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ABS 2021 Census · Updated 21 May 2026
North Avoca is a coastal suburb in New South Wales, Australia, with a population of approximately 2,318, making it a boutique locality. Located approximately 50 km from the Sydney CBD, North Avoca is a coastal area in New South Wales. The median household income is $130,572 per year.
North Avoca benefits from a high-income resident base, supporting premium property pricing. Coastal lifestyle appeal adds a premium that supports long-term demand.
Official Australia Post postcode for North Avoca. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near North Avoca on My School →Estimated 1 park and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
North Avoca is a smaller community of 2,318 — about 44% of the New South Wales suburb median (5,325) — so investors should factor in the narrower buyer pool and longer average time-on-market. Median household income of $130,572/year runs 34% above the New South Wales suburb median of $97,552, indicating strong purchasing power and the type of demographic profile that tends to sustain premium property prices through market cycles. Median weekly rent of $545 equates to $2,362/month — about 94% of the median mortgage repayment of $2,509/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. At 50 km from Sydney, North Avoca is an outer-metro location where buyers are typically trading commute time for floor space and a lower entry price.
This suburb can suit investors targeting renter demand driven by lifestyle. Insurance, climate risk, and seasonal rental patterns all warrant a close look. Local rents consume roughly 22% of household income — a useful sanity check on tenant affordability.
How North Avoca stacks up against the median of all New South Wales suburbs in our dataset. Positive values mean North Avoca sits above the state median; negative means below.
| Metric | North Avoca | NSW median | Δ vs state |
|---|---|---|---|
| Population | 2,318 | 5,325 | -56% |
| Median household income | $130,572/yr | $97,552/yr | +34% |
| Median rent (weekly) | $545 | $430 | +27% |
| Median mortgage (monthly) | $2,509 | $2,167 | +16% |
| Distance to CBD | 50 km | 45 km | +11% |
| Separate houses | 75% | 76% | -1pp |
Pre-inspection briefing for North Avoca — every item is derived from public datasets, with full citations in our data sources page.
Limited buy-and-hold upside: a small population of 2,318 means liquidity is thin and capital growth tends to lag the wider New South Wales market over full cycles.
Strong rental coverage: $545/week (~$2,362/month) covers 94% of the $2,509/month median mortgage repayment, so the shortfall sits at just $147/month. Investors targeting positive cash flow should shortlist this suburb.
With 75% houses in a 2,318-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a North Avoca property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for North Avoca are modest for 2026 — incomes 34% above the NSW median of $97,552 and a population of 2,318 suggest gains will lag headline metro markets. Rental coverage runs at ~94% of the typical mortgage ($2,362/month rent vs $2,509/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 63/100 places North Avoca in the upper-middle tier of Australian suburbs we profile, and overall investor sentiment is balanced heading into the second half of 2026.
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North Avoca scores 63/100 on our EquitySight investment framework — a good rating. That score is driven by a population of 2,318, median household income of $130,572/year and median weekly rent of $545. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in North Avoca are an above-state-median household income of $130,572/year, a dwelling mix that is 75% separate houses, roughly 1 schools and 1 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
North Avoca has a usual resident population of approximately 2,318, compared with a New South Wales suburb median of 5,325 — placing it in the lower half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
North Avoca sits 50 km straight-line from the Sydney CBD. This is an outer-metro location; local employment and infrastructure announcements tend to move prices more than CBD connectivity alone.
The most recent census recorded a median weekly rent of $545 in North Avoca, equating to approximately $28,340/year in gross rental income (state median $430/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in North Avoca is $2,509, or approximately $30,108/year (vs $2,167/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $545 works out to $2,362/month, covering 94% of the median mortgage repayment of $2,509/month. That leaves a $147/month shortfall (around $1,764/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (2,318 residents), interest-rate sensitivity on the $2,509 median mortgage, the broader New South Wales market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.