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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 research from AreaSearch, the resident count in Florey stands at approximately 4,768 as of Aug 2026. This represents a contraction of 13 people (0.3%) relative to the 2021 Census, when 4,781 people were counted. This update relies on the ABS estimated resident population of 4,768 as of June 2025 alongside post-Census address validation data. Consequently, the suburb registers a population density of 1,727 persons per square kilometer, outpacing the benchmark across all nationwide areas evaluated by AreaSearch. Inbound international migration served as the primary demographic driver, delivering roughly 69.7% of all recent population additions.
AreaSearch applies the 2024 SA2 projections prepared by ABS/Geoscience Australia utilizing 2022 as their baseline. In SA2 districts lacking this coverage, as well as for timeframes extending past 2032, cohort projections published by the ACT Government based on 2022 are integrated instead. Looking ahead, these models project a demographic contraction, reducing the local head count by 492 persons by 2041. Even so, certain age brackets will experience expansion, most notably the 85 and over age group, which is modelled to grow by 57 people. See the age section for more details.
Frequently Asked Questions - Population
Detail
Approvals for new dwellings in Florey have averaged around 2 residential properties annually, culminating in 11 homes across the prior 5 financial years. With the local populace shrinking over recent times, residential additions have comfortably matched demand, sustaining a healthy balance in the market and offering solid selection for purchasers, with newly constructed dwellings carrying an average expected construction cost of $338,000. Additionally, commercial development consents reached $2.7 million during this financial year, underscoring the district's largely residential character. Compared with Australian Capital Territory, building approvals in Florey are notably subdued (93.0% below regional average per person).
Such restrained additions of stock tend to bolster interest and pricing for established homes. Activity also trails nationwide figures, illustrating a mature urban environment that may face site constraints. Furthermore, recent development has consisted entirely of detached dwellings, maintaining the low-density suburban atmosphere and appealing to purchasers seeking standalone houses. In fact, builders are concentrating on detached dwellings at a higher proportion than the existing fabric (77.0% at Census), demonstrating enduring appetite for traditional family residences. Across the area, there are approximately 2951 people per dwelling approval, highlighting the established state of the market. With demographic projections remaining flat or trending downward, Florey is likely to avoid major housing strain, establishing advantageous purchasing conditions for prospective homeowners.
Frequently Asked Questions - Development
Development applications around Florey
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| Lodged | Address | Description | Type | Distance | Status |
|---|
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 $5.19 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
Strategic planning initiatives and public works fundamentally shape community growth, and AreaSearch has highlighted 3 projects expected to influence the district. Among the primary developments are Wayfarer Belconnen by Geocon (Stage 2), Belconnen Lakeshore - Connected Waterfront Precinct, Belconnen Town Centre Master Plan & District Strategy, and Kippax Fair Expansion and Redevelopment, with key details provided below for the most significant undertakings.
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 Basketball Stadium Expansion
The ACT Government is progressing planning for the expansion and modernisation of the Belconnen Basketball Stadium. The project encompasses additional indoor multi-sport courts, upgraded spectator seating, enhanced accessibility features, and improved administrative and changeroom amenities to meet rising regional community demand. Works are managed under the ACT Government's community 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.
Belconnen Mixed-Use Towers (40 Cameron Avenue)
RF Corval has proposed a major mixed-use redevelopment at 40 Cameron Avenue comprising two towers of 24 and 27 storeys. The proposal includes 407 residential apartments, ground-floor commercial and office tenancies, and structured basement and podium parking. The project replaces an existing low-rise commercial building situated within the Belconnen Town Centre precinct.
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 64.4%. 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 labour pool in Florey is characterized by strong educational credentials and solid representation across essential services, alongside an unemployment rate of 6.1% and steady overall employment over the preceding year. As of March 2026, employed locals number 2,393, although local joblessness sits 2.1% above the broader Australian Capital Territory figure of 4.1%, while the participation rate of 64.4% trails the territory benchmark of 70.6%. Census data also showed that a modest 11.5% of workers operated from home, though this figure was influenced by Covid-19 restrictions. The primary employment sectors engaging local residents include public administration & safety, health care & social assistance, and education & training.
Meanwhile, public administration & safety accounts for only 26.3% of the jobs situated within the suburb, coming in lower than the 30.4% recorded across Australian Capital Territory. As reflected by the disparity between the resident labour force and the Census working population, this predominantly residential community offers relatively few internal employment positions. Analysis of ABS and SALM records by AreaSearch reveals that over the twelve months to March 2026, the local workforce expanded by 1.1% while total jobs fell by 0.3%, driving a 1.4 percentage points climb in joblessness. By comparison, Australian Capital Territory saw employment rise by 0.3%, its labour force expand by 1.1%, and unemployment climb by 0.7 percentage points. Long-range national projections issued by Jobs and Skills Australia as of Mar-26 give additional perspective on prospective workforce requirements for Florey. These forecasts outline five-year and ten-year expectations against local industry distributions. Nationwide employment is anticipated to increase by 6.6% over five years and 13.7% over ten years, though individual sector growth varies substantially. Mapping these national trajectories to Florey's resident industry composition suggests local employment could expand by 6.6% over five years and 13.4% over ten years (note that this serves as an illustrative weighted baseline and excludes local population dynamics).
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
ATO taxpayer records aggregated by AreaSearch for financial year 2023 place the median taxpayer income in the Florey SA2 at $63,252, alongside an average figure of $69,802. These earnings slightly exceed nationwide levels, whereas Australian Capital Territory recorded medians and averages of $72,206 and $85,981 respectively. Adjusting for a Wage Price Index rise of 10.44% since financial year 2023 yields updated estimates of approximately $69,856 (median) and $77,089 (average) as of March 2026. Data from the 2021 Census places local personal, family, and household earnings comfortably between the 71st and 80th percentiles across Australia.
