Avoca Beach vs North Avoca

Comparing Avoca Beach and North Avoca, NSW: Avoca Beach carries more bushfire risk (20 vs 0); Avoca Beach has more residents (4,708 vs 2,318); and Avoca Beach is more walkable (55 vs 40).

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

North Avoca

ahead on the one thing that separates them

  • carries lower crime risk (29/100 vs 47/100)

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

First-home buyers

Too close to call

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

Weighs house prices and mortgage stress.

Renters

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

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

Commuting to the city

They split

one each way, out of the 4 things we measure here

  • Avoca Beach is more walkable (55/100 vs 40/100)
  • North Avoca sits closer to the CBD (88.2 km vs 92.1 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Avoca Beach is more walkable (55/100 vs 40/100)
  • North Avoca carries lower crime risk (29/100 vs 47/100)

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

Investors

Too close to call

Nothing among the 1 things we measure here separates them by enough to be worth acting on.

Weighs population growth.

Where they sit

Avoca Beach and North Avoca 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 North Avoca
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 North Avoca
Walkability 55 / 40
Avoca Beach — Walkability: 55/100 North Avoca — Walkability: 40/100
Safety 53 / 71
Avoca Beach — Safety: 53/100 North Avoca — Safety: 71/100
Low fire risk 80 / 100
Avoca Beach — Low fire risk: 80/100 North Avoca — Low fire risk: 100/100

Demographics

Avoca Beach has more residents (4,708 vs 2,318); Avoca Beach skews older (43 vs 41).

Avoca Beach North Avoca
Population 4,708
+51% vs other
 2,318
Population trend (2016 → 2021) +2.7% +5.4%
Median age 43 41
Median household income $122,616/yr $130,572/yr
+6% vs other
Median weekly rent $530/wk $545/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Avoca Beach North Avoca
0-4 5.4% / 5.7%
Avoca Beach — 0-4: 5.4% North Avoca — 0-4: 5.7%
5-14 15.3% / 15.1%
Avoca Beach — 5-14: 15.3% North Avoca — 5-14: 15.1%
15-19 7.5% / 7.1%
Avoca Beach — 15-19: 7.5% North Avoca — 15-19: 7.1%
20-24 5.0% / 5.1%
Avoca Beach — 20-24: 5.0% North Avoca — 20-24: 5.1%
25-34 6.7% / 9.1%
Avoca Beach — 25-34: 6.7% North Avoca — 25-34: 9.1%
35-44 12.2% / 13.6%
Avoca Beach — 35-44: 12.2% North Avoca — 35-44: 13.6%
45-54 15.8% / 14.4%
Avoca Beach — 45-54: 15.8% North Avoca — 45-54: 14.4%
55-64 14.0% / 15.0%
Avoca Beach — 55-64: 14.0% North Avoca — 55-64: 15.0%
65-74 11.5% / 11.0%
Avoca Beach — 65-74: 11.5% North Avoca — 65-74: 11.0%
75-84 5.5% / 2.8%
Avoca Beach — 75-84: 5.5% North Avoca — 75-84: 2.8%
85+ 1.1% / 0.9%
Avoca Beach — 85+: 1.1% North Avoca — 85+: 0.9%

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%
North Avoca 59.2% couple families
North Avoca — Couple Families: 59.2% North Avoca — Lone Person: 25.7% North Avoca — One Parent Families: 10.7% North Avoca — Group Household: 3.8% North Avoca — 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%
North Avoca 14.8% renting
North Avoca — Owned Outright: 38.8% North Avoca — Mortgage: 46.4% North Avoca — Renting: 14.8%
Owned outright Mortgage Renting

Qualifications

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

Avoca Beach North Avoca
Bachelor Degree 17.6% / 20.4%
Avoca Beach — Bachelor Degree: 17.6% North Avoca — Bachelor Degree: 20.4%
Certificate III & IV 13.4% / 11.6%
Avoca Beach — Certificate III & IV: 13.4% North Avoca — Certificate III & IV: 11.6%
Advanced Diploma / Diploma 10.3% / 9.5%
Avoca Beach — Advanced Diploma / Diploma: 10.3% North Avoca — Advanced Diploma / Diploma: 9.5%
Postgraduate Degree 4.9% / 6.9%
Avoca Beach — Postgraduate Degree: 4.9% North Avoca — Postgraduate Degree: 6.9%
Graduate Diploma / Certificate 2.5% / 3.6%
Avoca Beach — Graduate Diploma / Certificate: 2.5% North Avoca — Graduate Diploma / Certificate: 3.6%

Bars are drawn against the largest share shown (20.4%).

