Avoca Beach NSW 2251
Avoca Beach sits 92 km from Sydney CBD in New South Wales, around 1 hour 30 minutes by car. Census data records 4,708 residents with a median age of 43 and a median household income of $122,616 per year. By household income, education, and employment patterns, it ranks in the top 20% nationally. The suburb grew 2.7% between 2016 and 2021. At the 2021 Census, households here paid a median rent of $530 per week and a median monthly mortgage of $2,508. 1 school sits within the suburb boundary, and walkability is moderate.
Is Avoca Beach a good suburb?
Avoca Beach scores a B (66/100) on SuburbScan's Liveability grade — strong on community.
Mixed results
1 school
Some car dependence
Walkability 55/100 · 92.1 km · 88 min drive to Sydney
Around the state median
Median $1.72M · Pricier than 80% of NSW
Moderate crime risk
Fire 20/100 · Crime 47/100
Very advantaged
SEIFA decile 10/10 · median age 43 · 4,708 residents
Liveability Rating
66 / 100 · Ranked #375 in NSWEach bar is Avoca Beach's rank among NSW suburbs, from 0 to 100 (higher is better). Scored on 4 of 5 factors: no school data, so the other factors carry its weight.
No flood data is published for New South Wales — a blank here means we hold no data, not that there is no risk.
How do you rate the liveability in Avoca Beach?
Local knowledge beats any dataset. Rate it and see what other residents think.
Our score
66 / 100
From schools, safety and socio-economic data — not opinion.
Residents say
…
Median House Price
Public listings dataAvoca Beach's house market is moving lower: the median sale price reached $1.72 million, about 5% below where it sat a year earlier.
Houses
$1,715,000
7% above its 4 neighbours (median $1,600,000)
Based on 70 recorded sales in the last 24 months.
Typically sold in 36 days — median across 49 sales that recorded a listing period
By bedrooms
- 3 bed 13 sales $1.68M
- 4 bed 29 sales $1.73M
- 5 bed 21 sales $2.4M
Units
$1,590,000
Based on 10 recorded sales in the last 24 months.
Typically sold in 31 days — median across 5 sales that recorded a listing period
By bedrooms
- 2 bed 7 sales $1.53M
Currently for Sale
Last 6 monthsHouses in Avoca Beach are currently listed at around $1.53 million on average. Based on 8 houses listed in the past six months.
$1.53M
8 houses listed in the last 6 months.
9 of the suburb's 1,539 dwellings (0.6%) were listed for sale in the last 6 months.
Rental Market
Advertised rents · last 6 monthsHouses in Avoca Beach rent for around $898 a week on average, based on 14 houses listed for rent in the past six months.
Houses
$898/wk
14 houses advertised for rent in the last 6 months.
Units
$748/wk
6 units advertised for rent in the last 6 months.
20 rentals advertised against an estimated 263 rented homes (7.6%) in the last 6 months.
Rent agreed on new leases
Jul–Sep 2026- 3-bed houses
- $775/wk
- 46 bonds
- +25% since 2021
- 2-bed units
- $580/wk
- 16 bonds
- +36% since 2021
Median weekly rent on bonds lodged for new tenancies across postcode 2251 (NSW publishes bonds by postcode, which can cover several suburbs). Change since 2021 compares the median of the first four quarters with the last four. Asking rents above come from advertised listings.
Rental affordability
June quarter 2025103 Moderately unaffordable · the average rental household in this region would pay about 29% of its income on the median rent in postcode 2251.
SGS Rental Affordability Index: a score of 100 means rent takes 30% of income, the usual housing-stress line; lower scores are less affordable. "Region" is the capital city or the rest of the state.
Gross rental yield
Indicative$898/week ($47,000 a year) on a $1.53 million median
Not enough unit sales and rentals in the window to calculate a yield.
Gross yield — before strata, rates, management, insurance and vacancy. Calculated from median advertised rents and median asking prices over the last 6 months. How we calculate.
Is Avoca Beach safe? Crime statistics
2025Crime in Avoca Beach sits in the moderate band, with 140 incidents recorded in 2025 — up roughly 14% on the prior year.
