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This analysis uses ABS Statistical Areas Level 2 (SA2) boundaries, which can materially differ from Suburbs and Localities (SAL) even when sharing similar names.
SA2 boundaries are defined by the Australian Bureau of Statistics and are designed to represent communities for statistical reporting (e.g., census and ERP).
Suburbs and Localities (SAL) represent commonly-used suburb/locality names (postal-style areas) and may use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
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ABS ERP | -- people | --
2021 Census | -- people
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Florey has an estimated 4,768 residents. That puts 1,728 residents on each square kilometre. Population is estimated from ABS Estimated Resident Population releases and GNAF address data, re-based from the 2021 Census and updated annually.
Detail
According to evaluations by AreaSearch, the population of Florey stands at approximately 4,768 as of May 2026. This represents a reduction of 13 individuals (0.3%) from the 4,781 residents documented in the 2021 Census. This shift is deduced using the June 2025 ABS estimated resident population of 4,768 and subsequent address validations. This population level corresponds to a density of 1,727 persons per square kilometer, which exceeds the typical density of locations analyzed nationally by AreaSearch. Overseas migration was the primary driver of population growth, accounting for about 69.7% of the total population gains in recent times.
AreaSearch utilizes the 2024 projections from the ABS and Geoscience Australia, which use 2022 as their baseline year. For regions lacking this coverage, or for periods past 2032, age group growth rates are sourced from ACT Government projections that also use a 2022 baseline. Based on these projected demographic changes, the overall population of the area is forecast to contract, decreasing by 492 persons by 2041. Nevertheless, certain age brackets are expected to expand, particularly the 75 to 84 age cohort, which is projected to grow by 55 people. Detailed age statistics can be found in the corresponding section.
Frequently Asked Questions - Population
Detail
Florey averages approximately 1 residential building approval annually, with 8 dwellings approved during the past 5 financial years (from FY-21 to FY-25) and 4 approved in FY-26 to date. With the population declining recently, this rate of construction is relatively sufficient, offering a benefit to purchasers, with new builds averaging an estimated construction cost of $297,000. Furthermore, commercial building approvals have reached $2.7 million during the current financial year, which points to a quiet commercial construction sector. In comparison to the Australian Capital Territory, Florey exhibits extremely quiet building activity, sitting 94.0% below the regional per capita average.
Such a low volume of new completions generally bolsters demand and values for established housing. This construction level is also below the national average, showing market maturity and suggesting potential planning constraints. Furthermore, all recent construction has consisted of standalone houses, preserving the traditional low-density residential feel of the area and catering to families looking for extra space. Interestingly, builders are focusing more on detached houses than the current housing mix suggests (77.0% at the Census), showing sustained demand for detached family homes. Faced with static or decreasing population projections, Florey could experience reduced demand for housing, establishing advantageous conditions for prospective buyers.
Frequently Asked Questions - Development
Development applications around Florey
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| Lodged | Address | Description | Type | Distance | Status |
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SOURCE: Planning portals and council registers, compiled by AreaSearch. Distance & bearing measured from the suburb midpoint.
AreaSearch tracks 20 current infrastructure and development projects close to Florey, worth an estimated $5.21 billion. 2 are already under construction and 8 are due for completion within three years. The pipeline spans residential development, communities, precincts & urban renewal and communities. Records are compiled from Infrastructure Australia, state agencies, council planning portals and public announcements, reviewed and updated daily, then ranked by proximity, construction stage, completion horizon and project scale.
Detail
Changes to local infrastructure, major developments, and urban planning decisions can significantly affect the performance of a suburb. AreaSearch has identified a total of 3 major projects that are expected to impact the local area. Key developments include Geocon's Wayfarer Belconnen (Stage 2), the Belconnen Lakeshore - Connected Waterfront Precinct, the Belconnen Town Centre Master Plan & District Strategy, and the Kippax Fair Expansion and Redevelopment, with details below focusing on the most relevant initiatives.
Professional plan users can use the search below to filter and access additional projects.
INFRASTRUCTURE SEARCH
Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.
Frequently Asked Questions - Infrastructure
Ethos Belconnen
Ethos is the second stage of Per Se Developments' Cirrus lakeside precinct at Belconnen. The project comprises 88 premium apartments with ground floor commercial tenancies overlooking Lake Ginninderra. Construction is well advanced with display apartments open and commercial space being marketed ahead of expected completion in 2026.
University of Canberra Sports Precinct
Major expansion of University of Canberra sports facilities, including the development of Sports Hub 2, new aquatic centre, indoor sports courts, outdoor playing fields, gymnasium upgrades, and athlete training facilities. It focuses on community access programs and elite athlete development.
