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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 North Avoca is $1.56m, with units at $1.13m. House values have moved -3.4% 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
North Avoca has an estimated 2,431 residents, up from 2,318 at the 2021 Census — a change of 113 people, or 4.9%. Growth has averaged 0.7% a year over five years. That puts 1,621 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
As of Aug 2026, the suburb of North Avoca has an estimated resident count of around 2,431, determined by AreaSearch through evaluation of broader ABS population revisions alongside post-Census validated addresses. Compared to the 2,318 people recorded in the 2021 Census, this represents an addition of 113 people (4.9%). The estimate builds upon the 2,423 resident population calculated by AreaSearch using the ABS ERP release from June 2025 together with 6 validated new addresses logged following the Census. Consequently, the suburb of North Avoca records a population density of 1,620 persons per square kilometer, tracking higher than the nationwide benchmark across locations evaluated by AreaSearch.
Outperforming both the SA3 area (2.7%) and the wider SA4 region, the 4.9% expansion in the suburb of North Avoca establishes it as a regional frontrunner in demographic expansion. International arrivals served as the principal driver of this uplift, accounting for roughly 77.0% of recent population additions. Demographic modelling by AreaSearch incorporates SA2 projections published in 2024 by ABS/Geoscience Australia utilizing 2022 as the base year, while drawing upon NSW State Government SA2 figures released in 2022 using 2021 as a base for locations lacking federal coverage. Age cohort growth rates derived from these series are also carried forward across all localities between 2032 and 2041. In line with prevailing demographic trajectories, the suburb of North Avoca is forecast to achieve population gains above the national median, expanding by 421 persons to 2041 under aggregated SA2 projections and generating an overall increase of 17.0% across the 16 years.
Frequently Asked Questions - Population
Detail
Analysis of ABS building approvals by AreaSearch shows that North Avoca has maintained an annual average of around 2 new residential dwellings approved, yielding an estimated 10 homes over the preceding 5 financial years, with 4 approvals already registered in FY-25. Across the 5 financial years from FY-21 to FY-25, an average of 5.7 new residents per year joined the area for each dwelling constructed, creating an environment where residential demand outpaces new supply and commonly fosters heightened buyer competition and value growth. New residential projects reflect an upmarket, premium focus among developers, with expected construction costs averaging $1,320,000 per dwelling.
Furthermore, the overwhelmingly residential character of the suburb is highlighted by just $109,000 in approved commercial development during this financial year. Per capita residential building in North Avoca lags significantly behind Greater Sydney, sitting 68.0% below the regional average and also below national levels, illustrating planning restrictions and the established maturity of the area despite recent momentum in building approvals. Constrained supply in such mature locations frequently reinforces demand and price resilience for established stock. Of the recent approvals, standalone houses represent 33.0% while attached dwellings account for 67.0%, offering more attainable price points that appeal to first-home buyers, downsizers, and investors. This current mix represents a noticeable transition away from the prevailing built form of 92.0% houses, reflecting evolving buyer lifestyles, affordability pressures, and diminishing vacant sites, while a ratio of around 401 people per approval underscores an established property market. According to the latest quarterly projections from AreaSearch, North Avoca is forecast to add 413 residents through to 2041. Meeting the housing requirements of this population expansion under existing construction volumes presents a challenge, which may intensify competition for homes and support continued upward pressure on property values.
Frequently Asked Questions - Development
Development applications around North Avoca
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 26 current infrastructure and development projects close to North Avoca, 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 economic momentum and community development are heavily shaped by planning frameworks and capital investments. AreaSearch has identified 3 key projects poised to influence the locality, featuring 12 Kurrawyba Avenue Shop Top Housing, Central Coast Highway and Tumbi Road Intersection Upgrade, Aria Terrigal, and The Brunswick Terrigal, with significant initiatives outlined below.
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
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.
Central Coast Highway Upgrade - Wamberal to Bateau Bay
Transport for NSW is planning a major upgrade of the Central Coast Highway between Wamberal and Bateau Bay to improve traffic flow, safety and network resilience. The project includes corridor upgrades and has been prioritised in stages, with the Central Coast Highway and Tumbi Road intersection being delivered first under a separate construction package while planning continues for the broader corridor upgrade.
Coastal Cycleway Extension - Wamberal Section
Extension of the Central Coast coastal cycleway through Wamberal, connecting to existing paths and providing safe cycling infrastructure from Terrigal to The Entrance. The project includes new bridge crossings and improved lighting for enhanced safety.
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.
