Avoca vs Fitzroy Falls
Fitzroy Falls is the younger of the two, with a median age of 50 against 54 in Avoca. In both, the large majority of households own their home, the large majority of homes are detached houses, and about half of households are couple families. Houses cost more in Avoca: a median of $6.28 million, against $2.5 million in Fitzroy Falls, though rent is higher in Fitzroy Falls. On these figures, Fitzroy Falls tends to suit people living alone 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
Avoca
ahead on 2 of the 6 things we measure here
- carries lower crime risk (27/100 vs 61/100)
- is already more of a family suburb (66% vs 56%)
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
Fitzroy Falls
ahead on 2 of the 2 things we measure here
- has cheaper houses ($2,500,000 vs $6,275,000)
- leaves households under less mortgage stress (25% vs 30%)
Weighs house prices and mortgage stress.
Renters
They split
one each way, out of the 3 things we measure here
- Avoca has cheaper rent ($330/wk vs $440/wk)
- Fitzroy Falls has a bigger rental market to choose from (19% vs 5%)
Weighs rent, rental stress, and how much is for rent.
Commuting to the city
Avoca
ahead on 2 of the 3 things we measure here
- has a shorter drive in (107 min vs 119 min)
- sits closer to the CBD (132.8 km vs 139.6 km)
Weighs distance, drive time, and walkability.
Downsizers and retirees
Avoca
ahead on the one thing that separates them
- carries lower crime risk (27/100 vs 61/100)
Weighs 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 and Fitzroy Falls drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
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.
Demographics
Fitzroy Falls rents higher ($440/wk vs $330/wk); Avoca skews older (54 vs 50).
| Avoca | Fitzroy Falls | |
|---|---|---|
| Population | 208 | 220 +6% vs other |
| Population trend (2016 → 2021) | +4.5% | +1.9% |
| Median age | 54 | 50 |
| Median household income | $117,000/yr same for both | |
| Median weekly rent | $330/wk | $440/wk +33% vs other |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (21.2%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
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.
Bars are drawn against the largest share shown (3.2%).
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (17.3%).
What people live in
Occupied private dwellings by structure, 2021 Census.
Property market
| Avoca | Fitzroy Falls | |
|---|---|---|
| Median house price | $6,275,000 | $2,500,000 |
| Median unit price | — same for both | |
| Median land price | — same for both | |
Zoning mix
Avoca has more land zoned for conservation (98% vs 67%); Fitzroy Falls has more rural and farming land (25% vs 0%).
| Avoca | Fitzroy Falls | |
|---|---|---|
| Environmental | 98% | 67% |
| Rural and farming | 0% | 25% |
| Infrastructure and transport | 2% | 8% |
| 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 | Fitzroy Falls | |
|---|---|---|
| New dwellings approved | 335 across Wingecarribee same for both | |
| Approvals change year on year | +6% same for both | |
Ranking within NSW
| Avoca | Fitzroy Falls | |
|---|---|---|
| House price | Higher than 99% of NSW | Higher than 80% of NSW |
| Income | Higher than 82% of NSW same for both | |
| Schools | — same for both | |
| Walkability | Higher than 30% of NSW | Higher than 41% of NSW |
| Affordability | Higher than 1% of NSW | Higher than 36% of NSW |
| EV adoption | Higher than 79% of NSW same for both | |
| NBN connectivity | Higher than 58% of NSW | Higher than 40% of NSW |
Liveability
| Avoca | Fitzroy Falls | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | very advantaged area decile 10/10 same for both | |
Risk profile
Fitzroy Falls carries more bushfire risk (81 vs 0); Fitzroy Falls carries more crime risk (61 vs 27).
| Avoca | Fitzroy Falls | |
|---|---|---|
| Bushfire | None 0/100 | High 81/100 |
| Crime | Low 27/100 | Moderate 61/100 |
| Flood | Not mapped no mapped data here same for both | |
| Coastal erosion | None 0/100 same for both | |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 0 within 5 km same for both | |
Schools
| Avoca | Fitzroy Falls | |
|---|---|---|
| Inside the suburb | 1 | 0 |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Schools in Avoca
- Avoca Public School Government · Primary
Schools in Fitzroy Falls
No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.
Amenities in the suburb
| Avoca | Fitzroy Falls | |
|---|---|---|
| Parks & reserves | 0 | 1 |
| Waterways | 6 | 18 |
Mobility
Fitzroy Falls sits further from the CBD (139.6 km vs 132.8 km).
| Avoca | Fitzroy Falls | |
|---|---|---|
| Walkability score | 0/100 same for both | |
| Distance to Sydney | 132.8 km | 139.6 km +5% vs other |
| Drive time (normal traffic) | 107 min | 119 min |
| Electric vehicle share | 0.9% postcode 2577 same for both | |
| Rooftop solar per 100 dwellings | 56 postcode 2577 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.
Bars are drawn against the largest share shown (63.5%).
Setting
| Avoca | Fitzroy Falls | |
|---|---|---|
| Elevation | 684 m above sea level, at the suburb centre | 688 m above sea level, at the suburb centre |
| Distance to the ocean | 35.3 km | 33.8 km |
NBN connectivity
| Avoca | Fitzroy Falls | |
|---|---|---|
| Connectivity score | 30/100 | 27/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 95 premises | 0% 91 premises |
Climate
| Avoca | Fitzroy Falls | |
|---|---|---|
| Annual rainfall | 974 mm same for both | |
| Summer max (Jan) | — same for both | |
| Winter min (Jul) | — same for both | |
Council rates
| Avoca | Fitzroy Falls | |
|---|---|---|
| Average residential rate | $2,072/yr same for both | |
| Council | Wingecarribee same for both | |
Federal electorate
| Avoca | Fitzroy Falls | |
|---|---|---|
| Division | Whitlam same for both | |
| Member | Carol Berry same for both | |
| Party | Australian Labor Party same for both | |
First Home Owner Grant
| Avoca | Fitzroy Falls | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Avoca
Other comparisons with Fitzroy Falls
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.