Belconnen Arts Centre Redevelopment
Modernization of existing arts centre with expanded performance spaces, visual arts galleries, community workshop areas, and improved accessibility. Features flexible venue spaces for theater, music, and community events with enhanced acoustics and lighting.
Belconnen Basketball Stadium Expansion
Expansion of existing basketball facilities to include additional courts, spectator seating for 2,000, improved accessibility features, and modernized amenities. Part of ACT Government's sports infrastructure investment program.
Belconnen Community Hub Upgrade
Comprehensive upgrade of existing community facilities including expanded library services, community meeting spaces, youth programs area, seniors center, and childcare facilities. Improved accessibility and technology integration throughout.
West Belconnen Health Centre
Planned ACT Government community health centre for the growing West Belconnen and Ginninderry region. The facility is intended to provide integrated primary care, specialist outpatient services, allied health, mental health and community health services. As of 2026 the project remains in the planning phase with potential sites under review, land acquisition and concept design progressing ahead of future construction funding.
Belconnen Central by JW Land
A $520 million mixed-use town centre precinct comprising 550 for-sale apartments and 325 build-to-rent units across two towers (20 and 24 storeys) over a central podium with ground-floor commercial activation and basement parking. The all-electric precinct includes EV charging for each dwelling and improved pedestrian links between Emu Bank, Margaret Timpson Park and the Belconnen Bus Interchange. Site is bounded by Swanson Court, Chandler Street and the Cohen Street bus station.
JWLand Belconnen Lathlain Street Development
Mixed-use precinct at Belconnen Town Centre comprising 435 apartments across buildings of 12 to 18 storeys, a 144-room hotel, ground-floor retail, cafes, restaurants, and commercial office suites. The project sits within the Lathlain Eat Street precinct opposite Westfield Belconnen and adjoins an ACT Government urban park. A podium park and rooftop terrace gardens are planned, with 583 basement car spaces across four levels. A development application was lodged in early 2025.
2,393 residents of Florey are employed, from a labour force of 2,549. Unemployment sits at 6.1%, with participation at 64.2%. Weighted for its industry mix, the area's sectors are forecast to grow about 6.6% nationally over five years. That reflects industry composition only and makes no allowance for local population growth. The working-day population is estimated at 3,813, about 80% of the resident population, so more people leave the area for work than travel in. Unemployment and labour force come from ABS Small Area Labour Markets, updated quarterly; the industry and occupation profile is from the 2021 Census.
Detail
The local labor force is highly qualified, has strong representation in essential service industries, and shows an unemployment rate of 6.1%, alongside stable employment trends over the preceding year. As of March 2026, employed residents number 2,393, while the unemployment rate is 2.1% higher than the Australian Capital Territory rate of 4.1%, and the participation rate is notably lower (64.2% relative to the Australian Capital Territory rate of 70.8%). Census data indicates that a modest 11.5% of workers operated from home, though this figure may reflect the influence of Covid-19 lockdown restrictions.
Resident employment is heavily weighted toward public administration & safety, health care & social assistance, and education & training. By contrast, public administration & safety accounts for only 26.3% of local employment, which is lower than the Australian Capital Territory average of 30.4%. The area is mostly residential and appears to provide few local employment options, as shown by the comparison of the Census working population against the resident population. Based on AreaSearch's study of SALM and ABS statistics, the local labor force expanded by 1.1% in the year ending March 2026, while employment contracted by 0.3%, leading to a 1.4 percentage point increase in the unemployment rate. Over the same timeframe, the Australian Capital Territory saw employment rise by 0.3% and the labor force grow by 1.1%, resulting in a 0.7 percentage point increase. National employment projections from Jobs and Skills Australia released in May-25 provide context for future labor demand in Florey. These five and ten-year forecasts have been applied to the local workforce structure to model future growth. While national employment is projected to grow by 6.6% over five years and 13.7% over ten years, the rates of change vary widely across different sectors. Applying these sector-specific projections to the employment profile of Florey suggests local employment will rise by 6.6% over five years and 13.4% over ten years (note that this calculation is a basic weighted extrapolation for demonstration purposes and does not incorporate local population forecasts).
Frequently Asked Questions - Employment
Median household income in Florey is $2,082 a week (about $108,000 a year), with median personal income at $1,023 a week. ATO records put median taxable income at $63,252 a year against an average of $69,802. Household income is from the 2021 Census; taxable income is from ATO Taxation Statistics for the latest financial year available, indexed forward using the ABS Wage Price Index.