The Entrance Road Sewer Rising Main Replacement - Wamberal
Central Coast Council is replacing aging sewer infrastructure along The Entrance Road in Wamberal to improve reliability and environmental protection. The project involves installing new rising mains and pump station upgrades to serve the growing coastal community.
1,345 residents of North Avoca are employed, from a labour force of 1,375. Unemployment sits at 2.2%, with participation at 70.6%. Weighted for its industry mix, the area's sectors are forecast to grow about 7.4% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 1,907, about 78% 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
A well-educated labor base characterizes North Avoca, where professional services are prominently represented, job numbers grew by an estimated 2.6% over the past year, and the unemployment rate sits at a low 2.2% according to AreaSearch statistical aggregations. Employed residents numbered 1,345 as of March 2026, with local unemployment sitting 1.9% below the 4.1% recorded for Greater Sydney, while labor force participation closely matches the Greater Sydney benchmark of 68.9%. Census data indicates that 43.3% of workers operated from home, an outcome influenced by Covid-19 restrictions. The leading industries employing local residents are health care & social assistance, education & training, along with construction.
Workforce concentration is exceptionally pronounced in health care & social assistance, where local participation reaches 1.5 times the regional benchmark. In comparison, transport, postal & warehousing exhibits relatively low engagement, employing 2.1% of local workers against 5.3% across the region. Given the primarily residential nature of the locality, local job availability remains constrained when comparing Census working population numbers against total resident workers. AreaSearch assessment of ABS and SALM figures indicates that across the 12 months to March 2026, local employment expanded by 2.6% against a 3.0% rise in the labor pool, resulting in a 0.4 percentage points increase in the jobless rate, whereas Greater Sydney recorded 1.9% growth in both employment and labor force alongside a minor decrease in unemployment. National occupational projections from Jobs and Skills Australia as of Mar-26 provide forward visibility into local demand trajectories over five and ten-year horizons when aligned with the suburb profile. Across the nation, total employment is projected to climb 6.6% over five years and 13.7% over ten years, with performance varying widely by sector; applying these industry-weighted rates to the local employment structure points to potential employment gains in North Avoca of 7.4% over five years and 15.1% over ten years (representing an illustrative weighting model that excludes local population forecasts).
Frequently Asked Questions - Employment
Median household income in North Avoca is $2,511 a week (about $131,000 a year), with median personal income at $1,094 a week. ATO records put median taxable income at $64,218 a year against an average of $97,407. The average runs 52% 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
Based on AreaSearch analysis of ATO postcode data for financial year 2023, North Avoca recorded a median taxpayer income of $64,218 and an average of $97,407, placing the locality in the top national percentile compared to Greater Sydney figures of $60,817 and $83,003. Applying a 10.32% rise in the Wage Price Index since financial year 2023 generates updated March 2026 estimates of $70,845 for the median and $107,459 for the average. In the 2021 Census, personal, family, and household earnings all tracked between the 85th and 90th percentiles across Australia.
Among resident earners, 30.3% (736 individuals) receive between $1,500 - 2,999 weekly, closely matching the 30.9% regional proportion. High earning power is widespread, with 44.2% taking home over $3,000 per week, while housing costs consume 14.0% of income, disposable earnings sit in the 91st percentile nationally, and the SEIFA income metric sits in the 9th decile.
Frequently Asked Questions - Income
North Avoca had 786 occupied dwellings at the 2021 Census, 92% detached houses and 5% apartments. 47% are owned with a mortgage, 15% rented and 39% owned outright. At that Census the median rent was $545 a week and the median mortgage repayment $2,509 a month, a total housing cost higher than 82% of areas nationally. Rent absorbs 21.7% of household income here and mortgage repayments 23.1%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
Residential stock in North Avoca at the most recent Census was overwhelmingly dominated by separate houses at 91.5%, with apartments, semi-detached, and other dwellings making up the remaining 8.5%, contrasting with Sydney metro where houses accounted for 55.9% and other dwellings 44.1%. Full home ownership was substantially higher than the metropolitan benchmark, standing at 38.7%, while 46.6% of properties were held with a mortgage and 14.8% were rented. Median monthly home loan repayments were $2,509, exceeding the Sydney metro figure of $2,427 and significantly above the Australian median of $1,863.
Similarly, the median weekly rental cost of $545 surpassed both the Sydney metro average of $470 and the national benchmark of $375.
Frequently Asked Questions - Housing
North Avoca counted 786 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. 18% of households are people living alone, and families average 1.7 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Family units constitute 80.0% of all local households, divided between couples with children at 40.5%, couples without children at 30.4%, and single parent families at 7.6%. The remaining 20.0% consists of non-family arrangements, with single-person residences representing 17.9% and group living accounting for 2.7%. The typical household comprises 2.8 people, higher than the Greater Sydney average of 2.7.