The most common weekly earnings tier spans the $1,500 - 2,999 category, accounting for 33.2% of residents (1,582 people), in line with the wider territory benchmark of 34.3%. High-income earners making over $3,000 weekly make up a considerable 30.9% of the population, pointing to robust spending capacity. Housing costs consume 13.8% of local earnings, positioning the suburb in the 74th percentile for disposable funds, while its SEIFA income metric ranks within the 7th decile.
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 composition in Florey was made up of 76.8% houses alongside 23.1% other dwellings (incorporating apartments, semi-detached, and 'other' dwellings), contrasting with the wider Australian Capital Territory profile of 63.3% houses and 36.7% other dwellings. Outright homeownership was significantly higher in Florey than territory-wide at 33.2%, while the remaining housing stock was divided between mortgaged properties (31.8%) and rental housing (35.0%). Typical monthly mortgage obligations stood at $1,950, below the Australian Capital Territory average of $2,080, and median weekly rent was $415, compared with $450 territory-wide.
When viewed against national figures, mortgage costs in Florey sit above the Australian benchmark of $1,863, with rents also notably higher than the nationwide figure 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
Family households represent the bulk of living arrangements at 71.4%, consisting of 30.5% couples with children, 27.5% couples without children, and 11.8% single parent families. Non-family households account for the remaining 28.6%, led by lone person households at 24.9% and group households at 3.7%. With a median household size of 2.5 people, Florey aligns exactly with the Australian Capital Territory norm.
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
Florey displays an elevated educational profile relative to wider benchmarks, with tertiary attainment among individuals aged 15+ reaching 39.9%, compared with the national average of 30.4%. Bachelor degrees form the largest segment at 23.5%, accompanied by postgraduate qualifications at 12.0% and graduate diplomas at 4.4%. Technical and vocational credentials account for 24.9% of qualifications among residents aged 15+, divided into advanced diplomas (9.4%) and certificates (15.5%). Academic participation is strong across the community, with 28.6% of inhabitants enrolled in studies. This encompasses 9.1% attending primary education, 6.8% in secondary education, and 6.0% participating in tertiary education.
Frequently Asked Questions - Education
Schools Detail
Public transport in Florey reaches 38 stops on 84 routes, timetabled for about 4,900 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
A review of local transit options shows 38 active transport stops across Florey providing bus services. A network of 84 individual routes operates across these stops, delivering 4,887 weekly passenger trips. Transit access is rated as excellent, with typical walking distances to the closest facility averaging 181 meters. Given the residential makeup of the area, outbound travel dominates, with private car use comprising 86% of trips and bus commuting taking 8%. Vehicle ownership sits at an average of 1.3 per dwelling. In addition, 11.5% of workers worked from home during the 2021 Census, which may reflect the impact of pandemic lockdowns.
Overall transit operations generate an average of 698 trips per day across the network, translating to around 128 weekly trips per individual 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
Public health metrics across Florey closely track broad benchmarks according to AreaSearch evaluations of mortality and chronic illnesses, with common ailments slightly elevated among both older and younger demographics, while private health insurance membership sits at approximately 54% of the population (~2,569 people), slightly exceeding typical SA2 levels but trailing the Australian Capital Territory figure of 62.4%. Asthma and mental health issues were identified as the primary health challenges in the community, diagnosed in 8.8% and 9.3 of residents respectively, while 65.5% reported no long-term medical conditions compared to 70.2% across Australian Capital Territory.
Incidence of chronic ailments is somewhat heightened among residents of working age. Seniors aged 65 and over constitute 20.4% of the populace (974 people), surpassing the 14.2% proportion observed across Australian Capital Territory, while broad nationwide rankings remain in line with general standards.
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 elevated cultural diversity relative to surrounding regions, with 32.7% of its community born overseas and 30.2% communicating in a language other than English at home. Christianity forms the largest faith tradition, representing 44.5% of residents. The most pronounced variation occurs in Buddhism, which accounts for 5.2% of the local population compared to 3.0% throughout Australian Capital Territory. Regarding ancestral backgrounds based on parents' country of birth, the three most common heritages in Florey are English at 22.4%, Australian at 22.2%, and Other at 12.4%. Notable variances also appear among specific communities: Vietnamese background is represented at 3.4% (against 1.0% across the region), Croatian at 1.4% (against 0.9%), and Hungarian at 0.4% (against 0.3%).
Frequently Asked Questions - Diversity
The median resident of Florey is 39. 26.1% 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
Florey's demographic structure skews older than the broader territory. Seniors and retirees (65+) make up 20.4% of the population as at August 2026, compared to 14.2% across Australian Capital Territory, while children and young adults (0 - 24) constitute 27.6%, below the 31.4% seen territory-wide. The median age is an estimated 39 as at August 2026, unchanged from the 2021 Census and 4 years above the territory median of 35 at that Census. Since that time, the 65+ cohort has expanded from 16.9% to an estimated 20.4%. Looking forward to 2041, the largest numerical gain is anticipated among retiree and elderly cohorts, rising by 55 residents (6%) to 1,030, while both young to middle aged adults and children and young adults are forecast to contract.
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 Oct 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) | Aug 2026 2 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 Aug 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | Aug 2026 2 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to Aug 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Aug 2026 2 months ago headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Oct 2026 this month headline measures · Sep 2026 baseline |
| 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 Oct 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 5 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 7 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) | Sep 2026 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 3 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Sep 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 Aug 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 Aug 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.