North Avoca

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

As of May 2026, the estimated population of North Avoca is around 2423 people. This figure reflects a growth of 105 individuals since the 2021 Census, representing a 4.5% increase from the previously reported population of 2318. The current population is inferred from AreaSearch's estimate of 2421 residents, based on their examination of the latest ERP data release by the ABS in June 2025 and validation of six new addresses since the Census date. This results in a population density ratio of 1615 persons per square kilometer, which is higher than the average seen across national locations assessed by AreaSearch. North Avoca's growth rate of 4.5% since the 2021 census exceeded that of its SA3 area (2.6%) and SA4 region, positioning it as a growth leader in the region. Overseas migration contributed approximately 77.0% of overall population gains during recent periods, driving primary growth for the suburb.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022, and NSW State Government's SA2 level projections for areas not covered by this data, released in 2022 with a base year of 2021. These projections indicate an above median population growth is expected for the area, with a projected increase of 398 persons to 2041, reflecting a total increase of 16.3% over the 16-year period.

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

Based on AreaSearch analysis of ABS building approval numbers, allocated from statistical area data, North Avoca has recorded approximately 3 residential properties granted approval each year over the past five financial years, totalling an estimated 18 homes. So far in FY-26, 2 approvals have been recorded. Over these five years (FY-21 to FY-25), an average of 1.3 people moved to the area for each dwelling built. This suggests a balance between supply and demand, fostering stable market dynamics.

New properties are constructed at an average value of $548,000, indicating developers target the premium market segment with higher-end properties. In FY-26, there have been $109,000 in commercial approvals, suggesting minimal commercial development activity. Compared to Greater Sydney, North Avoca shows substantially reduced construction, 60.0% below the regional average per person. This limited new supply generally supports stronger demand and values for established properties, though 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 50.0% detached houses and 50.0% attached dwellings, a significant departure from existing housing patterns (currently 92.0% houses), suggesting diminishing developable land availability and responding to evolving lifestyle preferences and housing affordability needs. The location has approximately 334 people per dwelling approval, indicating a low density market.

Future projections show North Avoca adding 396 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

Changes in local infrastructure significantly affect an area's performance. AreaSearch has identified three projects expected to impact this region: 12 Kurrawyba Avenue Shop Top Housing, Central Coast Highway and Tumbi Road Intersection Upgrade (scheduled for completion by June 2023), Aria Terrigal, and The Brunswick Terrigal. Relevant details are listed below.

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

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.

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 strong representation in professional services. The unemployment rate was 2.0% as of December 2025, based on AreaSearch aggregation of statistical area data. Employment growth over the past year was estimated at 3.0%.

As of December 2025, 1,333 residents were employed with an unemployment rate of 2.2%, below Greater Sydney's rate of 4.2%. Workforce participation was broadly similar to Greater Sydney's 68.8%. According to Census responses, 43.3% of residents worked from home, though Covid-19 lockdown impacts should be considered. Employment among residents is concentrated in health care & social assistance, education & training, and construction.

The area has particular employment specialization in health care & social assistance, with an employment share of 1.5 times the regional level. In contrast, transport, postal & warehousing employed just 2.1% of local workers, below Greater Sydney's 5.3%. Over the 12 months to December 2025, employment increased by 3.0%, while labour force increased by 3.2%, causing the unemployment rate to rise by 0.2 percentage points. 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 North Avoca's employment mix suggests local employment should increase by 7.4% over five years and 15.1% over ten years, according to a simple weighting extrapolation for illustrative purposes.