Frequently Asked Questions - Households
42.0% of adults in North Avoca hold a university qualification, including 27.7% with a bachelor degree and 9.4% with postgraduate qualifications, higher than 100% of areas nationally. A further 19.5% hold a vocational qualification. Qualifications come from the 2021 Census.
Detail
Qualifications among North Avoca residents aged 15+ exceed regional standards, with 42.0% holding a higher education degree compared to 25.7% in the SA3 area and 20.8% in the SA4 region. Bachelor degrees form the largest category at 27.7%, alongside 9.4% with postgraduate credentials and 4.9% with graduate diplomas. Vocational and technical training is also widely held, with 32.5% of the population aged 15+ possessing vocational qualifications, consisting of 19.5% with certificates and 13.0% with advanced diplomas. Formal study engagement is substantial across the community, with 31.6% of residents currently undertaking education.
This comprises 10.6% attending primary school, 9.1% enrolled in secondary school, and 5.5% engaged in tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in North Avoca reaches 30 stops on 10 routes, timetabled for about 180 services a week. The typical home sits about 130 m from its nearest stop. Households keep an average of 1.9 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
Public transit across North Avoca is provided by 30 bus stops that are served by 10 individual bus routes, generating 183 weekly passenger trips. Access to transit options is rated as excellent, with households situated an average of 131 meters from their nearest stop. Because the suburb is primarily residential, commuting is oriented outward and private vehicles serve as the main travel method at 96%, with car ownership averaging 1.9 vehicles per dwelling above regional norms, while 43.3% of workers worked from home at the 2021 Census during COVID-19 conditions.
Across the entire local network, services run at an average frequency of 26 trips per day, providing roughly 6 weekly trips per individual stop.
Frequently Asked Questions - Transport
Transport Stops Detail
75.6% of residents in North Avoca report no long-term health condition, a healthier profile than 91% of areas nationally. 1.9% need daily assistance with core activities, and 65.3% hold private health cover. The standardised death rate runs at 4.2 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
Evaluations by AreaSearch regarding chronic illness and mortality rates reflect exceptional health metrics in North Avoca, characterized by minimal condition prevalence across all age groups. Furthermore, private health insurance coverage is notably widespread, held by approximately 65% of all residents (1,588 people), outperforming the Greater Sydney rate of 59.9% and the national figure of 55.7%. Asthma and arthritis represent the most prevalent health issues, reported by 6.9 and 6.2% of residents respectively, whereas 75.6% of the population indicated complete freedom from medical ailments compared to 74.6% in Greater Sydney. Working-age cohorts show high wellness levels and minimal chronic disease, while residents aged 65 and over make up 17.8% of the community (432 people), exceeding the 15.5% share in Greater Sydney and maintaining senior health benchmarks consistent with national outcomes.
Frequently Asked Questions - Health
North Avoca is largely Australian-born, at 82.7% of residents, with 5.0% speaking a language other than English at home. The largest reported ancestries are English (31.4%) and Australian (27.8%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Cultural diversity measures in North Avoca sit below broader averages, with 82.7% of residents born in Australia, 91.2% holding citizenship, and 95.0% using only English at home. Christianity is the leading religious affiliation, observed by 47.7% of the community. Judaism represents 0.3% of the local population, compared to 0.8% across Greater Sydney. Regarding reported parental ancestry, the three most common origins in North Avoca are English at 31.4% (exceeding the regional level of 19.0%), Australian at 27.8% (above the 17.8% regional figure), and Irish at 10.2%. Notable proportional variations are also evident across other lineages, with Scottish ancestry at 9.0% (vs 4.8% regionally), Welsh at 1.2% (vs 0.4%), and South Australian at 1.1% (vs 0.5%).
Frequently Asked Questions - Diversity
The median resident of North Avoca is 41. 21.5% 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
The age distribution in North Avoca aligns closely with the Greater Sydney profile, with every major cohort tracking within 10.1 percentage points of the metropolitan benchmark. As at August 2026, the estimated median age is 41, matching the 2021 Census figure and sitting 4 years higher than the Greater Sydney median of 37 at that Census. Since the Census, the proportion of seniors and retirees aged 65+ has increased from 14.8% to an estimated 17.8%, and this cohort is projected to generate the largest numerical increase by 2041, expanding by 172 (40%) to 605.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for North Avoca
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 — 6 validated new addresses here. The headline figure is therefore a current estimate for Aug 2026, not a 2021 count (2,318 at the 2021 Census → 2,431 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 (SAL12990). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.