Forbes

Forbes is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

Based on AreaSearch's analysis, Forbes's population is around 10,156 as of Feb 2026. This reflects an increase of 136 people (1.4%) since the 2021 Census, which reported a population of 10,020 people. The change is inferred from the estimated resident population of 9,990 from the ABS as of June 2024 and an additional 222 validated new addresses since the Census date. This population level equates to a density ratio of 2.2 persons per square kilometer, providing ample space per person. Forbes's 1.4% growth since the 2021 census exceeded the SA3 area (0.8%), marking it as a growth leader in the region. Population growth for the area was primarily driven by natural growth, which contributed approximately 58.0% of overall population gains during recent periods.

AreaSearch is adopting ABS/Geoscience Australia projections for each SA2 area, as released in 2024 with 2022 as the base year. For any SA2 areas not covered by this data, AreaSearch is utilising the NSW State Government's SA2 level projections, as released in 2022 with 2021 as the base year. Growth rates by age group from these aggregations are also applied to all areas for years 2032 to 2041. As we examine future population trends, an above-median population growth for national regional areas is projected, with the area expected to grow by 1,317 persons to 2041 based on the latest annual ERP population numbers, reflecting an increase of 11.3% in total over the 17 years.

AreaSearch assessment of residential development drivers sees a low level of activity in Forbes, placing the area among the bottom 25% of areas assessed nationally

Forbes has recorded around 30 residential properties granted approval annually, with 154 homes approved over the past 5 financial years (between FY-21 and FY-25) and 14 so far in FY-26. Given the population has fallen over the past period, new supply has likely been keeping up with demand, offering good choice to buyers, while new homes are being built at an average value of $392,000. Additionally, $27.0 million in commercial approvals have been registered this financial year, demonstrating moderate levels of commercial development.

When measured against the Rest of NSW, Forbes has similar development levels (per person), supporting market stability in line with regional patterns. This is also below average nationally, reflecting the area's maturity and pointing to possible planning constraints. New development consists of 85.0% standalone homes and 15.0% attached dwellings, maintaining the area's traditional low density character with a focus on family homes appealing to those seeking space. The location has approximately 286 people per dwelling approval, indicating a low density market.

Population forecasts indicate Forbes will gain 1,151 residents through to 2041 (from the latest AreaSearch quarterly estimate). Development is keeping a reasonable pace with projected growth, though buyers may face increasing competition as the population expands.

Forbes has emerging levels of nearby infrastructure activity, ranking in the 28thth percentile nationally

Nothing can influence an area's performance as much as changes to local infrastructure, major projects, and planning initiatives. In total, 7 projects have been identified by AreaSearch that are likely to have an impact on the area. Key projects include Goldridge Estate, Forbes Development Project, Homemakers Centre Stage 2, and Forbes Multipurpose Equestrian Centre, with the list below detailing those likely to be of most relevance.

Professional plan users can use the search below to filter and access additional projects.

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.

Despite maintaining a low unemployment rate of 3.3%, Forbes has experienced recent job losses, resulting in a below average employment performance ranking when compared nationally

Forbes features a balanced workforce spanning white and blue collar employment, with diverse sector representation and an unemployment rate of only 3.3%. As of December 2025, 5,180 residents are in work, while the unemployment rate is 0.6% below Regional NSW's rate of 3.9%, and workforce participation is well beyond standard (66.8% compared to Regional NSW's 61.3%). Based on Census responses, a low 11.6% of residents were found to work from home, though Covid-19 lockdown impacts should be considered.

The dominant employment sectors among residents include agriculture, forestry & fishing, health care & social assistance, and education & training. The area has a particular employment specialization in agriculture, forestry & fishing, with an employment share 3.6 times the regional level. In contrast, health care & social assistance employs just 13.2% of local workers, below Regional NSW's 16.9%. While local employment opportunities exist in the area, it appears many residents commute elsewhere for work, based on the count of Census working population to local population.

Based on AreaSearch analysis of SALM and ABS data, the 12-month period saw the labour force decrease by 2.5% combined with employment decreasing by 3.7%, causing the unemployment rate to rise by 1.2 percentage points. By comparison, Regional NSW recorded an employment decline of 1.2%, a labour force decline of 0.8%, with unemployment rising 0.4 percentage points. Jobs and Skills Australia's national employment forecasts from May-25 can offer further insight into potential future demand within Forbes. These projections, covering five and ten-year periods, have been mapped against the local employment profile to estimate growth patterns. While national employment is forecast to expand by 6.6% over five years and 13.7% over ten years, growth rates differ significantly between industry sectors. Applying these industry-specific projections to Forbes's employment mix suggests local employment should increase by 5.6% over five years and 12.1% over ten years (please note this is a simple weighting extrapolation for illustrative purposes and does not take into account localised population projections).

