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 Feb 2026, the population of North Avoca is estimated at around 2,365 people. This reflects an increase from the 2021 Census figure of 2,318 people. The current population was inferred from AreaSearch's estimate of 2,345 residents following examination of ABS ERP data released in June 2024 and an additional six validated new addresses since the Census date. This results in a density ratio of 1,576 persons per square kilometer, higher than average national levels assessed by AreaSearch. Over the past decade, North Avoca has shown resilient growth patterns with a compound annual growth rate of 1.1%. Overseas migration contributed approximately 77% of overall population gains during recent periods.

AreaSearch uses 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 released in 2022 with a base year of 2021 for areas not covered by this data. Growth rates by age group from these aggregations are applied to all areas for years 2032 to 2041. Based on aggregated SA2-level projections, the suburb is expected to expand by 429 persons to 2041, reflecting an increase of 18.9% in total 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 of ABS building approval numbers, North Avoca has recorded around 3 residential properties granted approval each year over the past five financial years, totalling an estimated 19 homes. So far in FY26, 2 approvals have been recorded. On average, 5.6 people have moved to the area annually for each dwelling built between FY21 and FY25, indicating significant demand exceeding new supply. New properties are constructed at an average value 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 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, expanding medium-density options to create a mix of opportunities across price brackets. This marks 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 316 people per dwelling approval, indicating a low density market. Future projections show North Avoca adding 446 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 projects include three residential developments at 310 Terrigal Drive, scheduled for completion between April 2022 and June 2023.

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 an educated workforce with professional services well-represented. The unemployment rate was 2.1% in the past year, with estimated employment growth of 2.4%. As of September 2025, 1,326 residents are employed, and the unemployment rate is 2.0% lower than Greater Sydney's 4.2%.

Workforce participation is similar to Greater Sydney at 70.0%. Home workership was high at 43.3%, potentially impacted by Covid-19 lockdowns. Key industries include health care & social assistance, education & training, and construction. Health care & social assistance employs 1.5 times the regional average, while transport, postal & warehousing is lower at 2.1% compared to Greater Sydney's 5.3%.

Local employment opportunities appear limited, with Census data showing fewer workers than residents. Between September 2024 and September 2025, employment increased by 2.4%, labour force by 3.0%, raising the unemployment rate by 0.6 percentage points. In Greater Sydney, employment rose by 2.1%, labour force by 2.4%, and unemployment by 0.2%. Jobs and Skills Australia's May-25 forecasts project national employment growth of 6.6% over five years and 13.7% over ten years. Applying these projections to North Avoca's industry mix suggests local employment could increase by 7.4% over five years and 15.1% over ten years, though this is a simplified extrapolation for illustrative purposes only.

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 according to latest ATO data aggregated by AreaSearch for financial year 2023. Median income among taxpayers in North Avoca is $64,218 and average income stands at $97,407, compared to Greater Sydney's figures of $60,817 and $83,003 respectively. Based on Wage Price Index growth of 8.86% since financial year 2023, current estimates would be approximately $69,908 (median) and $106,037 (average) as of September 2025. Census data reveals household, family and personal incomes all rank highly in North Avoca, between the 85th and 90th percentiles nationally. Earnings profile shows 30.3% of population (716 individuals) fall within $1,500 - $2,999 income range, mirroring region where 30.9% occupy this bracket. Substantial proportion of high earners (44.2% above $3,000/week) indicates strong economic capacity throughout North Avoca. Housing accounts for 14.0% of income while strong earnings rank residents within the 91st percentile for disposable income and 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 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 dwellings at 14.8%. The median monthly mortgage repayment was $2,509, higher than Sydney metro's average of $2,427. Median weekly rent in North Avoca was $545, compared to Sydney metro's $470. 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 account for 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 constitute 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 2.7.

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 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 degree is Bachelor degrees 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+ holding them, including advanced diplomas (13.0%) and certificates (19.5%).

Educational participation is high, with 31.6% 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

North Avoca has 30 active public transport stops, all of which are bus stops. These stops are serviced by 10 different routes that together provide 205 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically located 131 meters from the nearest stop. Most residents commute outward due to its primarily residential nature. Car remains the dominant mode of transport at 96%. Vehicle ownership averages 1.9 per dwelling, which is above the regional average.

According to the 2021 Census, a high 43.3% of residents work from home, possibly reflecting COVID-19 conditions. Service frequency averages 29 trips per day across all routes, equating to approximately 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

AreaSearch's assessment shows North Avoca has excellent health outcomes. Mortality rates and chronic condition prevalence are very low across all age groups. Private health cover is exceptionally high at approximately 65% of the total population (1,545 people), compared to 59.9% in Greater Sydney and a national average of 55.7%.

The most common conditions are asthma (6.9%) and arthritis (6.2%), with 75.6% reporting no medical ailments, slightly higher than the 74.6% in Greater Sydney. Working-age residents have low chronic condition prevalence. North Avoca has 18.4% of residents aged 65 and over (435 people), higher than Greater Sydney's 15.4%. Health outcomes among seniors are strong, aligning with national rankings for 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 census data from June 2016, had a below average cultural diversity with 82.7% of its population born in Australia, 91.2% being citizens, and 95.0% speaking English only at home. Christianity was the predominant religion, comprising 47.7% of North Avoca's population. However, Judaism was overrepresented at 0.3%, compared to Greater Sydney's average of 0.8%.

The top three ancestry groups were English (31.4%), Australian (27.8%), and Irish (10.2%). Notably, Welsh (1.2%) and South African (1.1%) ethnicities were overrepresented in North Avoca compared to regional averages of 0.4% and 0.5%, respectively. Scottish ancestry was also notably higher at 9.0%.

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 and slightly older than Australia's median of 38. Compared to Greater Sydney, North Avoca has a notably higher proportion of the 55-64 cohort at 14.0%, while the 25-34 age group is under-represented at 7.4%. According to the 2021 Census, the 75-84 age group grew from 2.9% to 4.9% of the population, and the 15-24 cohort increased from 12.2% to 13.6%. Conversely, the 25-34 cohort decreased from 9.1% to 7.4%. Demographic modeling indicates that North Avoca's age profile will change significantly by 2041. The 45-54 cohort is projected to grow by 37%, adding 126 residents for a total of 469. Meanwhile, the 0-4 group is expected to decrease by 4 residents.