140 offences
13.8% since 2024Crime Trend
Serious Road Crashes
2021–20254 crashes
where someone was killed or admitted to hospital
Crashes are counted where they happened, so a main road through the suburb carries people passing through; this is not a measure of risk to residents. Roads are listed with 3 or more serious crashes.
Council Flood Studies
Central Coast Council has published 31 flood studies on the NSW Flood Data Portal. The mapped flood areas are in those studies; SuburbScan does not hold them.
Coastal Erosion
Shoreline Change Summary
1988–2025Nearest Eroding Coastline
- Distance
- 806 m
- Rate
- -0.10 m/yr
- Net Movement
- -11.3 m
- Certainty
- good
Data Quality
Schools
One school serve Avoca Beach, and the cohort is trailing peer-suburb performance.
- • 455 students in one school (avg 455)
Primary
Walkability
Avoca Beach is somewhat walkable on foot — at 55/100, a short cluster of errands work on foot but most trips still benefit from a car.
Public transport
Weekday and weekend service frequency across every stop inside Avoca Beach.
- Peak (7-9am + 5-7pm)
- 98.8 arrivals/hr
- Off-peak weekday
- 42.9 arrivals/hr
- Saturday
- 28.2 arrivals/hr
- Median peak wait
- 0 min
- Span of service
- 17.3 hours
Scheduled service only, based on the 21 October 2026 timetable. Reliability (delays, cancellations) not measured.
NBN connectivity
The internet access technology available across NBN premises in Avoca Beach.
- Full-fibre (FTTP) share
- 8%
- Premises covered
- 2,529
NBN Co fixed-line and fixed-wireless premises, as at 30 December 2025. Higher-quality technologies (full fibre) score above copper, wireless, and satellite. Actual speeds depend on your plan.
Amenities
Central Coast (NSW): council population
The three add up to the change above. These are council-wide figures from the ABS, not figures for this suburb alone — this suburb's own population is in the census section above.
Socio-economic profile
The ABS scores 10 small areas inside this suburb and averages them into the single decile above. They fall into 3 different deciles — a narrow range, so the average describes the suburb closely.
Avoca Beach is home to about 4,700 residents, with a median age of 43, a touch above the national 38. Median household income runs at $123,000 a year, with unemployment at 2.7%.
2021 Census · change since 2016
Population
4,708
Median Age
43
Median Household Income
$122,616/yr
Census Median Rent
$530/wk
Census Median Mortgage
$2,508/mo
Avg Household Size
2.8
Median Personal Income
$48,204/yr
Unemployment Rate
2.7%
Unoccupied Dwellings
37.8%
Total Dwellings
1,539
Owner-Occupier Rate
82.9%
Houses
86.7%
Rental Stress
22.5%
Mortgage Stress
24.5%
Work From Home
42.4%
Dwelling Types
Property Ownership
Demographics
- Born in Australia
- 76.9%
- English Spoken at Home
- 92.1%
- Employment Rate
- 62%
- Completed Year 12
- 48.8%
Occupations
Religion
Country of Birth (overseas)
Largest overseas birthplaces, as a share of all residents.
When They Arrived
Share of all residents by the year they arrived in Australia. Periods cover different numbers of years, so compare the shape rather than the bar widths.
63 residents (1.3%) arrived since 2016. Australia’s borders were closed to most arrivals from March 2020, so the last two years of that period are much smaller than the ones before them — nationally 260,799 people arrived in 2019 against 28,521 in 2021.
Where New Residents Came From
Where residents aged five and over lived five years before the 2021 Census, for those who lived somewhere else.
11.6% of residents (515) lived in a capital city five years earlier, most of them in Sydney (450).
Top places newcomers came from, as a share of the 4,456 residents aged five and over. Areas are ABS statistical regions. Small counts are approximate: the ABS adjusts every figure slightly to protect privacy.
Languages Spoken at Home
Top languages other than English, as a share of all residents.
Age Distribution
Family & Household Composition
Commute to Work
7% of employed residents work in a capital's city centre (169 of 2,309).
City centre: the ABS area around each capital's CBD, such as Sydney Inner City or Perth City (which takes in Subiaco and Leederville). 2021 Census place of work.
