North Avoca

Population growth drivers in North Avoca are above average based on AreaSearch's ranking of recent, and medium to long-term trends

Based on ABS population updates and AreaSearch validations, as of Nov 2025, North Avoca's estimated population is around 2,365, reflecting a 47-person increase since the 2021 Census. This growth is inferred from an estimated resident population of 2,345 by AreaSearch in Jun 2024 and additional validated new addresses since the Census date. This results in a density ratio of 1,576 persons per square kilometer, above national averages assessed by AreaSearch. Over the past decade, North Avoca has shown resilient growth with a compound annual growth rate of 1.1%, surpassing its SA3 area. Overseas migration contributed approximately 77.0% to overall population gains during recent periods. AreaSearch uses ABS/Geoscience Australia projections for each SA2 area released in 2024, with 2022 as the base year.

For areas not covered by this data, NSW State Government's SA2-level projections released in 2022 are used, with 2021 as the base year. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Projected demographic trends indicate above median population growth, with North Avoca expected to expand by 444 persons by 2041, reflecting a total increase of 19.1% over the 17-year period.

AreaSearch analysis of residential development drivers sees North Avoca recording a relatively average level of approval activity when compared to local markets analysed countrywide

Based on AreaSearch analysis using ABS building approval numbers from statistical area data, North Avoca has recorded approximately three residential properties granted approval each year over the past five financial years, totalling an estimated 19 homes. So far in FY26, two approvals have been recorded. On average, around 5.6 people have moved to the area annually for each dwelling built between FY21 and FY25, indicating demand significantly exceeds new supply. New properties are constructed at an average expected cost of $548,000, targeting the premium market segment with higher-end properties.

This financial year has seen $109,000 in commercial approvals, suggesting minimal commercial development activity. Compared to Greater Sydney, North Avoca shows substantially reduced construction, 57.0% below the regional average per person, which generally supports stronger demand and values for established properties. However, building activity has accelerated in recent years. This level is also lower than nationally, reflecting market maturity and possible development constraints. New development consists of 60.0% detached houses and 40.0% attached dwellings, offering a mix of opportunities across price brackets from traditional family housing to more affordable compact alternatives, marking a significant departure from existing housing patterns which are currently 92.0% houses. The location has approximately 316 people per dwelling approval, indicating a low density market.

Future projections show North Avoca adding 451 residents by 2041 (from the latest AreaSearch quarterly estimate). At current development rates, housing supply may struggle to match population growth, potentially heightening buyer competition and supporting price increases.

North Avoca has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Eleven projects have been identified by AreaSearch as potentially impacting the area. Key among them are three residential developments at 310 Terrigal Drive. The following details these projects in order of likely significance:.

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

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AreaSearch analysis of employment trends sees North Avoca performing better than 90% of local markets assessed across Australia

North Avoca has a highly educated workforce with professional services well represented. Its unemployment rate is 2.1%, below Greater Sydney's 4.2%.

Employment growth over the past year was estimated at 2.6%. As of September 2025, 1,334 residents are employed, with an unemployment rate of 2.1% and workforce participation at 67.5%. Key sectors include health care & social assistance, education & training, and construction. Health care & social assistance is particularly specialized, employing 1.5 times the regional level, while transport, postal & warehousing employs just 2.1%, below Greater Sydney's 5.3%.

Over the year to September 2025, employment increased by 2.6% and labour force by 3.3%, causing unemployment to rise by 0.6 percentage points. In contrast, Greater Sydney saw employment rise by 2.1%, labour force grow by 2.4%, and unemployment increase by 0.2 percentage points. State-level data from 25-Nov shows NSW employment contracted by 0.03%, with an unemployment rate of 3.9%. National forecasts suggest total employment growth of 6.6% over five years and 13.7% over ten years, but local projections based on North Avoca's industry mix estimate increases of 7.4% over five years and 15.1% over ten years.

