Northern Beaches

Mortgage brokerAvalon Beach.

4,606 properties, 3,265 of them houses. 83% owner-occupied, typical sales around $2.8 million, and a lot of character homes on sloping blocks.

Last updated Monday 7 September 2026

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Avalon Beach at a glance

Last updated Monday 7 September 2026

10,379
people (2021 Census)
4,606
properties in the suburb
3,265
houses vs 910 units
83%
of homes are owner-occupied

What the suburb actually looks like

If you are reading this because you want to buy, refinance or rebuild in Avalon Beach, you are at the end of the peninsula. It is 5.2 square kilometres, 29 km from the CBD, with steep streets, character houses and a village that does not behave like Dee Why. Most of the stock is houses. Most of the owners have been here a long time. Valuers and lenders treat the sloping sites carefully, which is why the right lender matters more than a glossy brochure.

Apartments vs houses

Current stock sits at 4,606 properties. Houses dominate: 3,265 of them, against 910 units. Four-bedroom family homes on established, often sloping blocks do most of the trading.

  • Houses 3,265 · 71%

    The real market. Often older stock, often on a slope, often a four-bed.

  • Units 910 · 20%

    A smaller village and retirement slice, not a high-density strip.

  • Other 431 · 9%

    Townhouses and mixed stock between a house and a unit.

Tenants vs owners

At the 2021 Census, 83% of Avalon homes were owner-occupied: 45% owned outright and 38% with a mortgage. Only 16% were rented. This is a stay-and-improve suburb, not a high-turnover tenant market.

  • Owned outright 45%

    The largest group. Equity is sitting in these homes.

  • Mortgage 38%

    Families and self-employed buyers still paying a loan.

  • Rented 16%

    A thin rental market. Houses for rent are the exception.

Who lives in Avalon Beach

Avalon is older and more family-heavy than the southern beaches. Median age is 46, the biggest adult band is 50 to 59, and about 22% of residents are 65 or over. Half of families are couples with children. Households average 2.8 people. 22% of workers are managers, which is well above the NSW average and lines up with the self-employed buyers we see here. Population grew 4.8% between 2016 and 2021, from 9,905 to 10,379.

46
median age
15%
aged 50 to 59
2.8
people per household
49%
of families are couples with children
78%
family households
22%
work as managers

What property costs here

Avalon is a house market with a small unit village underneath it. Typical houses trade around $2.8 million, in a wide band because aspect, slope and renovation quality move the price. Units sit around $1.35 million, with some retirement stock much cheaper.

$2.8m
typical house sale, last 12 months
$1.35m
typical unit sale, last 12 months
$1,100+
asking rent for a 2-bed house
14 yrs
average time owners hold
  • Recent house sales have clustered around $2.3m to $3.5m, with the middle of the market near $2.8 million. Four-bedroom houses do most of the trading. Three-beds are the next group. Slope, views and whether the house has been rebuilt all move the number.
  • Units are a thinner market. The middle is about $1.35m, with sales from the mid-$900,000s through to around $1.8m. Some of the cheaper listings are retirement stock, which is a different loan again.
  • Rental stock is limited. Two-bed houses have been asking around $1,100 to $1,200 a week, a three-bed around $1,050, and four-beds closer to $1,650. Two-bed units have been asking $800 to $850.
  • Twenty-six parks cover about 18% of the suburb. Combined with the beach, the lagoon and the village, that is why people stay in 2107 even when the drive to the city is longer.

Schools in the top 100

School catchments matter for the family half of this market. There is no top-100 high school inside Avalon Beach. Barrenjoey High is the local comprehensive. Families chasing a 2025 top-100 result usually look south to St Luke's in Dee Why or Stella Maris in Manly.

In the suburb

Barrenjoey High School

Barrenjoey Road, Avalon Beach

Local comprehensive

The high school actually inside the suburb. Not in the 2025 NSW top 100.

Nearby catchment

St Luke's Grammar School

Dee Why

67th in NSW, 2025 HSC

Independent K–12 on the Dee Why headland. The closest top-100 school many Avalon families will travel to.

Nearby catchment

Stella Maris College

Manly

93rd in NSW, 2025 HSC

Girls' Catholic college further south, used by families who will travel for a top-100 result.

Lending in Avalon Beach

Avalon has plenty of older character stock and steep sites, which valuers and lenders can treat cautiously. A $2.8 million house on a slope is a different credit file to a flat block in Mona Vale. We choose lenders that will not discount the property unnecessarily, and we see a lot of self-employed buyers whose income needs to be presented properly.

James Haywood and the team live and work on the Northern Beaches, so the market here is not theoretical. We compare more than 70 lenders, prepare the application properly and stay on it through to settlement, then review it every year afterwards.

Other Northern Beaches suburbs

Northern Beaches overview
Dee WhyManlyFrenchs ForestMona ValeBrookvale

Population, age, tenure, household and occupation figures: ABS Census 2021, Avalon Beach (SAL 10112). Current property counts supplied for this page. Sale and rental ranges summarised from a September 2026 suburb market snapshot. School ranks: 2025 NSW HSC success-rate tables.

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