Avoca vs Moss Vale

Moss Vale is the younger of the two, with a median age of 45 against 54 in Avoca. In both, most households own their home and the large majority of homes are detached houses. In Avoca, about half of households are couple families. Houses cost more in Avoca: a median of $6.28 million, against $1.09 million in Moss Vale, though rent is higher in Moss Vale. On these figures, Avoca tends to suit couples, while Moss Vale suits 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

They split

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

  • Avoca carries lower crime risk (27/100 vs 52/100)
  • Moss Vale has more parks and reserves (29 vs 0)

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

First-home buyers

Moss Vale

ahead on the one thing that separates them

  • has cheaper houses ($1,095,000 vs $6,275,000)

Weighs house prices and mortgage stress.

Renters

Avoca

ahead on 2 of the 3 things we measure here

  • leaves renters under less rental stress (15% vs 26%)
  • has cheaper rent ($330/wk vs $400/wk)
  • But Moss Vale has a bigger rental market to choose from (28% vs 5%)

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

Commuting to the city

Moss Vale

ahead on 2 of the 3 things we measure here

  • is more walkable (42/100 vs 0/100)
  • sits closer to the CBD (126.9 km vs 132.8 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Moss Vale

ahead on 2 of the 4 things we measure here

  • is more walkable (42/100 vs 0/100)
  • has more GPs (2 vs 0)
  • But Avoca carries lower crime risk (27/100 vs 52/100)

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 Moss Vale 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 Moss Vale
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 Moss Vale
Walkability 0 / 42
Avoca — Walkability: 0/100 Moss Vale — Walkability: 42/100
Safety 73 / 48
Avoca — Safety: 73/100 Moss Vale — Safety: 48/100
Low fire risk 100 / 100
Avoca — Low fire risk: 100/100 Moss Vale — Low fire risk: 100/100

Demographics

Moss Vale has more residents (9,310 vs 208); Avoca has higher household incomes ($117,000 vs $78,572).

Avoca Moss Vale
Population 208 9,310
+4376% vs other
Population trend (2016 → 2021) +4.5% +8.5%
Median age 54 45
Median household income $117,000/yr
+33% vs other
 $78,572/yr
Median weekly rent $330/wk $400/wk
+21% vs other

Age profile

Share of residents in each band, 2021 Census.

Avoca Moss Vale
0-4 1.4% / 5.2%
Avoca — 0-4: 1.4% Moss Vale — 0-4: 5.2%
5-14 9.1% / 12.7%
Avoca — 5-14: 9.1% Moss Vale — 5-14: 12.7%
15-19 10.1% / 5.9%
Avoca — 15-19: 10.1% Moss Vale — 15-19: 5.9%
20-24 4.8% / 4.8%
Avoca — 20-24: 4.8% Moss Vale — 20-24: 4.8%
25-34 6.7% / 10.6%
Avoca — 25-34: 6.7% Moss Vale — 25-34: 10.6%
35-44 6.7% / 10.7%
Avoca — 35-44: 6.7% Moss Vale — 35-44: 10.7%
45-54 13.0% / 12.1%
Avoca — 45-54: 13.0% Moss Vale — 45-54: 12.1%
55-64 21.2% / 13.0%
Avoca — 55-64: 21.2% Moss Vale — 55-64: 13.0%
65-74 17.8% / 13.3%
Avoca — 65-74: 17.8% Moss Vale — 65-74: 13.3%
75-84 8.2% / 8.9%
Avoca — 75-84: 8.2% Moss Vale — 75-84: 8.9%
85+ — / 2.8%
Avoca — 85+: not among its largest Moss Vale — 85+: 2.8%

Bars are drawn against the largest share shown (21.2%).

Who lives together

Household composition, 2021 Census.

Avoca 51.2% couple families
Avoca — Couple Families: 51.2% Avoca — Lone Person: 26.8% Avoca — One Parent Families: 14.6% Avoca — Group Household: 7.3% Avoca — Other Families: 0.0%
Moss Vale 38.5% couple families
Moss Vale — Couple Families: 38.5% Moss Vale — Lone Person: 40.8% Moss Vale — One Parent Families: 16.2% Moss Vale — Group Household: 3.1% Moss Vale — Other Families: 1.4%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Avoca 4.6% renting
Avoca — Owned Outright: 49.2% Avoca — Mortgage: 46.2% Avoca — Renting: 4.6%
Moss Vale 28.0% renting
Moss Vale — Owned Outright: 40.0% Moss Vale — Mortgage: 32.0% Moss Vale — Renting: 28.0%
Owned outright Mortgage Renting

Qualifications

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

Avoca Moss Vale
Certificate III & IV 17.3% / 15.5%
Avoca — Certificate III & IV: 17.3% Moss Vale — Certificate III & IV: 15.5%
Bachelor Degree 13.0% / 11.9%
Avoca — Bachelor Degree: 13.0% Moss Vale — Bachelor Degree: 11.9%
Advanced Diploma / Diploma 9.6% / 8.4%
Avoca — Advanced Diploma / Diploma: 9.6% Moss Vale — Advanced Diploma / Diploma: 8.4%
Postgraduate Degree 4.8% / 4.6%
Avoca — Postgraduate Degree: 4.8% Moss Vale — Postgraduate Degree: 4.6%
Graduate Diploma / Certificate — / 1.9%
Avoca — Graduate Diploma / Certificate: not among its largest Moss Vale — Graduate Diploma / Certificate: 1.9%

Bars are drawn against the largest share shown (17.3%).