Local Jobs
People who work in this suburb against employed people who live here, 2021 Census.
About 947 people work here; 2,309 employed residents live here.
Mostly a place people commute from: 0.4 jobs per working resident. At least 59% of employed residents must work outside the suburb.
Counts are by place of work and place of usual residence. The ABS counts jobs in zones; where a zone spans several places, its jobs are shared out by land use. The ABS also adjusts every figure slightly to protect privacy.
Education
Cars per Dwelling
Council Rates
Households face an average residential rates bill of $1,409 a year through Central Coast (NSW) based on 2024 figures.
How this land is zoned
- Residential 47%
- Environmental 39%
- Parks and recreation 11%
- Other and special use 1%
- Zones under 1% 1%
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 — the property page shows the zone for one address.
Building Approvals: Central Coast (NSW)
In the year to August 2026, 1,441 new dwellings were approved across Central Coast (NSW). That mix is 924 houses and 517 units. Approvals are up 66.7% on the same period a year earlier.
Aboriginal Land Council
Aboriginal land in this area is administered by the Darkinjung Local Aboriginal Land Council.
Local Aboriginal Land Councils are statutory bodies under the Aboriginal Land Rights Act 1983, responsible for land claims and land management for their members. Their boundaries are administrative and are not a statement of whose Country this is. NSW does not publish a register of Aboriginal parties by area — they are registered for each project.
Air Quality
MODERATEPM2.5 averaged 5.1 µg/m³ in 2025 — below Australia's NEPM annual standard (8 µg/m³), slightly above the stricter WHO guideline (5 µg/m³). 1 day exceeded the daily threshold of 25 µg/m³.
PM10 averaged 14.8 µg/m³ · NO₂ averaged 0.36 pphm. Days over the limit in 2025: PM10 1 · NO₂ 0 · ozone 0.
From the Wyong monitoring station, 21.4 km away.
Climate & Setting
from Norah Head AWS, 25.2 kmHigh rainfall — warm summers, mild winters.
- Elevation
- 1 m
- above sea level, at the suburb centre
- Distance to the ocean
- 821 m
- 912 m to a named beach
- Annual rainfall
- 1,272 mm
- 104 rainy days
- Summer max (Jan)
- 26.4°C
- 3 days ≥ 35°C
- Winter min (Jul)
- 10.6°C
- 0 frost days ≤ 0°C
Elevation is the ground at the suburb centre, from Geoscience Australia's National Digital Elevation Model. Approximate — it reads high in dense built-up areas. It is a measure of height above sea level and not an indicator of flood risk, which depends on height above nearby waterways.
Industrial Emissions Nearby
3 facilities within 5 km- 2.4 kmOther Electricity GenerationTop reported: Carbon monoxide · Oxides of Nitrogen · Sulfur dioxide
- 3.5 kmSewerage and Drainage ServicesTop reported: Total Nitrogen · Ammonia (total) · Total Phosphorus
- 4.7 kmWaste Treatment and Disposal ServicesTop reported: Carbon monoxide · Oxides of Nitrogen · Total Volatile Organic Compounds
EV adoption
In postcode 2251, 303 of 25,279 registered light vehicles are battery-electric on 31 January 2025. A further 2.9% (730 vehicles) are hybrid or plug-in hybrid, taking the non-petrol, non-diesel share to 4.1%.
Rooftop solar
In postcode 2251, 5,462 rooftop-solar systems totalling 36.4 MW have been installed since 2001, against 14,433 dwellings recorded in the 2021 Census. 386 went up in the last year.
Counts every system certified since 2001, so a roof re-fitted with a newer system is counted twice, and small commercial systems are included alongside houses — useful for comparing postcodes, not an estimate of how many homes have working panels today.
2026 covers part of the year only, to 2026-07.
First Home Owner Grant
FY2026-27$10,000 for new homes priced up to $600,000.
Off-the-plan or contracted-build value cap is $750,000 (vs $600,000 for completed new homes). Stamp duty concessions are a separate scheme (First Home Buyers Assistance).
Mortgage repayments
3 mortgage brokers are registered in this suburb, 15 across postcode 2251.
