Avoca Beach vs Kincumber

Avoca Beach is the younger of the two, with a median age of 43 against 48 in Kincumber. In both, the large majority of households own their home and most homes are detached houses. In Avoca Beach, most households are couple families. Houses cost more in Avoca Beach: a median of $1.72 million, against $1.14 million in Kincumber, and rent is higher there too. On these figures, Avoca Beach tends to suit couples, while Kincumber suits people living alone, older residents, and buyers on a tighter budget.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

They split

one each way, out of the 6 things we measure here

  • Avoca Beach is already more of a family suburb (75% vs 53%)
  • Kincumber has more schools inside the suburb (3 vs 1)

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Kincumber

ahead on 2 of the 3 things we measure here

  • has cheaper units ($785,000 vs $1,590,000)
  • has cheaper houses ($1,140,000 vs $1,715,000)
  • But Avoca Beach leaves households under less mortgage stress (24% vs 36%)

Weighs house prices, unit prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Avoca Beach leaves renters under less rental stress (22% vs 30%)
  • Kincumber has cheaper rent ($400/wk vs $530/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Kincumber

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (82 min vs 88 min)
  • sits closer to the CBD (87.7 km vs 92.1 km)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Kincumber

ahead on 3 of the 5 things we measure here

  • has more GPs (3 vs 1)
  • has more units and townhouses to downsize into (35% vs 13%)
  • has more residents already 65 and over (31% vs 18%)

Weighs smaller dwellings, who already lives there, GPs, walkability, and crime.

Investors

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs house yield and population growth.

Where they sit

Avoca Beach and Kincumber drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Avoca Beach Kincumber
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Avoca Beach Kincumber
Walkability 55 / 51
Avoca Beach — Walkability: 55/100 Kincumber — Walkability: 51/100
Safety 53 / 51
Avoca Beach — Safety: 53/100 Kincumber — Safety: 51/100
Low fire risk 80 / 81
Avoca Beach — Low fire risk: 80/100 Kincumber — Low fire risk: 81/100

Demographics

Avoca Beach has higher household incomes ($122,616 vs $68,692); Kincumber has more residents (7,398 vs 4,708).

Avoca Beach Kincumber
Population 4,708 7,398
+57% vs other
Population trend (2016 → 2021) +2.7% +4.3%
Median age 43 48
Median household income $122,616/yr
+44% vs other
 $68,692/yr
Median weekly rent $530/wk
+25% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Avoca Beach Kincumber
0-4 5.4% / 5.4%
Avoca Beach — 0-4: 5.4% Kincumber — 0-4: 5.4%
5-14 15.3% / 11.8%
Avoca Beach — 5-14: 15.3% Kincumber — 5-14: 11.8%
15-19 7.5% / 5.5%
Avoca Beach — 15-19: 7.5% Kincumber — 15-19: 5.5%
20-24 5.0% / 4.4%
Avoca Beach — 20-24: 5.0% Kincumber — 20-24: 4.4%
25-34 6.7% / 9.4%
Avoca Beach — 25-34: 6.7% Kincumber — 25-34: 9.4%
35-44 12.2% / 10.4%
Avoca Beach — 35-44: 12.2% Kincumber — 35-44: 10.4%
45-54 15.8% / 10.8%
Avoca Beach — 45-54: 15.8% Kincumber — 45-54: 10.8%
55-64 14.0% / 11.5%
Avoca Beach — 55-64: 14.0% Kincumber — 55-64: 11.5%
65-74 11.5% / 12.2%
Avoca Beach — 65-74: 11.5% Kincumber — 65-74: 12.2%
75-84 5.5% / 11.5%
Avoca Beach — 75-84: 5.5% Kincumber — 75-84: 11.5%
85+ 1.1% / 7.1%
Avoca Beach — 85+: 1.1% Kincumber — 85+: 7.1%

Bars are drawn against the largest share shown (15.8%).

Who lives together

Household composition, 2021 Census.