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 North Avoca
England 8.2% / 5.3%
Avoca Beach — England: 8.2% North Avoca — England: 5.3%
New Zealand 1.6% / 1.5%
Avoca Beach — New Zealand: 1.6% North Avoca — New Zealand: 1.5%
South Africa 1.3% / 1.4%
Avoca Beach — South Africa: 1.3% North Avoca — South Africa: 1.4%
Canada 0.7% / 0.6%
Avoca Beach — Canada: 0.7% North Avoca — Canada: 0.6%
Scotland 0.6% / 0.6%
Avoca Beach — Scotland: 0.6% North Avoca — Scotland: 0.6%
Ireland 0.9% / —
Avoca Beach — Ireland: 0.9% North Avoca — Ireland: not among its largest

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 — Flats / Apartments: 7.5% Avoca Beach — Townhouses: 5.7%
North Avoca 92.0% houses
North Avoca — Houses: 92.0% North Avoca — Flats / Apartments: 4.7% North Avoca — Townhouses: 3.3%
Houses Flats / Apartments Townhouses

Property market

Avoca Beach North Avoca
Median house price $1,715,000 $1,587,500
Median unit price $1,590,000 —
Median land price —
same for both
Typical days to sell (houses) 36 days
from 49 sales
 38 days
from 20 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 North Avoca
3 bed $1.68M / $1.25M
Avoca Beach — 3 bed: $1.68M (13 sales) North Avoca — 3 bed: $1.25M (9 sales)

13 vs 9 sales

4 bed $1.73M / $1.56M
Avoca Beach — 4 bed: $1.73M (29 sales) North Avoca — 4 bed: $1.56M (19 sales)

29 vs 19 sales

5 bed $2.4M / $1.85M
Avoca Beach — 5 bed: $2.4M (21 sales) North Avoca — 5 bed: $1.85M (8 sales)

21 vs 8 sales

Zoning mix

Avoca Beach has more land zoned for conservation (39% vs 14%).

Avoca Beach North Avoca
Residential 47% 63%
Environmental 39% 14%
Parks and recreation 11% 21%
Other and special use 1%
same for both
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 North Avoca
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 North Avoca
Houses 3.1%
$898/wk on $1.53M
 —
Units —
same for both

Ranking within NSW

Avoca Beach North Avoca
House price Higher than 80% of NSW Higher than 79% of NSW
Income Higher than 85% of NSW Higher than 89% of NSW
Schools —
same for both
Walkability Higher than 83% of NSW Higher than 78% of NSW
Affordability Higher than 39% of NSW Higher than 45% of NSW
EV adoption Higher than 84% of NSW Higher than 89% of NSW
NBN connectivity Higher than 67% of NSW Higher than 74% of NSW
Rental yield (houses) Higher than 24% of NSW —

Liveability

Avoca Beach is more walkable (55 vs 40); North Avoca scores higher overall (75 vs 66).

Avoca Beach North Avoca
Grade B A
Score 66/100 75/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Avoca Beach carries more bushfire risk (20 vs 0); Avoca Beach carries more crime risk (47 vs 29).

Avoca Beach North Avoca
Bushfire Low
20/100
 None
0/100
Crime Moderate
47/100
 Low
29/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Low
30/100
 Low
34/100
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 2
within 5 km

Schools

Avoca Beach North Avoca
Inside the suburb 1 0
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 1 0

Schools in Avoca Beach

  • Avoca Beach Public School Government · Primary below peers

Schools in North Avoca

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Amenities in the suburb

Avoca Beach North Avoca
Cafes & restaurants 9 1
Parks & reserves 6 4
Childcare 2 0
GPs 1 0
Pharmacies 1 0
Banks & Bank@Post 1 0
Fuel stations 1 0
Beaches 1
same for both
Waterways 1 0

Mobility

Avoca Beach sits further from the CBD (92.1 km vs 88.2 km).

Avoca Beach North Avoca
Walkability score 55/100 40/100
Distance to Sydney 92.1 km
+4% vs other
 88.2 km
Drive time (normal traffic) 88 min 84 min
Public transport score 78/100
Bus
 73/100
Bus
Peak arrivals per hour 98.8
7-9am + 5-7pm
 38.8
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 1.2%
postcode 2251
 1.4%
postcode 2260
Rooftop solar per 100 dwellings 38
postcode 2251
 37
postcode 2260

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 North Avoca
Car (driver) 50.4% / 51.3%
Avoca Beach — Car (driver): 50.4% North Avoca — Car (driver): 51.3%
Worked from Home 42.4% / 44.0%
Avoca Beach — Worked from Home: 42.4% North Avoca — Worked from Home: 44.0%
Car (passenger) 3.6% / 2.8%
Avoca Beach — Car (passenger): 3.6% North Avoca — Car (passenger): 2.8%
Walked Only 1.8% / 1.3%
Avoca Beach — Walked Only: 1.8% North Avoca — Walked Only: 1.3%
Train 1.3% / 0.3%
Avoca Beach — Train: 1.3% North Avoca — Train: 0.3%
Bus 0.5% / 0.4%
Avoca Beach — Bus: 0.5% North Avoca — Bus: 0.4%

Bars are drawn against the largest share shown (51.3%).

Setting

Avoca Beach North Avoca
Elevation 1 m
above sea level, at the suburb centre
 14 m
above sea level, at the suburb centre
Distance to the ocean 821 m
912 m to a named beach
 366 m
463 m to a named beach

NBN connectivity

Avoca Beach North Avoca
Connectivity score 50/100 66/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 8%
2,529 premises
 38%
1,065 premises

Climate

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

Federal electorate

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

First Home Owner Grant

Avoca Beach North Avoca
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

North Avoca

Beach Beachfront Coastal Large Blocks Parks Professionals Quiet River

More comparisons

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Other comparisons with North Avoca

North Avoca vs Terrigal
Full data on Avoca Beach Full data on North Avoca
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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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