Transfer duty at the owner-occupier rate, and it excludes first home buyer concessions — those can cut it substantially or remove it entirely. Excludes legal, inspection and lender fees. Check with Revenue NSW
The First Home Owner Grant applies to newly built homes only, so it isn't available on an established purchase. A first home buyer building or buying new under $600,000 may qualify for $10,000 — see what qualifies with Revenue NSW.
At $1,715,000 this is $1,115,000 above the $600,000 First Home Owner Grant cap. A first home buyer may qualify for $10,000 on a newly built home — check eligibility with Revenue NSW.
A deposit under 20% usually attracts Lenders Mortgage Insurance, which this doesn't include.
Principal and interest over 30 years, fixed rate. Excludes fees, offset, redraw and LMI. Default rate is the median comparison rate across 1788 advertised products as at 2026-10-27 — indicative only, and not an offer. Your rate depends on the lender, your deposit and your circumstances. Not financial advice.
Federal Electorate
Currently held by Gordon Reid Australian Labor Party
| Year | Winner | 2PP ALP | 2PP LNP | Swing |
|---|---|---|---|---|
| 2025 | Gordon Reid | 59.4% | 40.6% | +7.1 |
| 2022 | Gordon Reid | 52.3% | 47.7% | -6.5 |
| 2019 | Lucy Wicks | 45.8% | 54.2% | +3.1 |
Results are per division — federal electoral boundaries are redrawn periodically, so the history reflects this division's past, not necessarily the exact suburb's voters across time.
State Electorate
Currently held by Adam Crouch Liberal
Next state election: 13 March 2027.
| Year | Winner | Won with |
|---|---|---|
| 2023 | Adam Crouch LP | 51.2% |
| 2019 | Adam Crouch LP | 62.3% |
| 2015 | Adam Crouch LP | 59.0% |
Results are per district. Districts were last redrawn in 2021, so results from before then describe the district of that name, not necessarily this suburb's voters. Results: © State of New South Wales through the NSW Electoral Commission, CC BY 4.0, adapted.
Looking at a specific address in Avoca Beach?
Every figure above is a suburb average, and an average smooths over the difference between a street of family homes and a block of flats. Look up one address and you get the census for the few hundred people around it, its own nearest schools and stops, and what the state has mapped for that block.
- The census for a few hundred neighbours, not all 4,708 residents
- Nearest and zoned schools, with the walk from that door
- Flood, bushfire and noise mapping, where the state publishes it
Free to look up. Subscribers see every section in full — $29/month.
Featured in
- #2 in Central Coast suburbs with the biggest house blocks
- #3 in Central Coast's highest-income suburbs
- #3 in Central Coast's most educated suburbs
- #3 in Central Coast's most owner-occupied suburbs
- #4 in The most liveable suburbs in Central Coast
- #5 in Central Coast suburbs with the largest non-religious population
- #7 in The best beachside suburbs in Central Coast
- #10 in Central Coast suburbs where the most residents moved from a capital city
- #10 in The safest suburbs in Central Coast
- #13 in Central Coast suburbs where young families live
- #15 in Central Coast suburbs where the most homes are owned outright
Nearby suburbs
Compare Avoca Beach to another suburb
Side-by-side stats for any other NSW suburb — type a name and pick one.
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Common questions about Avoca Beach
Is Avoca Beach a safe place to live?
Recorded crime in Avoca Beach is moderate (47/100, ranked against other NSW suburbs on offences per resident).
What natural hazards affect Avoca Beach?
Avoca Beach has a low recorded bushfire history (20/100, ranked against every Australian suburb with any fire history). These are suburb-wide figures; check the address, as flood and bushfire exposure change street by street.
Is Avoca Beach a good place to live?
Avoca Beach has a SuburbScan Liveability grade of B (66/100), ranked against other NSW suburbs on school quality (25%), safety (25%), SEIFA socio-economic advantage (25%), walkability (15%) and CBD access (10%). Whether it suits you depends on what you weigh — each of those is on this page.
What is the population of Avoca Beach?
Avoca Beach, NSW had a population of 4,708 at the 2021 Australian Bureau of Statistics census.
What is the postcode for Avoca Beach, NSW?