Income figures position the area below 75% of locations analysed nationally by AreaSearch

AreaSearch's latest postcode level ATO data for FY-23 reveals that income in the Forbes SA2 is lower than average on a national basis, with the median assessed at $50,901 while the average income stands at $58,526. This contrasts with Regional NSW's figures of a median income of $52,390 and an average income of $65,215. Based on Wage Price Index growth of 8.86% since FY-23, current estimates would be approximately $55,411 (median) and $63,711 (average) as of September 2025. Census 2021 income data shows household, family and personal incomes in Forbes all fall between the 17th and 31st percentiles nationally. Income brackets indicate the $1,500 - 2,999 earnings band captures 27.1% of the community (2,752 individuals), mirroring the region where 29.9% occupy this bracket. While housing costs are modest with 87.7% of income retained, the total disposable income ranks at just the 21st percentile nationally.

Forbes is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

Dwelling structure within Forbes, as evaluated at the latest Census, comprised 90.2% houses and 9.9% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Regional NSW's 82.6% houses and 17.4% other dwellings. Meanwhile, the level of home ownership within Forbes was in line with that of Regional NSW, at 40.9%, with the remainder of dwellings either mortgaged (31.2%) or rented (27.8%). The median monthly mortgage repayment in the area was well below the Regional NSW average at $1,257, while the median weekly rent figure was recorded at $230, compared to Regional NSW's $1,733 and $330. Nationally, Forbes's mortgage repayments are significantly lower than the Australian average of $1,863, while rents are substantially below the national figure of $375.

Forbes features high concentrations of lone person households, with a lower-than-average median household size

Family households dominate at 66.7% of all households, comprising 23.7% couples with children, 30.4% couples without children, and 11.7% single parent families. Non-family households make up the remaining 33.3%, with lone person households at 31.1% and group households comprising 2.2% of the total. The median household size of 2.3 people is smaller than the Regional NSW average of 2.4.

Forbes faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally

The area faces educational challenges, with university qualification rates (15.5%) substantially below the NSW average of 32.2%. This represents both a challenge and an opportunity for targeted educational initiatives. Bachelor degrees lead at 11.7%, followed by postgraduate qualifications (2.3%) and graduate diplomas (1.5%). Trade and technical skills feature prominently, with 40.3% of residents aged 15+ holding vocational credentials, including advanced diplomas (8.8%) and certificates (31.5%).

Educational participation is notably high, with 30.4% of residents currently enrolled in formal education. This includes 12.2% in primary education, 8.6% in secondary education, and 2.5% pursuing tertiary education.

Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Public transport analysis reveals 889 active transport stops operating within Forbes, comprising a mix of trains and buses. These stops are serviced by 44 individual routes, collectively providing 579 weekly passenger trips. Transport accessibility is rated as excellent, with residents typically located 116 meters from the nearest transport stop. As a primarily residential area, most residents commute outward; the car remains the dominant mode at 92%, with 6% walking. Vehicle ownership averages 1.5 per dwelling. A relatively low 11.6% of residents work from home (2021 Census; may reflect COVID-19 conditions).

Service frequency averages 82 trips per day across all routes, equating to approximately 0 weekly trips per individual stop. The accompanying map shows the 100 nearest stops to the location centrepoint.

Health performance in Forbes is well below average with prevalence of common health conditions notable across both younger and older age cohorts

Health data reveals substantial challenges facing Forbes, based on AreaSearch's assessment of mortality rates and chronic condition prevalence. The prevalence of common health conditions is notable across both younger and older age cohorts, and the rate of private health cover is very low at approximately 48% of the total population (~4,915 people). This compares to 51.9% across Regional NSW, while the national average is 55.7%.

The most common medical conditions in the area are arthritis and mental health issues, impacting 10.7 and 8.3% of residents, respectively, while 63.6% declared themselves as completely clear of medical ailments compared to 63.3% across Regional NSW. Working-age residents show an above average prevalence of chronic health conditions. The area has 23.3% of residents aged 65 and over (2,362 people). Health outcomes among seniors present some challenges, with national rankings broadly in line with the general population.

The latest Census data sees Forbes placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics

Forbes was found to be below average in terms of cultural diversity, with 89.3% of its population being citizens, 95.2% born in Australia, and 97.6% speaking English only at home. The main religion in Forbes is Christianity, which makes up 71.2% of the population, compared to 55.9% across Regional NSW.

In terms of ancestry (country of birth of parents), the top three represented groups in Forbes are Australian, comprising 34.3% of the population, English, comprising 30.7% of the population, and Irish, comprising 9.5% of the population. Additionally, there are notable divergences in the representation of certain other ethnic groups: Australian Aboriginal is notably overrepresented at 9.0% of Forbes (vs 4.6% regionally), Macedonian at 0.1% (vs 0.4%) and French at 0.4% (vs 0.4%).

Forbes's median age exceeds the national pattern

With a median age of 43, Forbes is equal to the Regional NSW figure of 43 and well above the 38-year national average. The age profile shows 5 - 14 year-olds are particularly prominent (13.2%), while the 35 - 44 group is comparatively smaller (10.5%) than in Regional NSW. Since the 2021 Census, the 25 to 34 age group has grown from 10.7% to 11.4% of the population. Conversely, the 65 to 74 cohort has declined from 12.2% to 11.3%. Looking ahead to 2041, demographic projections reveal significant shifts in Forbes's age structure. Leading the demographic shift, the 45 to 54 group will grow by 27% (301 people), reaching 1,412 from 1,110. Conversely, numbers in the 55 to 64 age range are expected to fall by 19.