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 Moss Vale
England 1.4% / 4.4%
Avoca — England: 1.4% Moss Vale — England: 4.4%
New Zealand 1.4% / 1.6%
Avoca — New Zealand: 1.4% Moss Vale — New Zealand: 1.6%
Scotland 1.9% / 0.6%
Avoca — Scotland: 1.9% Moss Vale — Scotland: 0.6%
Philippines — / 1.2%
Avoca — Philippines: not among its largest Moss Vale — Philippines: 1.2%
Nepal — / 1.0%
Avoca — Nepal: not among its largest Moss Vale — Nepal: 1.0%
China — / 0.7%
Avoca — China: not among its largest Moss Vale — China: 0.7%

Bars are drawn against the largest share shown (4.4%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Avoca 100.0% houses
Avoca — Houses: 100.0% Avoca — Townhouses: 0.0% Avoca — Flats / Apartments: 0.0%
Moss Vale 86.7% houses
Moss Vale — Houses: 86.7% Moss Vale — Townhouses: 8.1% Moss Vale — Flats / Apartments: 5.2%
Houses Townhouses Flats / Apartments

Property market

Avoca Moss Vale
Median house price $6,275,000 $1,095,000
Median unit price — $572,500
Median land price — $585,000
Typical days to sell (houses) — 41 days
from 141 sales

Zoning mix

Avoca has more land zoned for conservation (98% vs 60%); Moss Vale has more rural and farming land (10% vs 0%).

Avoca Moss Vale
Environmental 98% 60%
Residential 0% 12%
Rural and farming 0% 10%
Industrial 0% 10%
Infrastructure and transport 2% 7%
Parks and recreation 0% 2%
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 Moss Vale
New dwellings approved 335
across Wingecarribee
same for both
Approvals change year on year +6%
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 Moss Vale
Houses — 3.4%
$780/wk on $1.19M
Units —
same for both

Ranking within NSW

Avoca Moss Vale
House price Higher than 99% of NSW Higher than 49% of NSW
Income Higher than 82% of NSW Higher than 46% of NSW
Schools — Higher than 46% of NSW
Walkability Higher than 30% of NSW Higher than 79% of NSW
Affordability Higher than 1% of NSW Higher than 47% of NSW
EV adoption Higher than 79% of NSW
same for both
NBN connectivity Higher than 58% of NSW Higher than 76% of NSW
Rental yield (houses) — Higher than 40% of NSW

Liveability

Moss Vale is more walkable (42 vs 0).

Avoca Moss Vale
Grade — B
Score — 53/100
Socio-economic band very advantaged area
decile 10/10
 mid-range socio-economic
decile 6/10

Risk profile

Moss Vale carries more crime risk (52 vs 27).

Avoca Moss Vale
Bushfire None
0/100
same for both
Crime Low
27/100
 Moderate
52/100
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
 4
within 5 km

Schools

Avoca Moss Vale
Inside the suburb 1 5
Rated above peers 0 1
Rated at peers 0 2
Rated below peers 0 1

Schools in Avoca

  • Avoca Public School Government · Primary

Schools in Moss Vale

  • St Paul's International College Independent · Secondary above peers
  • Moss Vale High School Government · Secondary at peers
  • Moss Vale Public School Government · Primary at peers
  • St Paul's Catholic Primary School Catholic · Primary below peers
  • The King's School, Tudor House Independent · Primary

Amenities in the suburb

Avoca Moss Vale
Supermarkets 0 3
Cafes & restaurants 0 8
Parks & reserves 0 29
Childcare 0 7
GPs 0 2
Pharmacies 0 3
Police stations 0 1
Banks & Bank@Post 0 3
Fuel stations 0 4
Waterways 6 20

Mobility

Avoca sits further from the CBD (132.8 km vs 126.9 km).

Avoca Moss Vale
Walkability score 0/100 42/100
Distance to Sydney 132.8 km
+4% vs other
 126.9 km
Drive time (normal traffic) 107 min 105 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.

Avoca Moss Vale
Car (driver) 63.5% / 70.3%
Avoca — Car (driver): 63.5% Moss Vale — Car (driver): 70.3%
Worked from Home 30.6% / 19.2%
Avoca — Worked from Home: 30.6% Moss Vale — Worked from Home: 19.2%
Walked Only 5.9% / 3.6%
Avoca — Walked Only: 5.9% Moss Vale — Walked Only: 3.6%
Car (passenger) — / 5.5%
Avoca — Car (passenger): not among its largest Moss Vale — Car (passenger): 5.5%
Bus — / 0.8%
Avoca — Bus: not among its largest Moss Vale — Bus: 0.8%

Bars are drawn against the largest share shown (70.3%).

Setting

Avoca Moss Vale
Elevation 684 m
above sea level, at the suburb centre
 675 m
above sea level, at the suburb centre
Distance to the ocean 35.3 km 42.6 km

NBN connectivity

Avoca Moss Vale
Connectivity score 30/100 69/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
95 premises
 44%
4,979 premises

Climate

Avoca Moss Vale
Annual rainfall 974 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Council rates

Avoca Moss Vale
Average residential rate $2,072/yr
same for both
Council Wingecarribee
same for both

Federal electorate

Avoca Moss Vale
Division Whitlam
same for both
Member Carol Berry
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

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

Tags

Avoca

Luxury Retirees Rural

Moss Vale

Acreage

More comparisons

Other comparisons with Avoca

Avoca vs Burrawang Avoca vs Glenquarry Avoca vs Wildes Meadow Avoca vs Fitzroy Falls

Other comparisons with Moss Vale

Moss Vale vs Bowral Moss Vale vs Burradoo Moss Vale vs Berrima Moss Vale vs New Berrima Moss Vale vs Sutton Forest Moss Vale vs Glenquarry
Full data on Avoca Full data on Moss Vale
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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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