The postcode for Avoca Beach, NSW is 2251.
How far is Avoca Beach from Sydney?
Avoca Beach is 92 km from Sydney CBD by road, about 88 minutes by car in normal traffic. Distance is the most-direct driving route, not straight-line.
What is the median household income in Avoca Beach?
At the 2021 ABS Census, median household income in Avoca Beach was $122,616 a year. It is the most recent suburb-level income figure until 2026 Census results are released in 2027.
What is the median weekly rent in Avoca Beach?
The median advertised rent in Avoca Beach is $898 a week for houses (14 listings) and $748 a week for units (6 listings), from rental listings over the last six months.
What is the median age in Avoca Beach?
The median age of residents in Avoca Beach was 43 at the 2021 ABS Census.
Is Avoca Beach at risk of bushfire?
Avoca Beach has a low recorded bushfire history (20/100). The score comes from Geoscience Australia's historical bushfire boundaries, with planned burns excluded: the area of recorded fires touching the suburb relative to its size, ranked against every Australian suburb with any fire history. It records where fire has burned, not a bushfire-prone land designation, which your council's planning scheme sets.
How are the schools in Avoca Beach?
There is 1 school inside the Avoca Beach boundary: 1 below similar schools on NAPLAN, compared with same-state, same-type schools of similar socio-educational advantage (ICSEA).
Is Avoca Beach walkable?
Avoca Beach scores 55/100 on the SuburbScan Walkability Score, making it somewhat walkable. The score is a weighted average of public transport, schools, parks, supermarkets, GPs, pharmacies, childcare, and hospitals within walking distance.
What is the air quality in Avoca Beach?
The nearest government air-quality monitoring station to Avoca Beach (Wyong) recorded a 2025 annual mean PM2.5 of 5.1 µg/m³ and PM10 of 14.8 µg/m³. That puts Avoca Beach below the Australian NEPM annual standard of 8 µg/m³ but above the stricter WHO guideline of 5 µg/m³.
What is the weather like in Avoca Beach?
At the nearest Bureau of Meteorology station to Avoca Beach, Norah Head AWS (25.2 km away), summer days average 26.4°C, winter nights 10.6°C, 1,272 mm of rain a year over 104 rainy days, and 3 days a year above 35°C over 2006-2026.
Is the First Home Owner Grant available in Avoca Beach?
First-home buyers in NSW may be eligible for $10,000 towards new homes with a purchase price up to $600,000. The grant is administered by Revenue NSW; confirm current eligibility before signing a contract — state rules and amounts can change.
What council does Avoca Beach belong to?
Avoca Beach sits within the Central Coast (NSW) local government area. Council rates, planning approvals, and waste collection fall under this LGA.
How much are council rates in Avoca Beach?
The average residential rates bill through Central Coast (NSW) is $1,409 a year (2024). Every suburb in this LGA shares the same schedule — individual bills vary with land value.
How much is being built near Avoca Beach?
Across Central Coast (NSW), 1,441 new residential dwellings were approved in the year to August 2026 (source: ABS Building Approvals). That's up 66.7% on the same period a year earlier. These are LGA-level totals — every suburb in the council shares the same figure.
Which federal electorate is Avoca Beach in?
Avoca Beach sits within the federal Division of Robertson, currently held by Gordon Reid (Australian Labor Party).
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Data freshness
- Census · 2021
- Median sale prices · Oct 2026
- For-sale & rental market · Oct 2026
- Council rates · FY 2024–25
- Building approvals · Aug 2026
- Schools · 2025
- Public transport · Oct 2026
- NBN connectivity · Dec 2025
- Crime · 2025
- Road crashes · 2021–2025
- Air quality · 2025
- Climate · 2006–2026
- Socio-economic (SEIFA) · 2021
- EV adoption · Jan 2025
- First Home Owner Grant · Sep 2026
- Federal electorate · 2025
- State electorate · 2023
- Amenities · Sep 2026
- Health & emergency facilities · Sep 2026
- Industrial emissions (NPI) · 2024/2025
- Coastal erosion · 1988–2025
- Aircraft noise · 2024
Vintages show when each source's data is from. See all data sources.
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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.