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

North Avoca suburb's income level is among the top percentile nationally based on latest ATO data aggregated by AreaSearch for financial year 2023. Its median income among taxpayers is $64,218 and average income stands at $97,407, compared to Greater Sydney's $60,817 and $83,003 respectively. Considering Wage Price Index growth of 10.32% since financial year 2023, current estimates would be approximately $70,845 (median) and $107,459 (average) as of March 2026. Census data shows household, family, and personal incomes all rank highly in North Avoca, between the 85th and 90th percentiles nationally. The earnings profile indicates that 30.3% of the population (734 individuals) fall within the $1,500 - $2,999 income range, mirroring the region where 30.9% occupy this bracket. Notably, a substantial proportion of high earners (44.2% above $3,000/week) suggests strong economic capacity throughout North Avoca. Housing accounts for 14.0% of income, with residents ranking within the 91st percentile for disposable income. 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 dwellings, as per the latest Census, consisted of 91.5% houses and 8.5% other dwellings (semi-detached, apartments, 'other' dwellings), contrasting with Sydney metro's 55.9% houses and 44.1% 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 $2,427. The median weekly rent was $545, compared to Sydney metro's $470. Nationally, North Avoca's mortgage repayments were significantly higher at $1,863, and rents were substantially above the national average 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 comprise the remaining 20.0%, with lone person households at 17.9% and group households making up 2.7%. The median household size is 2.8 people, larger than the Greater Sydney average of 2.7.

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 is notably higher than broader regional benchmarks. Among residents aged 15+, 42.0% have university qualifications, compared to 20.8% in the SA4 region and 25.7% in the SA3 area. The most common university qualification is a Bachelor degree (27.7%), followed by postgraduate qualifications (9.4%) and graduate diplomas (4.9%). Vocational credentials are also prevalent, with 32.5% of residents aged 15+ holding such qualifications, including advanced diplomas (13.0%) and certificates (19.5%).

Educational participation is high in North Avoca, with 31.6% of residents currently enrolled in formal education. This includes primary education (10.6%), secondary education (9.1%), and tertiary education (5.5%).

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 shows that there are currently 30 operational transport stops within the area. All these stops serve a mix of bus routes, with a total of 10 individual routes providing service. These routes collectively facilitate 205 weekly passenger trips. The accessibility to public transport is rated as excellent, with residents typically located just 131 meters away from their nearest transport stop. As North Avoca is predominantly residential, most residents commute outward for work or other purposes. Despite this, the car remains the primary mode of transportation, used by 96% of residents.

The average vehicle ownership in the area stands at 1.9 per dwelling, which is above the regional average. According to the 2021 Census, a significant 43.3% of residents work from home, which may be influenced by COVID-19 conditions. On average, there are approximately 29 trips made daily across all routes, translating 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's health outcomes show excellent results based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The area has a very low prevalence of common health conditions across all age groups. Approximately 65% of North Avoca's total population (1,582 people) have private health cover, compared to Greater Sydney's 59.9%.

Nationally, the average is 55.7%. Asthma and arthritis are the most prevalent medical conditions in the area, affecting 6.9% and 6.2% of residents respectively. 75.6% of North Avoca residents declare themselves completely clear of medical ailments, compared to Greater Sydney's 74.6%. Working-age residents have low chronic condition prevalence. The area has 18.2% of residents aged 65 and over (440 people), higher than Greater Sydney's 15.5%. Health outcomes among seniors are strong, with national rankings broadly in line with the general population.

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 the data, showed a cultural diversity below average. The population born in Australia constituted 82.7%, with 91.2% being citizens and 95.0% speaking English only at home. Christianity was the dominant religion, comprising 47.7% of North Avoca's population.

However, Judaism appeared overrepresented at 0.3%, compared to Greater Sydney's average of 0.8%. In terms of ancestry, the top three groups were English (31.4%), Australian (27.8%), and Irish (10.2%). These figures exceeded regional averages for English by 12.4% points and Australian by 10.0% points. Notably, Welsh (1.2%) was overrepresented compared to the regional average of 0.4%, South Australian at 1.1% versus 0.5%, and Scottish at 9.0% against a regional average of 4.8%.

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 age of 38 years. Compared to the Greater Sydney average, North Avoca has a notably over-represented cohort of individuals aged 55-64 (13.6%) and an under-represented group of those aged 25-34 (8.0%). Post the 2021 Census, the population aged 75 to 84 grew from 2.9% to 5.1%, while the 15 to 24 age group increased from 12.2% to 13.4%. Conversely, the 55 to 64 cohort declined from 15.0% to 13.6% and the 25 to 34 group decreased from 9.1% to 8.0%. Demographic projections indicate significant changes in North Avoca's age profile by 2041, with the strongest growth expected in the 45-54 cohort (a projected increase of 30%, adding 104 residents to reach 456). Meanwhile, both the 35-44 and 0-4 age groups are projected to decrease.