Detail
Based on AreaSearch's collection of the most recent postcode level ATO statistics released for the 2023 financial year, taxpayers in the Florey SA2 recorded a median income of $63,252 and an average income of $69,802. This is slightly above the national average and compares to $72,206 and $85,981 across the Australian Capital Territory. Adjusting for a Wage Price Index increase of 10.44% since the 2023 financial year, current estimates would be roughly $69,856 for the median and $77,089 for the average as of March 2026. The 2021 Census data shows that personal, family, and household incomes in Florey are high, placing between the 71st and 80th percentiles nationally.
The income distribution indicates that the $1,500 - 2,999 weekly bracket contains 33.2% of the population (1,582 residents), which aligns closely with the regional trend where 34.3% are in this bracket. The high proportion of top earners (30.9% earning more than $3,000/week) demonstrates strong household purchasing power. Housing costs consume 13.8% of income, while strong household earnings place residents in the 74th percentile for disposable income, and the area ranks in the 7th decile of the SEIFA income index.
Frequently Asked Questions - Income
Florey had 1,835 occupied dwellings at the 2021 Census, 77% detached houses and 0% apartments. 32% are owned with a mortgage, 35% rented and 33% owned outright. At that Census the median rent was $415 a week and the median mortgage repayment $1,950 a month. Rent absorbs 19.9% of household income here and mortgage repayments 21.6%. Dwelling stock, tenure and housing costs are 2021 Census measures — the only source that counts dwellings at this boundary size.
Detail
According to the most recent Census, the housing mix in Florey consisted of 76.8% separate houses and 23.1% alternative housing types (such as semi-detached homes, apartments, and other dwellings), compared to 63.3% separate houses and 36.7% alternative dwellings in the Australian Capital Territory. The rate of outright home ownership in Florey was 33.2%, which is higher than the Australian Capital Territory average, with the remaining households either paying off a mortgage (31.8%) or renting (35.0%). The median monthly mortgage payment was lower than the regional average at $1,950, and the median weekly rent was $415, compared to $2,080 and $450 in the Australian Capital Territory.
On a national scale, Florey's mortgage costs exceed the Australian median of $1,863, and rents are notably higher than the national median of $375.
Frequently Asked Questions - Housing
Florey counted 1,835 households at the 2021 Census, averaging 2.5 people each. 31% are couples with children, against 28% couples without children. 25% of households are people living alone, and families average 1.6 children. Household and family composition is measured only by the Census, so these are 2021 figures.
Detail
Families make up the majority of households at 71.4%, consisting of 30.5% couples with children, 27.5% couples without children, and 11.8% single parent households. Non-family households account for the remaining 28.6%, with lone person households representing 24.9% and group households making up 3.7%. The median household size is 2.5 residents, matching the average for the Australian Capital Territory.
Frequently Asked Questions - Households
39.9% of adults in Florey hold a university qualification, including 23.5% with a bachelor degree and 12.0% with postgraduate qualifications. A further 15.5% hold a vocational qualification. 3 schools serve the area, with 2,014 enrolment places and an average ICSEA of 1,058 against a national benchmark of 1,000. Qualifications come from the 2021 Census; school enrolments, ICSEA and results come from ACARA's current release.
Detail
The educational profile of the area is distinct compared to the broader region, with tertiary qualification rates (39.9% of residents aged 15+) higher than the national average of 30.4%, showing a local emphasis on tertiary education. Bachelor degrees are the most common at 23.5%, followed by postgraduate degrees (12.0%) and graduate diplomas (4.4%). Vocational education accounts for 24.9% of qualifications among residents aged 15 and over, split between advanced diplomas (9.4%) and certificates (15.5%). A high level of educational enrollment is observed locally, with 28.6% of the population currently undertaking formal studies.
This comprises 9.1% in primary school, 6.8% in high school, and 6.0% enrolled in tertiary institutions.
Frequently Asked Questions - Education
Schools Detail
Public transport in Florey reaches 40 stops on 99 routes, timetabled for about 7,000 services a week. The typical home sits about 180 m from its nearest stop. Buses carry the largest share of public transport commuters. Households keep an average of 1.3 vehicles. Stop and service counts are built from operators' published GTFS timetables and refresh with each timetable release; vehicle ownership is from the 2021 Census.
Detail
An analysis of public transport reveals 40 active transit stops in Florey, which consist of bus services. These stops are served by 99 different routes, which together provide 6,978 weekly passenger journeys. Transport accessibility is considered excellent, with residents living an average of 180 meters from the nearest stop. Because Florey is primarily a residential suburb, most employed residents travel out of the area for work, with private cars remaining the primary transport method at 86%, followed by buses at 8%. Motor vehicle ownership stands at an average of 1.3 vehicles per household.