Avoca Beach 57.9% couple families
Avoca Beach — Couple Families: 57.9% Avoca Beach — Lone Person: 23.1% Avoca Beach — One Parent Families: 16.8% Avoca Beach — Group Household: 1.6% Avoca Beach — Other Families: 0.7%
Kincumber 37.6% couple families
Kincumber — Couple Families: 37.6% Kincumber — Lone Person: 44.2% Kincumber — One Parent Families: 15.8% Kincumber — Group Household: 2.0% Kincumber — Other Families: 0.5%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Avoca Beach 17.1% renting
Avoca Beach — Owned Outright: 38.9% Avoca Beach — Mortgage: 44.0% Avoca Beach — Renting: 17.1%
Kincumber 21.7% renting
Kincumber — Owned Outright: 38.9% Kincumber — Mortgage: 39.4% Kincumber — Renting: 21.7%
Owned outright Mortgage Renting

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Avoca Beach Kincumber
Certificate III & IV 13.4% / 16.7%
Avoca Beach — Certificate III & IV: 13.4% Kincumber — Certificate III & IV: 16.7%
Bachelor Degree 17.6% / 10.5%
Avoca Beach — Bachelor Degree: 17.6% Kincumber — Bachelor Degree: 10.5%
Advanced Diploma / Diploma 10.3% / 8.2%
Avoca Beach — Advanced Diploma / Diploma: 10.3% Kincumber — Advanced Diploma / Diploma: 8.2%
Postgraduate Degree 4.9% / 2.7%
Avoca Beach — Postgraduate Degree: 4.9% Kincumber — Postgraduate Degree: 2.7%
Graduate Diploma / Certificate 2.5% / 1.3%
Avoca Beach — Graduate Diploma / Certificate: 2.5% Kincumber — Graduate Diploma / Certificate: 1.3%

Bars are drawn against the largest share shown (17.6%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Avoca Beach Kincumber
England 8.2% / 7.2%
Avoca Beach — England: 8.2% Kincumber — England: 7.2%
New Zealand 1.6% / 1.4%
Avoca Beach — New Zealand: 1.6% Kincumber — New Zealand: 1.4%
South Africa 1.3% / 0.8%
Avoca Beach — South Africa: 1.3% Kincumber — South Africa: 0.8%
Ireland 0.9% / 0.5%
Avoca Beach — Ireland: 0.9% Kincumber — Ireland: 0.5%
Scotland 0.6% / 0.7%
Avoca Beach — Scotland: 0.6% Kincumber — Scotland: 0.7%
Canada 0.7% / 0.5%
Avoca Beach — Canada: 0.7% Kincumber — Canada: 0.5%
Philippines — / 0.6%
Avoca Beach — Philippines: not among its largest Kincumber — Philippines: 0.6%

Bars are drawn against the largest share shown (8.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Avoca Beach 86.7% houses
Avoca Beach — Houses: 86.7% Avoca Beach — Townhouses: 5.7% Avoca Beach — Flats / Apartments: 7.5%
Kincumber 65.5% houses
Kincumber — Houses: 65.5% Kincumber — Townhouses: 30.0% Kincumber — Flats / Apartments: 4.6%
Houses Townhouses Flats / Apartments

Property market

Avoca Beach Kincumber
Median house price $1,715,000 $1,140,000
Median unit price $1,590,000 $785,000
Median land price — $2,160,000
Typical days to sell (houses) 36 days
from 49 sales
 20 days
from 95 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Avoca Beach Kincumber
3 bed $1.68M / $1M
Avoca Beach — 3 bed: $1.68M (13 sales) Kincumber — 3 bed: $1M (60 sales)

13 vs 60 sales

4 bed $1.73M / $1.26M
Avoca Beach — 4 bed: $1.73M (29 sales) Kincumber — 4 bed: $1.26M (54 sales)

29 vs 54 sales

5 bed $2.4M / $1.45M
Avoca Beach — 5 bed: $2.4M (21 sales) Kincumber — 5 bed: $1.45M (17 sales)

21 vs 17 sales

Zoning mix

Kincumber has more land zoned for conservation (54% vs 39%).

Avoca Beach Kincumber
Environmental 39% 54%
Residential 47% 23%
Infrastructure and transport 1% 12%
Parks and recreation 11% 10%
Industrial 0% 1%
Other and special use 1% 0%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Avoca Beach Kincumber
New dwellings approved 1,441
across Central Coast (NSW)
same for both
Approvals change year on year +67%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Avoca Beach Kincumber
Houses 3.1%
$898/wk on $1.53M
 3.5%
$750/wk on $1.1M
Units —
same for both

Ranking within NSW

Avoca Beach Kincumber
House price Higher than 80% of NSW Higher than 59% of NSW
Income Higher than 85% of NSW —
Schools — Higher than 14% of NSW
Walkability Higher than 83% of NSW Higher than 81% of NSW
Affordability Higher than 39% of NSW —
EV adoption Higher than 84% of NSW
same for both
NBN connectivity Higher than 67% of NSW Higher than 70% of NSW
Rental yield (houses) Higher than 24% of NSW Higher than 47% of NSW

Liveability

Avoca Beach scores higher overall (66 vs 45).

