Coffs Harbour vs Korora

In both, most households own their home and most homes are detached houses. In Korora, about half of households are couple families. Houses cost more in Korora: a median of $1.12 million, against $840,000 in Coffs Harbour, and rent is higher there too. On these figures, Coffs Harbour tends to suit people living alone and buyers on a tighter budget, while Korora suits couples.

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

  • Coffs Harbour has more parks and reserves (64 vs 3)
  • Korora carries lower crime risk (51/100 vs 93/100)

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

First-home buyers

They split

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

  • Coffs Harbour has cheaper houses ($840,000 vs $1,125,000)
  • Korora leaves households under less mortgage stress (25% vs 32%)

Weighs house prices, unit prices, land prices, and mortgage stress.

Renters

Coffs Harbour

ahead on 2 of the 3 things we measure here

  • has a bigger rental market to choose from (41% vs 22%)
  • has cheaper rent ($355/wk vs $450/wk)

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

Commuting to the city

Coffs Harbour

ahead on 3 of the 3 things we measure here

  • is more walkable (88/100 vs 12/100)
  • has a shorter drive in (342 min vs 360 min)
  • sits closer to the CBD (525.9 km vs 541 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Coffs Harbour

ahead on 3 of the 5 things we measure here

  • has more GPs (11 vs 0)
  • is more walkable (88/100 vs 12/100)
  • has more units and townhouses to downsize into (40% vs 21%)
  • But Korora carries lower crime risk (51/100 vs 93/100)

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

Investors

Coffs Harbour

ahead on the one thing that separates them

  • returns a higher gross yield on houses (3.9% vs 2.8%)

Weighs house yield, unit yield, and population growth.

Where they sit

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

Coffs Harbour Korora
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.

Coffs Harbour Korora
Walkability 88 / 12
Coffs Harbour — Walkability: 88/100 Korora — Walkability: 12/100
Safety 7 / 49
Coffs Harbour — Safety: 7/100 Korora — Safety: 49/100
Low fire risk 66 / 59
Coffs Harbour — Low fire risk: 66/100 Korora — Low fire risk: 59/100

Demographics

Coffs Harbour has more residents (27,089 vs 2,740); Korora has higher household incomes ($95,108 vs $64,012).

Coffs Harbour Korora
Population 27,089
+90% vs other
 2,740
Population trend (2016 → 2021) +5.2% +10.1%
Median age 43 44
Median household income $64,012/yr $95,108/yr
+49% vs other
Median weekly rent $355/wk $450/wk
+27% vs other

Age profile

Share of residents in each band, 2021 Census.

Coffs Harbour Korora
0-4 5.0% / 4.8%
Coffs Harbour — 0-4: 5.0% Korora — 0-4: 4.8%
5-14 11.8% / 12.9%
Coffs Harbour — 5-14: 11.8% Korora — 5-14: 12.9%
15-19 6.0% / 6.4%
Coffs Harbour — 15-19: 6.0% Korora — 15-19: 6.4%
20-24 5.5% / 3.5%
Coffs Harbour — 20-24: 5.5% Korora — 20-24: 3.5%
25-34 11.9% / 10.5%
Coffs Harbour — 25-34: 11.9% Korora — 25-34: 10.5%
35-44 11.9% / 12.4%
Coffs Harbour — 35-44: 11.9% Korora — 35-44: 12.4%
45-54 11.8% / 13.3%
Coffs Harbour — 45-54: 11.8% Korora — 45-54: 13.3%
55-64 12.7% / 13.9%
Coffs Harbour — 55-64: 12.7% Korora — 55-64: 13.9%
65-74 12.1% / 14.7%
Coffs Harbour — 65-74: 12.1% Korora — 65-74: 14.7%
75-84 7.8% / 6.4%
Coffs Harbour — 75-84: 7.8% Korora — 75-84: 6.4%
85+ 3.5% / 1.2%
Coffs Harbour — 85+: 3.5% Korora — 85+: 1.2%

Bars are drawn against the largest share shown (14.7%).

Who lives together

Household composition, 2021 Census.