A low proportion of residents worked from home at 11.5% (2021 Census, which may have been influenced by pandemic conditions). Service frequency across all routes averages 996 journeys per day, which translates to roughly 174 weekly services per transit stop.
Frequently Asked Questions - Transport
Transport Stops Detail
65.5% of residents in Florey report no long-term health condition. 6.2% need daily assistance with core activities, and 53.9% hold private health cover. The standardised death rate runs at 4.8 per 1,000 residents. Health conditions, assistance needs and insurance are 2021 Census measures; the death rate comes from current ABS releases.
Detail
According to AreaSearch's evaluation of mortality data and the prevalence of chronic illnesses, Florey's health metrics align closely with national averages, though common health conditions are slightly more frequent across both younger and older cohorts, and the rate of private health insurance is just above the average SA2 area at approximately 54% of the population (~2,569 residents). This is lower than the 62.4% recorded across the Australian Capital Territory. The most prevalent health conditions recorded locally are mental health conditions and asthma, affecting 9.3% and 8.8% of the population respectively, while 65.5% of residents reported having no chronic medical conditions, compared to 70.2% across the Australian Capital Territory.
Residents of working age display a higher than average rate of chronic illnesses. The area has 20.7% of its population aged 65 and over (987 individuals), which exceeds the 14.3% average for the Australian Capital Territory, with national health percentiles generally matching the broader population.
Frequently Asked Questions - Health
32.7% of Florey residents were born overseas and 30.2% speak a language other than English at home. The largest reported ancestries are English (22.4%) and Australian (22.2%). Ancestry, language and country of birth are counted only by the Census, so these are 2021 figures.
Detail
Florey exhibits higher levels of cultural diversity than most local markets, with 32.7% of its residents born abroad and 30.2% speaking a non-English language at home. Christianity is the primary religion, representing 44.5% of the local population. Buddhism shows the most significant relative concentration, accounting for 5.2% of residents compared to 3.0% across the Australian Capital Territory. Regarding parental ancestry, the three most common backgrounds in Florey are English at 22.4%, Australian at 22.2%, and Other at 12.4%. Some notable variations exist for other ethnicities: Croatian background is higher in Florey at 1.4% (compared to 0.9% regionally), Vietnamese is at 3.4% (compared to 1.0%), and Hungarian is at 0.4% (compared to 0.3%).
Frequently Asked Questions - Diversity
The median resident of Florey is 39. 25.8% of residents are aged 15 to 34. Age cohorts are not raw Census counts: the Census split is re-based to the latest ABS population estimates and state projections.
Detail
With a median age of 39, Florey has a older population than the Australian Capital Territory average of 35, and is similar to the national average of 38 years. The 65 - 74 age bracket is well represented at 12.2% compared to the ACT, while the 15 - 24 age bracket is less common at 10.3%. Since 2021, the cohort aged 75 to 84 has increased from 4.8% to 6.7% of the population, and the 65 to 74 group has risen from 10.7% to 12.2%. In contrast, the 55 to 64 group has fallen from 14.1% to 11.5%.
Projections for 2041 indicate notable shifts in the local age structure. The cohort aged 85 and over is expected to grow by 56% (49 people), rising from 87 to 137. The aging demographic pattern is clear, with residents aged 65 and over accounting for 100% of the projected growth. Conversely, the 65 to 74 and 0 to 4 age brackets are expected to decrease in size.
Frequently Asked Questions - Age
Data & MethodBoundaries, Sources & Method for Florey
9 of 14 data sections on this page were updated within the last 12 months — the newest current to Aug 2026.
Everything is aggregated to the SA2 boundary shown above, on a 2021 Census baseline. Only 3 sections — housing, households and cultural diversity — still wait on the 2026 Census.