Avoca Beach Kincumber
Grade B C
Score 66/100 45/100
Socio-economic band very advantaged area
decile 10/10
 mid-range socio-economic
decile 6/10

Risk profile

Avoca Beach Kincumber
Bushfire Low
20/100
 Low
19/100
Crime Moderate
47/100
 Moderate
49/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
30/100
 None
0/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
same for both

Schools

Avoca Beach Kincumber
Inside the suburb 1 3
Rated above peers 0
same for both
Rated at peers 0 2
Rated below peers 1
same for both

Schools in Avoca Beach

  • Avoca Beach Public School Government · Primary below peers

Schools in Kincumber

  • Kincumber High School Government · Secondary at peers
  • Kincumber Public School Government · Primary at peers
  • Holy Cross Catholic Primary School Catholic · Primary below peers

Amenities in the suburb

Avoca Beach Kincumber
Supermarkets 0 1
Cafes & restaurants 9 2
Parks & reserves 6 7
Childcare 2 6
GPs 1 3
Pharmacies 1
same for both
Banks & Bank@Post 1 2
Fuel stations 1 2
Beaches 1 0
Waterways 1 7

Mobility

Avoca Beach sits further from the CBD (92.1 km vs 87.7 km).

Avoca Beach Kincumber
Walkability score 55/100 51/100
Distance to Sydney 92.1 km
+5% vs other
 87.7 km
Drive time (normal traffic) 88 min 82 min
Public transport score 78/100
Bus
 79/100
Bus
Peak arrivals per hour 98.8
7-9am + 5-7pm
 171.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 2251
same for both
Rooftop solar per 100 dwellings 38
postcode 2251
same for both

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Avoca Beach Kincumber
Car (driver) 50.4% / 61.3%
Avoca Beach — Car (driver): 50.4% Kincumber — Car (driver): 61.3%
Worked from Home 42.4% / 31.4%
Avoca Beach — Worked from Home: 42.4% Kincumber — Worked from Home: 31.4%
Car (passenger) 3.6% / 3.9%
Avoca Beach — Car (passenger): 3.6% Kincumber — Car (passenger): 3.9%
Walked Only 1.8% / 1.8%
Avoca Beach — Walked Only: 1.8% Kincumber — Walked Only: 1.8%
Train 1.3% / 1.0%
Avoca Beach — Train: 1.3% Kincumber — Train: 1.0%

Bars are drawn against the largest share shown (61.3%).

Setting

Avoca Beach Kincumber
Elevation 1 m
above sea level, at the suburb centre
 10 m
above sea level, at the suburb centre
Distance to the ocean 821 m
912 m to a named beach
 3.4 km
3.4 km to a named beach

NBN connectivity

Avoca Beach Kincumber
Connectivity score 50/100 60/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 8%
2,529 premises
 27%
3,768 premises

Climate

Avoca Beach Kincumber
Annual rainfall 1,272 mm
same for both
Summer max (Jan) 26.4°C
same for both
Winter min (Jul) 10.6°C
same for both

Air quality (annual mean)

Avoca Beach Kincumber
PM2.5 5.1 µg/m³
same for both
PM10 14.8 µg/m³
same for both
NO₂ 0.36 pphm
same for both

Council rates

Avoca Beach Kincumber
Average residential rate $1,409/yr
same for both
Council Central Coast (NSW)
same for both

Federal electorate

Avoca Beach Kincumber
Division Robertson
same for both
Member Gordon Reid
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Avoca Beach Kincumber
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Avoca Beach

Beach Coastal Large Blocks Outer Parks Professionals

Kincumber

Outer Parks Retirees River Townhouses

More comparisons

Other comparisons with Avoca Beach

Avoca Beach vs Terrigal Avoca Beach vs Copacabana Avoca Beach vs North Avoca Avoca Beach vs Picketts Valley

Other comparisons with Kincumber

Kincumber vs Green Point Kincumber vs Saratoga Kincumber vs Copacabana Kincumber vs Bensville Kincumber vs Macmasters Beach Kincumber vs Kincumber South
Full data on Avoca Beach Full data on Kincumber
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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