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

The suburb of North Avoca has one of the highest income levels nationally, according to AreaSearch's aggregation of latest ATO data for the financial year ending June 2023. The median income among taxpayers in North Avoca is $64,218, with an average income of $97,407. This compares to Greater Sydney's figures of $60,817 and $83,003 respectively. Based on Wage Price Index growth of 8.86% from July 2023 to September 2025, current estimates suggest a median income of approximately $69,908 and an average income of $106,037 in North Avoca. Census data indicates that household, family, and personal incomes in North Avoca all rank highly nationally, between the 85th and 90th percentiles. Income distribution shows that 30.3% of residents (716 individuals) fall within the $1,500 to $2,999 weekly income range, similar to the regional average of 30.9%. Notably, 44.2% of North Avoca's population earns above $3,000 per week, indicating strong economic capacity in the suburb. Housing expenses account for 14.0% of income, and residents rank highly for disposable income (91st percentile) and SEIFA income ranking (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), compared to Sydney metro's 74.2% houses and 25.9% other dwellings. Home ownership in North Avoca stood at 38.7%, with mortgaged dwellings at 46.6% and rented ones at 14.8%. The median monthly mortgage repayment was $2,509, higher than Sydney metro's average of $2,150. Median weekly rent in North Avoca was $545, compared to Sydney metro's $400. Nationally, North Avoca's mortgage repayments were significantly higher at $2,509 versus 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% of the total. The median household size is 2.8 people, which is 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. Among residents aged 15 and above, 42.0% possess university qualifications, compared to 20.8% in the SA4 region and 25.7% in the SA3 area. This high level of educational attainment positions the area favourably for knowledge-based opportunities. Bachelor degrees are most prevalent 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 such qualifications - advanced diplomas comprise 13.0% and certificates account for 19.5%. Educational participation is notably high in North Avoca, 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.

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

The analysis of public transportation in North Avoca indicates that there are currently 30 active transport stops operating within the area. These stops serve a mix of bus routes, with a total of 10 individual routes providing service. Collectively, these routes facilitate 205 weekly passenger trips.

The accessibility to public transport is rated as excellent, with residents typically situated an average of 131 meters from their nearest transport stop. The service frequency across all routes averages at approximately 29 trips per day, which translates to roughly 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's health outcomes data shows exceptional results across all age groups, with a very low prevalence of common health conditions. Approximately 65% (1,545 people) have private health cover, compared to Greater Sydney's 55.3%. Nationally, the average is 55.7%.

The most prevalent medical conditions are asthma and arthritis, affecting 6.9 and 6.2% of residents respectively. Notably, 75.6% of residents report being completely clear of medical ailments, compared to Greater Sydney's 64.8%. North Avoca has 17.4% (411 people) of residents aged 65 and over, which is lower than Greater Sydney's 24.5%. Health outcomes among seniors in the area are strong, broadly aligning with the general population's health 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 a study conducted on June 28th, 2021, exhibited below-average cultural diversity. The population born in Australia constituted 82.7%, with 91.2% being citizens and 95.0% speaking English at home. Christianity was the predominant religion, comprising 47.7%.

Notably, Judaism was overrepresented at 0.3%, compared to Greater Sydney's 0.2%. The top three ancestry groups were English (31.4%), Australian (27.8%), and Irish (10.2%). Other ethnicities showed variations: Welsh was overrepresented at 1.2% vs 0.7%, South African at 1.1% vs 0.5%, and Scottish at 9.0% vs 7.9%.

North Avoca's median age exceeds the national pattern

North Avoca's median age is 41 years, which is significantly higher than Greater Sydney's average of 37 years and slightly older than Australia's median of 38 years. Compared to Greater Sydney, North Avoca has a notably higher proportion of the 55-64 age group (14.0%) and a lower proportion of the 25-34 age group (7.8%). According to the 2021 Census, the 75 to 84 age group has increased from 2.9% to 4.4% of North Avoca's population, while the 25 to 34 age group has decreased from 9.1% to 7.8%. Demographic modeling indicates that North Avoca's age profile will change significantly by 2041. The 45 to 54 age group is projected to grow by 35%, adding 122 residents to reach a total of 470. Conversely, both the 35 to 44 and the 0 to 4 age groups are expected to decrease in number.