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 estimated population of North Avoca is around 2,365, reflecting an increase of 47 people since the 2021 Census. This growth represents a 2.0% rise from the previous figure of 2,318 residents. The latest resident population estimate by AreaSearch, based on ERP data released by the ABS in June 2024 and validated new addresses, is 2,345. This results in a population density ratio of 1,576 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Over the past decade, North Avoca has shown resilient growth patterns with a compound annual growth rate of 0.7%, outperforming its SA3 area. Overseas migration contributed approximately 77.0% of overall population gains during recent periods.

For projections until 2041, AreaSearch uses ABS/Geoscience Australia's SA2-level projections released in 2024 with a base year of 2022. The suburb is projected to experience above median population growth, expanding by 414 persons by 2041, reflecting a 16.7% increase 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

North Avoca recorded approximately three residential properties approved each year over the past five financial years, totalling around 18 homes. In FY26 so far, one approval has been recorded. On average, 6.1 people moved to the area annually for each dwelling built between FY21 and FY25. This high demand coupled with limited supply results in price growth and increased buyer competition.

New properties are constructed at an average value of $548,000, indicating a focus on premium market segments. Commercial development activity is minimal, with $109,000 in approvals this financial year. Compared to Greater Sydney, North Avoca has significantly reduced construction levels, 59.0% below the regional average per person. This limited new supply supports stronger demand and values for established properties, though building activity has accelerated recently. New development consists of equal parts detached houses and attached dwellings (50.0% each), marking a departure from existing housing patterns which are currently 92.0% houses. This shift suggests diminishing developable land availability and responds to evolving lifestyle preferences and affordability needs. The location has approximately 339 people per dwelling approval, indicating a low density market.

Future projections estimate North Avoca will add 394 residents by 2041. 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's performance. Among these are key residential developments at 310 Terrigal Drive, detailed in the following list:.

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 strong representation in professional services. Its unemployment rate was 2.0% as of December 2025, with an estimated employment growth of 3.0% over the past year, according to AreaSearch's aggregation of statistical area data. As of that date, 1,335 residents were employed, with an unemployment rate of 2.2%, below Greater Sydney's rate of 4.2%.

Workforce participation was at 72.2%, slightly higher than Greater Sydney's 70.2%. Census responses indicated that 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 a particular specialization in health care & social assistance, with an employment share of 1.5 times the regional level, while transport, postal & warehousing employs just 2.1% of local workers, below Greater Sydney's 5.3%.

Over the 12 months to December 2025, employment increased by 3.0%, and labour force grew 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 a 6.6% increase in national employment 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, based on simple weighting 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

The suburb of North Avoca has one of the highest income levels nationally, according to AreaSearch's aggregation of latest ATO data for financial year 2023. The median income among taxpayers in North Avoca is $64,218, with an average income of $97,407. These figures compare to Greater Sydney's median income of $60,817 and average income of $83,003. By September 2025, estimates suggest the median income will be approximately $69,908 and the average income $106,037, based on Wage Price Index growth of 8.86% since financial year 2023. Census data shows household, family, and personal incomes in North Avoca rank between the 85th and 90th percentiles nationally. In North Avoca, 30.3% of individuals (716 people) earn within the $1,500-$2,999 range, similar to the regional figure of 30.9%. Notably, 44.2% of residents earn above $3,000 per week, indicating strong economic capacity in the suburb. Housing consumes 14.0% of income, while residents rank highly for disposable income (91st percentile) and the area's SEIFA income ranking places it within the 9th decile.

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

In North Avoca, as per the latest Census, 91.5% of dwellings were houses with 8.5% being other types such as semi-detached homes, apartments, and others. This contrasts with Sydney metropolitan areas where 55.9% were houses and 44.1% were 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's average of $2,427. Median weekly rent in North Avoca was $545 compared to Sydney's $470. Nationally, North Avoca's mortgage repayments were significantly higher at $1,863 and rents 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 2.7.

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 high, with 42.0% of residents aged 15+ holding university qualifications, compared to 20.8% in the broader SA4 region and 25.7% in the SA3 area. Bachelor degrees are most common at 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 – 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.

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 served by 10 different routes that together offer 205 weekly passenger trips. The area's transport accessibility is rated excellent, with residents typically living just 131 meters from the nearest stop. Most residents commute outwards daily, and cars remain the primary mode of transportation at 96%. On average, there are 1.9 vehicles per dwelling in North Avoca, which is higher than the regional average. According to the 2021 Census, 43.3% of residents work from home, a figure that may be influenced by COVID-19 conditions.

Across all routes, buses run an average of 29 trips per day, equating to approximately six 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 remarkable results based on AreaSearch's assessment. Mortality rates and chronic condition prevalence were very low across all age groups. Private health cover was 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 prevalent medical conditions were asthma (6.9%) and arthritis (6.2%). 75.6% of residents reported no medical ailments, slightly higher than the 74.6% in Greater Sydney. Working-age residents had low chronic condition prevalence. North Avoca had 18.4% of residents aged 65 and over (435 people), higher than Greater Sydney's 15.4%. Health outcomes among seniors were 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, showed low cultural diversity with 82.7% of its residents born in Australia and 91.2% being Australian citizens. The majority, 95.0%, spoke English at home. Christianity was the predominant religion, practiced by 47.7% of North Avoca's population.

However, Judaism was overrepresented compared to Greater Sydney, with 0.3% of North Avoca's population identifying as Jewish, compared to 0.8% regionally. In terms of ancestry, the top three groups in North Avoca were English (31.4%), Australian (27.8%), and Irish (10.2%). These percentages were substantially higher than the regional averages for these groups: 19.0%, 17.8%, and 6.5% respectively. Notable divergences existed in the representation of certain ethnic groups. Welsh was overrepresented at 1.2% compared to the regional average of 0.4%. Similarly, South Australian ancestry was higher at 1.1% than the regional average of 0.5%, and Scottish ancestry was also notably higher at 9.0% compared to 4.8% regionally.

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 5-14 year-olds (15.3%) but fewer 25-34 year-olds (7.4%). Post the 2021 Census, the 75-84 age group increased from 2.9% to 5.0%, while the 15-24 cohort rose from 12.2% to 13.4%. Conversely, the 25-34 cohort decreased from 9.1% to 7.4%, and the 55-64 group fell from 15.0% to 13.5%. By 2041, demographic projections indicate significant changes in North Avoca's age profile. The 45-54 cohort is expected to grow by 31%, adding 106 residents for a total of 449. Meanwhile, the 0-4 group is projected to decrease by 4 residents.