Coffs Harbour 44.5% lone person
Coffs Harbour — Lone Person: 44.5% Coffs Harbour — Couple Families: 28.5% Coffs Harbour — One Parent Families: 19.9% Coffs Harbour — Group Household: 5.6% Coffs Harbour — Other Families: 1.4%
Korora 30.2% lone person
Korora — Lone Person: 30.2% Korora — Couple Families: 45.7% Korora — One Parent Families: 18.2% Korora — Group Household: 4.5% Korora — Other Families: 1.4%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Coffs Harbour 40.9% renting
Coffs Harbour — Owned Outright: 34.1% Coffs Harbour — Mortgage: 25.1% Coffs Harbour — Renting: 40.9%
Korora 22.4% renting
Korora — Owned Outright: 43.4% Korora — Mortgage: 34.1% Korora — Renting: 22.4%
Owned outright Mortgage Renting

Qualifications

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

Coffs Harbour Korora
Certificate III & IV 16.4% / 15.2%
Coffs Harbour — Certificate III & IV: 16.4% Korora — Certificate III & IV: 15.2%
Bachelor Degree 9.4% / 16.3%
Coffs Harbour — Bachelor Degree: 9.4% Korora — Bachelor Degree: 16.3%
Advanced Diploma / Diploma 7.4% / 10.2%
Coffs Harbour — Advanced Diploma / Diploma: 7.4% Korora — Advanced Diploma / Diploma: 10.2%
Postgraduate Degree 2.3% / 4.4%
Coffs Harbour — Postgraduate Degree: 2.3% Korora — Postgraduate Degree: 4.4%
Graduate Diploma / Certificate 1.4% / 3.1%
Coffs Harbour — Graduate Diploma / Certificate: 1.4% Korora — Graduate Diploma / Certificate: 3.1%

Bars are drawn against the largest share shown (16.4%).

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.

Coffs Harbour Korora
England 2.9% / 4.2%
Coffs Harbour — England: 2.9% Korora — England: 4.2%
New Zealand 1.3% / 1.6%
Coffs Harbour — New Zealand: 1.3% Korora — New Zealand: 1.6%
South Africa 0.5% / 1.8%
Coffs Harbour — South Africa: 0.5% Korora — South Africa: 1.8%
India 1.1% / 0.9%
Coffs Harbour — India: 1.1% Korora — India: 0.9%
Malaysia 0.5% / 1.3%
Coffs Harbour — Malaysia: 0.5% Korora — Malaysia: 1.3%
Myanmar 1.5% / —
Coffs Harbour — Myanmar: 1.5% Korora — Myanmar: not among its largest
Iraq 1.4% / —
Coffs Harbour — Iraq: 1.4% Korora — Iraq: not among its largest

Bars are drawn against the largest share shown (4.2%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Coffs Harbour 59.7% houses
Coffs Harbour — Houses: 59.7% Coffs Harbour — Townhouses: 17.5% Coffs Harbour — Flats / Apartments: 22.8%
Korora 78.7% houses
Korora — Houses: 78.7% Korora — Townhouses: 15.9% Korora — Flats / Apartments: 5.3%
Houses Townhouses Flats / Apartments

Property market

Coffs Harbour Korora
Median house price $840,000 $1,125,000
Median unit price $520,000 $558,000
Median land price $1,082,500 $1,040,500
Typical days to sell (houses) 32 days
from 182 sales
 41 days
from 16 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.

Coffs Harbour Korora
3 bed $788K / $945K
Coffs Harbour — 3 bed: $788K (152 sales) Korora — 3 bed: $945K (15 sales)

152 vs 15 sales

4 bed $900K / $1.18M
Coffs Harbour — 4 bed: $900K (107 sales) Korora — 4 bed: $1.18M (30 sales)

107 vs 30 sales

5 bed $1.02M / $1.21M
Coffs Harbour — 5 bed: $1.02M (23 sales) Korora — 5 bed: $1.21M (5 sales)

23 vs 5 sales

Zoning mix

Korora has more land zoned for conservation (29% vs 16%).

Coffs Harbour Korora
Residential 25% 41%
Environmental 16% 29%
Rural and farming 20% 25%
Parks and recreation 20% 1%
Infrastructure and transport 16% 4%
Industrial 3% 0%
Commercial 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

Coffs Harbour Korora
New dwellings approved 356
across Coffs Harbour
same for both
Approvals change year on year +61%
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.

Coffs Harbour Korora
Houses 3.9%
$650/wk on $864K
 2.8%
$670/wk on $1.24M
Units 4.5%
$500/wk on $580K
 4.8%
$525/wk on $569K

Ranking within NSW

Coffs Harbour Korora
House price Higher than 35% of NSW Higher than 62% of NSW
Income Higher than 26% of NSW Higher than 62% of NSW
Schools Higher than 37% of NSW —
Walkability Higher than 95% of NSW Higher than 59% of NSW
Affordability Higher than 45% of NSW Higher than 47% of NSW
EV adoption Higher than 55% of NSW
same for both
NBN connectivity Higher than 98% of NSW Higher than 91% of NSW
Rental yield (houses) Higher than 69% of NSW Higher than 15% of NSW
Rental yield (units) Higher than 43% of NSW Higher than 57% of NSW

Liveability

Coffs Harbour is more walkable (88 vs 12); Korora scores higher overall (40 vs 33).