The ledger — source, cycle and currency by section
| Section | Source & update cycle | Currency |
|---|---|---|
| Updated within the last 12 months 9 sections | ||
| Population | ABS, GNAF, Geoscience Australia Annual (ABS ERP) | May 2026 3 months ago headline measures · 2021 Census baseline |
| Re-based to the ABS Estimated Resident Population (June 2025 release) and updated with new dwellings from GNAF address data. Current to May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 2026 this month all 21 measures |
| Sales from the state Valuer General register, refreshed weekly, and rents from quarterly rental bond lodgements. Both are read live each time this page loads, current to Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 months ago all 2 projects tracked here |
| Project pipeline maintained continuously from Infrastructure Australia, state agencies, local government and public announcements. Records are added and revised daily; this area was last updated May 2026. | ||
| Employment | ABS, DEWR, JSA Quarterly (ABS SALM) | Mar 2026 5 months ago headline measures · 2021 Census baseline |
| Unemployment and labour force from ABS Small Area Labour Markets, current to Mar 2026. The growth outlook applies Department of Employment (now Jobs and Skills Australia) forecasts for all 19 industry divisions to the local industry mix, so it measures sector composition rather than local expansion and makes no allowance for population growth. Job demand comes from the same agency via its Internet Vacancy Index; industry and occupation structure from the 2021 Census. | ||
| Education | ABS, ACARA Annual (ACARA) | Aug 2026 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month all 14 measures |
| Annual and financial-year sources 2 sections | ||
| Income | ABS, ATO Annual (ATO) | FY 2023 3 years ago headline measures · 2021 Census baseline |
| ATO taxable income statistics for FY 2023, indexed forward using the Wage Price Index. Census household income provides the distribution detail. | ||
| Health | ABS, ATO Annual | 2024 2 years ago headline measures · 2021 Census baseline |
| Census-measured — next update: 2026 Census 3 sections No more current small-area source exists for these, so they are labelled as Census-measured rather than implied to be current. | ||
| Housing | ABS 5-yearly (Census) | 2021 Census next update 2026 all 30 measures |
| Households | ABS 5-yearly (Census) | 2021 Census next update 2026 all 18 measures |
| Cultural diversity | ABS, Geoscience Australia 5-yearly (Census) | 2021 Census next update 2026 all 44 measures |
"Currency" is the most recent release feeding that section. Where the Census supplies the structural baseline underneath a current headline figure, the row says so.
How the numbers are built
Population
The Census provides the small-area baseline, aggregated from mesh blocks to this boundary. It is then re-based to the ABS Estimated Resident Population (June 2025 release), and new dwellings built since Census night are counted from address data. The headline figure is therefore a current estimate for May 2026, not a 2021 count (4,781 at the 2021 Census → 4,768 now). Annual growth rates are compound (CAGR), not simple averages.
Age profile
Cohort shares are not raw Census counts. Every cohort is held as a pair — the Census baseline and a current estimate — and the split is re-based using ERP and state population projections, current to May 2026. Median age is the Census median plus modelled change since. Charts that show both are labelled "2021 Census vs Current Estimate".
Property sales
Sourced from the state valuation authority's sales register — current, not Census, and refreshed weekly. Medians are calculated from settled transactions in the period shown; periods with very low transaction counts are flagged or suppressed, because a handful of sales can move a median substantially.
Rents
Derived from state rental bond lodgement data, by dwelling type and bedroom count. Bonds are lodged at the start of a new tenancy, so this reflects new lettings, not the whole rented stock.
Development & infrastructure
Building approvals come from current ABS releases; development applications are collected from council and state planning portals; the infrastructure pipeline is compiled from Infrastructure Australia and local government sources. Applications are matched to this boundary by address or coordinates, so very recent lodgements may not yet appear.
Employment & income
Industry and occupation structure comes from the Census, but the headline labour-market indicators do not. Unemployment and labour force are derived from ABS Small Area Labour Markets (quarterly). The employment outlook applies Department of Employment forecasts for all 19 industry divisions to this area's own industry mix (the agency is now Jobs and Skills Australia), as does the Internet Vacancy Index used for job demand. Because it is weighted on industry composition alone, that outlook carries no allowance for local population growth — in fast-growing areas the real rise in local jobs will typically be higher. Income combines Census household income with ATO taxable-income statistics for FY 2023, indexed forward using the Wage Price Index.
Education, transport & amenities
School enrolments, ICSEA and performance come from ACARA's current release, not the Census. Public transport stops and service frequency are derived from GTFS timetable feeds published by state transport departments. Services and amenities are proximity and count scores built from provider directories, refreshed on their own cycle. The Census contributes only the travel-to-work and qualification measures.
Rankings and benchmarks. Where we rank this area, the comparison set is every area of the same boundary type — suburbs against suburbs, SA2s against SA2s. Benchmarks compare this area against its greater capital city region and the national figure for the same measure and period.
Limits worth knowing. Small areas carry larger error margins, and the ABS introduces small random adjustments to Census counts to protect confidentiality — so totals may not sum exactly. Estimates re-based from regional data describe the area's expected trajectory, not a direct count of it. Figures are indicative for research and are not financial, planning or valuation advice.
Cross-check us. The Census baseline for this boundary is at ABS 2021 Census QuickStats (801011008). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.