. As of June 2025, 1,303 residents are employed, with an unemployment rate of 2.1% and workforce participation at 67.5%. Key industries include health care & social assistance, education & training, and construction. Health care & social assistance is particularly notable, with employment levels at 1.5 times the regional average.

Transport, postal & warehousing is under-represented, at 2.1% compared to Greater Sydney's 5.3%. The area offers limited local employment opportunities. Over a 12-month period ending June 2025, employment increased by 1.6%, labour force by 2.2%, and unemployment rose by 0.6 percentage points. In comparison, Greater Sydney saw employment grow by 2.6%, labour force expand by 2.9%, and unemployment rise by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to North Avoca's employment mix suggests local employment should increase by 7.4% over five years and 15.1% over ten years, assuming constant population projections.

The economic profile demonstrates exceptional strength, placing the area among the top 10% nationally based on comprehensive AreaSearch income analysis

According to AreaSearch's aggregation of the latest postcode level ATO data released for financial year 2022, North Avoca had a median income among taxpayers of $64,218. The average income stood at $97,407. Nationally, these figures are exceptionally high compared to the national averages of $56,994 (median) and $80,856 (average). Based on Wage Price Index growth of 12.61% since financial year 2022, current estimates for North Avoca would be approximately $72,316 (median) and $109,690 (average) as of September 2025. According to the 2021 Census figures, household, family, and personal incomes in North Avoca rank highly nationally, between the 85th and 90th percentiles. The largest income segment comprises 30.3% earning $1,500 - $2,999 weekly (723 residents). This pattern is similar to the region where 30.9% of residents occupy this income range. A substantial proportion of high earners, at 44.2%, indicates strong economic capacity throughout the locality. Housing accounts for 14.0% of income, and residents rank highly in disposable income, within the 91st percentile nationally. The area's SEIFA income ranking places it in the 9th decile.

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

North Avoca's dwelling structure, as per the latest Census, consisted of 91.5% houses and 8.5% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Sydney metro's figures of 74.2% houses and 25.9% other dwellings. Home ownership in North Avoca stood at 38.7%, with mortgaged dwellings making up 46.6% and rented ones 14.8%. The median monthly mortgage repayment in the area was $2,509, higher than Sydney metro's average of $2,150. Weekly rent in North Avoca was recorded at $545, compared to Sydney metro's $400. Nationally, North Avoca's mortgage repayments were significantly higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

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

Family households constitute 80.0% of all households, including 40.5% couples with children, 30.4% couples without children, and 7.6% single parent families. Non-family households account for the remaining 20.0%, with lone person households at 17.9% and group households comprising 2.7%. The median household size is 2.8 people, larger than the Greater Sydney average of 2.5.

North Avoca demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

North Avoca's educational attainment significantly exceeds broader benchmarks. 42.0% of its residents aged 15 and above hold university qualifications, compared to 20.8% in the SA4 region and 25.7% in the SA3 area. Bachelor degrees are the most common at 27.7%, followed by postgraduate qualifications (9.4%) and graduate diplomas (4.9%). Vocational credentials are also prominent, with 32.5% of residents aged 15 and above holding them - advanced diplomas account for 13.0% and certificates for 19.5%.

Educational participation is high, with 31.6% of residents currently enrolled in formal education. This includes 10.6% in primary education, 9.1% in secondary education, and 5.5% pursuing tertiary education. Educational facilities appear to be located outside North Avoca's immediate boundaries, requiring families to access schools in neighboring areas.

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

North Avoca has 30 active public transport stops, all of which are bus stops. These are served by 10 different routes that together offer 205 weekly passenger trips. The area's transport accessibility is rated excellent, with residents on average being 131 meters from the nearest stop.

On average, there are 29 trips per day across all routes, equating to about 6 weekly trips per individual stop.

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

North Avoca shows excellent health outcomes across all ages, with very low prevalence of common health conditions. Private health cover stands at approximately 65% (1,559 people), compared to Greater Sydney's 54.7%. Nationally, it averages 55.3%.

The most prevalent conditions are asthma and arthritis, affecting 6.9% and 6.2% respectively. 75.6% of residents report no medical ailments, compared to Greater Sydney's 64.8%. North Avoca has 17.4% (415 people) aged 65 and over, lower than Greater Sydney's 24.5%. Senior health outcomes align with the general population's profile.

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

North Avoca, as per data from the Australian Bureau of Statistics Census 2016, showed below average cultural diversity with 82.7% of its population born in Australia and 91.2% being citizens. English was spoken at home by 95.0% of residents. Christianity was the predominant religion, accounting for 47.7%.

Judaism, however, was slightly overrepresented at 0.3%, compared to 0.2% across Greater Sydney. In terms of ancestry, the top three groups were English (31.4%), Australian (27.8%), and Irish (10.2%). Notable divergences included Welsh at 1.2% (vs regional 0.7%), South African at 1.1% (vs 0.5%), and Scottish at 9.0% (vs 7.9%).

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

North Avoca's median age is 41 years, which is significantly higher than Greater Sydney's average of 37 and slightly older than Australia's median of 38. The 55-64 age cohort is notably over-represented in North Avoca at 14.0%, compared to the Greater Sydney average. Conversely, the 25-34 age group is under-represented at 7.8%. According to the 2021 Census, the 75-84 age group has grown from 2.9% to 4.4% of North Avoca's population, while the 25-34 cohort has declined from 9.1% to 7.8%. By 2041, demographic modeling suggests significant changes in North Avoca's age profile. The 45-54 age group is projected to grow by 34%, adding 118 residents to reach 467. However, both the 35-44 and 0-4 age groups are expected to have reduced numbers.