Florey

Florey has shown very soft population growth performance across periods assessed by AreaSearch

As of November 2025, the estimated population of Florey is around 4,711, a decrease of 70 people (1.5%) since the 2021 Census which reported a population of 4,781. This estimation by AreaSearch follows an examination of the latest ERP data release by the ABS in June 2024 and address validation since the Census date. The population density is approximately 1,706 persons per square kilometer, above the national average assessed by AreaSearch. Overseas migration contributed around 68.0% of overall population gains during recent periods. Based on ABS/Geoscience Australia projections released in 2024 with a base year of 2022 for each SA2 area, and ACT Government's SA2 area projections for years post-2032 using 2022 as the base year, the suburb's population is expected to decline by 532 persons by 2041.

However, specific age cohorts are projected to grow, notably the 75 to 84 age group which is anticipated to increase by 66 people.

The level of residential development activity in Florey is very low in comparison to the average area assessed nationally by AreaSearch

AreaSearch analysis of ABS building approval numbers allocated from statistical area data indicates Florey averaged approximately one new dwelling approval per year over the past five financial years, totalling an estimated eight homes. As of FY26, one approval has been recorded. The area's population decline has resulted in adequate housing supply relative to demand, creating a balanced market with good buyer choice. New dwellings are developed at an average expected construction cost value of $116,000, below regional levels, suggesting more accessible housing choices for buyers.

This financial year, there have been $78,000 in commercial approvals, reflecting the area's residential nature. Compared to the Australian Capital Territory, Florey shows significantly reduced construction activity, with 94.0% fewer approvals per person than the regional average. This limited new supply generally supports stronger demand and values for established homes. The area's development activity is also below national averages, indicating maturity and possible planning constraints. Recent development has consisted entirely of standalone homes, maintaining Florey's traditional suburban character with a focus on family homes appealing to those seeking space.

Interestingly, developers are building more traditional houses than the current mix suggests at Census, indicating strong demand for family homes. The location has approximately 9418 people per dwelling approval, demonstrating an established market. Given stable or declining population forecasts, Florey may experience less housing pressure in the future, creating favourable conditions for buyers.

Florey has very high levels of nearby infrastructure activity, ranking in the top 20% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified three projects expected to influence the region. Key initiatives include Wayfarer Belconnen Stage 2 by Geocon, Belconnen Lakeshore - Connected Waterfront Precinct, Belconnen Town Centre Master Plan & District Strategy, and Kippax Fair Expansion & Upgrade. The following details those most relevant.

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

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Florey has seen below average employment performance when compared to national benchmarks

Florey has an educated workforce with key services sectors well represented. Its unemployment rate is 4.8%, with estimated employment growth of 3.4% over the past year (AreaSearch data).

As of June 2025, 2,459 residents are employed, with an unemployment rate of 1.4% higher than the Australian Capital Territory's rate of 3.4%. Workforce participation is lower at 63.4%, compared to the Australian Capital Territory's 69.6%. Dominant employment sectors include public administration & safety, health care & social assistance, and education & training.

However, public administration & safety is under-represented in Florey with only 26.3% of its workforce compared to 30.4% in the Australian Capital Territory. Employment opportunities locally may be limited as indicated by Census data on working population vs resident population. Between June 2024 and June 2025, employment increased by 3.4%, labour force by 1.6%, leading to a 1.7 percentage point decrease in unemployment. In comparison, the Australian Capital Territory had employment growth of 1.9%, labour force growth of 1.6%, with unemployment falling by 0.3 percentage points. Jobs and Skills Australia's national employment forecasts from Sep-22 project overall national employment expansion of 6.6% over five years and 13.7% over ten years. Applying these projections to Florey's employment mix suggests local employment should increase by 6.6% over five years and 13.4% over ten years, based on simple weighting extrapolation for illustrative purposes.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

Florey has a median taxpayer income of $60,036 and an average income of $67,862, based on the latest postcode level ATO data aggregated by AreaSearch for the financial year 2022. This is higher than the national average, with the Australian Capital Territory having a median income of $68,678 and an average income of $83,634. As of September 2025, estimates suggest the median income would be approximately $68,201 and the average income $77,091, factoring in Wage Price Index growth of 13.6% since financial year 2022. Census data indicates that household, family, and personal incomes in Florey all rank highly nationally, between the 71st and 80th percentiles. The earnings profile shows that 33.2% of locals (1,564 people) fall within the $1,500 - 2,999 weekly income bracket, similar to the metropolitan region where 34.3% are in this category. Florey displays significant affluence with 30.9% earning over $3,000 per week, supporting premium retail and service offerings. Housing accounts for 13.8% of income, while strong earnings place residents within the 74th percentile for disposable income. The area's SEIFA income ranking places it in the 7th decile.