Coffs Harbour Korora
Grade C
same for both
Score 33/100 40/100
Socio-economic band below-average income
decile 2/10
 advantaged area
decile 8/10

Risk profile

Coffs Harbour carries more crime risk (93 vs 51).

Coffs Harbour Korora
Bushfire Low
34/100
 Moderate
41/100
Crime High
93/100
 Moderate
51/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion Moderate
57/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 7
within 5 km
 0
within 5 km

Schools

Coffs Harbour Korora
Inside the suburb 14 1
Rated above peers 2 0
Rated at peers 5 1
Rated below peers 3 0

Schools in Coffs Harbour

  • Casuarina Steiner School Independent · Primary above peers
  • Lismore Diocese Online Education Centre Catholic · Secondary above peers
  • Coffs Harbour High School Government · Secondary at peers
  • Narranga Public School Government · Primary at peers
  • St Augustine's Primary School Catholic · Primary at peers
  • Tyalla Public School Government · Primary at peers

Schools in Korora

  • Kororo Public School Government · Primary at peers

Amenities in the suburb

Coffs Harbour Korora
Supermarkets 8 0
Cafes & restaurants 67 0
Parks & reserves 64 3
Childcare 23 2
GPs 11 0
Pharmacies 14 0
Hospitals 1 0
Police stations 1 0
Banks & Bank@Post 13 0
Fuel stations 8 0
EV chargers 3 0
Beaches 1 2
Waterways 54 4

Mobility

Korora sits further from the CBD (541 km vs 525.9 km).

Coffs Harbour Korora
Walkability score 88/100 12/100
Distance to Sydney 525.9 km 541 km
+3% vs other
Drive time (normal traffic) 342 min 360 min
Public transport score 78/100
Bus
 29/100
Bus
Peak arrivals per hour 387.8
7-9am + 5-7pm
 9.0
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
 1 min
scheduled, not actual
Electric vehicle share 0.5%
postcode 2450
same for both
Rooftop solar per 100 dwellings 52
postcode 2450
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.

Coffs Harbour Korora
Car (driver) 76.7% / 73.9%
Coffs Harbour — Car (driver): 76.7% Korora — Car (driver): 73.9%
Worked from Home 10.7% / 16.7%
Coffs Harbour — Worked from Home: 10.7% Korora — Worked from Home: 16.7%
Car (passenger) 7.1% / 6.7%
Coffs Harbour — Car (passenger): 7.1% Korora — Car (passenger): 6.7%
Walked Only 3.3% / 2.1%
Coffs Harbour — Walked Only: 3.3% Korora — Walked Only: 2.1%
Bicycle 1.2% / 0.3%
Coffs Harbour — Bicycle: 1.2% Korora — Bicycle: 0.3%
Bus 1.1% / 0.3%
Coffs Harbour — Bus: 1.1% Korora — Bus: 0.3%

Bars are drawn against the largest share shown (76.7%).

Setting

Coffs Harbour Korora
Elevation 8 m
above sea level, at the suburb centre
 51 m
above sea level, at the suburb centre
Distance to the ocean 2.7 km
3.2 km to a named beach
 2.3 km
2.4 km to a named beach

NBN connectivity

Coffs Harbour Korora
Connectivity score 99/100 83/100
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 99%
15,989 premises
 75%
1,269 premises

Climate

Coffs Harbour Korora
Annual rainfall 1,827 mm
same for both
Summer max (Jan) —
same for both
Winter min (Jul) —
same for both

Air quality (annual mean)

Coffs Harbour Korora
PM2.5 4.3 µg/m³
same for both
PM10 10.8 µg/m³
same for both
NO₂ 0.22 pphm
same for both

Council rates

Coffs Harbour Korora
Average residential rate $1,437/yr
same for both
Council Coffs Harbour
same for both

Federal electorate

Coffs Harbour Korora
Division Cowper Page
Member Pat Conaghan Kevin Hogan
Party The Nationals
same for both

First Home Owner Grant

Coffs Harbour Korora
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Coffs Harbour

Cafe Culture Coastal Parks Regional Centre

Korora

Coastal River

More comparisons

Other comparisons with Coffs Harbour

Coffs Harbour vs Toormina Coffs Harbour vs Boambee East Coffs Harbour vs Sawtell Coffs Harbour vs North Boambee Valley Coffs Harbour vs Boambee Coffs Harbour vs Upper Orara

Other comparisons with Korora

Korora vs Sapphire Beach Korora vs Bucca Korora vs Karangi
Full data on Coffs Harbour Full data on Korora
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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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