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

In Florey, as per the latest Census evaluation, 76.8% of dwellings were houses, with the remaining 23.1% being semi-detached, apartments, or other types. This compares to the Australian Capital Territory's (ACT) figures of 69.4% houses and 30.5% other dwellings. Home ownership in Florey stood at 33.2%, with mortgaged dwellings at 31.8% and rented dwellings at 35.0%. The median monthly mortgage repayment was $1,950, below the ACT average of $2,000. Median weekly rent in Florey was $415, compared to the ACT's $430. Nationally, Florey's mortgage repayments were higher than the Australian average of $1,863, and rents were substantially above the national figure of $375.

Florey has a typical household mix, with a fairly typical median household size

Family households constitute 71.4% of all households, including 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%, with lone person households at 24.9% and group households comprising 3.7% of the total. The median household size is 2.5 people, which aligns with the Australian Capital Territory average.

The educational profile of Florey exceeds national averages, with above-average qualification levels and academic performance metrics

The area's educational profile is notable regionally with university qualification rates at 39.9% among residents aged 15+, surpassing the Australian average of 30.4%. Bachelor degrees are the most common at 23.5%, followed by postgraduate qualifications (12.0%) and graduate diplomas (4.4%). Vocational pathways account for 24.9% of qualifications among those aged 15+, with advanced diplomas at 9.4% and certificates at 15.5%.

Educational participation is high, with 28.6% of residents currently enrolled in formal education. This includes 9.1% in primary education, 6.8% in secondary education, and 6.0% pursuing tertiary education. Florey's 3 schools have a combined enrollment of 2,014 students as of the latest data. The area exhibits above-average socio-educational conditions with an ICSEA score of 1058. Education provision is balanced with 2 primary and 1 secondary school serving distinct age groups. As of the most recent statistics, the area functions as an education hub with 42.8 school places per 100 residents, significantly above the regional average of 15.1, attracting students from surrounding communities.

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

Transport analysis indicates 43 operational public transport stops in Florey. These stops facilitate a variety of bus routes, totaling nine unique services. Combined, these routes accommodate 1,497 weekly passenger trips.

Residential accessibility to public transport is deemed excellent, with typical distances to the nearest stop being 180 meters. Daily service frequency averages 213 trips across all routes, translating to approximately 34 weekly trips per individual stop.

Health performance in Florey is lower than average with common health conditions somewhat prevalent across both younger and older age cohorts

Florey faces significant health challenges, with common health conditions prevalent among both younger and older age cohorts. Approximately 54% of Florey's total population (~2,543 people) have private health cover, compared to 57.1% in the Australian Capital Territory.

Mental health issues and asthma are the most common medical conditions in Florey, affecting 9.3 and 8.8% of residents respectively. About 65.5% of residents declare themselves completely clear of medical ailments, compared to 68.1% across the Australian Capital Territory. Around 19.4% of Florey's residents are aged 65 and over (913 people), which is higher than the 15.3% in the Australian Capital Territory. This aligns broadly with the general population's health profile.

Florey was found to be more culturally diverse than the vast majority of local markets in Australia, upon assessment of a range of language and cultural background related metrics

Florey's population showed higher cultural diversity than most local markets, with 32.7% born overseas and 30.2% speaking a language other than English at home. Christianity was the predominant religion in Florey, accounting for 44.5%. Buddhism was overrepresented compared to regional figures, comprising 5.2% of Florey's population versus 3.0% in Australian Capital Territory.

The top three ancestry groups were English (22.4%), Australian (22.2%), and Other (12.4%). Notably, Croatian (1.4%) and Vietnamese (3.4%) ethnicities were overrepresented compared to regional figures of 0.8% and 1.2%, respectively. Hungarian ethnicity was also slightly overrepresented at 0.4%.

Florey's population is slightly older than the national pattern

Florey's median age is 39, which is higher than the Australian Capital Territory figure of 35 and comparable to Australia's median age of 38. The age group of 65-74 years has a strong representation in Florey at 11.8%, compared to the Australian Capital Territory figure. However, the 15-24 age cohort is less prevalent in Florey at 10.9%. Between 2021 and present, the 75-84 age group has increased from 4.8% to 6.2%, while the 65-74 cohort has risen from 10.7% to 11.8%. Conversely, the 55-64 age group has decreased from 14.1% to 11.8%. Looking ahead to 2041, demographic projections indicate significant shifts in Florey's age structure. The 75-84 age group is expected to grow by 16%, reaching 340 people from the current figure of 292. This growth will be led by those aged 65 and above, who will comprise all projected population growth. Meanwhile, the 65-74 and 0-4 age cohorts are projected to experience population declines.