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This analysis uses Suburbs and Localities (SAL) boundaries, which can materially differ from Statistical Areas (SA2) even when sharing the same name.
SAL boundaries are defined by Australia Post and the Australian Bureau of Statistics to represent commonly-known suburb names used in postal addresses.
Statistical Areas (SA2) are designed for census data collection and may combine multiple suburbs or use different geographic boundaries. For comprehensive analysis, consider reviewing both boundary types if available.
est. as @ -- *
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 AreaSearch's evaluation of regional ABS updates alongside post-Census validated addresses, the suburb of Florey has an estimated resident count of approximately 4,768 as of Aug 2026. This represents a contraction of 13 people (0.3%) from the 4,781 individuals recorded at the 2021 Census. The updated figure of 4,768 was determined by AreaSearch following the ABS's latest ERP release in June 2025 in conjunction with subsequent address verification. With this population base, the suburb of Florey exhibits a density of 1,727 persons per square kilometer, outpacing the benchmark average across nationwide areas evaluated by AreaSearch.
Inbound international migration served as the primary demographic driver recently, accounting for roughly 68.0% of all population additions. Projections utilised by AreaSearch incorporate the 2024 ABS/Geoscience Australia dataset using 2022 as a base year across SA2 locations, supplemented by ACT Government SA2 age cohort growth models (also baseline 2022) for subsequent years after 2032 or locations outside the primary series. Under this forecasting framework, the total population across the suburb of Florey is slated to contract by 491 persons by 2041. In contrast to this aggregate decline, certain demographics will expand, notably individuals aged 85 and over, who are projected to increase by 56 people.
Frequently Asked Questions - Population
Detail
Examining ABS building approval statistics across statistical boundaries, AreaSearch observes that Florey registers roughly 1 residential dwelling approval per year, amounting to approximately 8 homes across the last 5 financial years. Within FY-25 to date, 4 residential approvals have been logged. In the wake of population decline, local dwelling supply has kept pace with demand to foster a stable market offering ample selection, with newly approved homes reflecting an average construction cost of $338,000. Concurrently, commercial building approvals have reached $78,000 this financial year, underscoring subdued non-residential development. Residential development in Florey lags substantially behind the broader Australian Capital Territory, tracking 93.0% below the per-capita territory benchmark.
Such restricted building volumes typically support valuation and demand for established properties. This subdued activity is similarly lower than nationwide trends, highlighting a mature residential footprint and potential planning limitations. Furthermore, detached houses have accounted for every single newly approved dwelling, reinforcing the suburban neighborhood character tailored to families seeking standalone housing. Home builders have focused even more heavily on standalone houses than indicated by the 77.0% proportion at the Census, demonstrating sustained appetite for detached properties, while the ratio of roughly 1896 people per dwelling approval reflects a thoroughly established urban setting. Given that the local population is projected to stabilize or contract, Florey is likely to experience easing residential pressures, potentially offering favorable conditions for purchasers.
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 24 current infrastructure and development projects close to Florey, worth an estimated $10.1 billion. 5 are already under construction and 11 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
Community outcomes and development trajectory are heavily shaped by civil works, major construction projects, and planning frameworks. AreaSearch has highlighted 3 notable projects positioned to influence the district: Stage 2 of Wayfarer Belconnen by Geocon, the Belconnen Lakeshore - Connected Waterfront Precinct, the Belconnen Town Centre Master Plan & District Strategy, and the Kippax Fair Expansion and Redevelopment.
Professional plan users can use the search below to filter and access additional projects.
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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 64.5%. 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 3,812, 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
AreaSearch data indicates that Florey features a well-educated labor pool with considerable employment across critical service industries, an unemployment rate of 6.1%, and steady job conditions over the preceding year. As of March 2026, employed residents tally 2,393, while the local jobless rate sits 2.1% higher than the 4.1% recorded for the Australian Capital Territory, and the participation rate of 64.5% trails the territory average of 70.6%. At the Census, only 11.5% of workers reported working remotely, though pandemic lockdown measures during that period must be noted. Key employment fields for the local workforce comprise public administration & safety, health care & social assistance, and education & training.
However, public administration & safety accounts for 26.3% of local workers compared to the wider regional level of 30.4%. Given its heavily residential character, Census data comparing resident workers to local working positions suggests the area provides modest on-site job opportunities. AreaSearch evaluation of ABS and SALM metrics over the past 12-month period indicates a 1.1% expansion in the local workforce alongside a 0.3% decrease in employment, driving a 1.4 percentage points rise in the unemployment rate. Over the same timeframe, the Australian Capital Territory saw employment rise by 0.3%, the labor force expand by 1.1%, and unemployment climb by 0.7 percentage points. Looking ahead, Jobs and Skills Australia projections from Mar-26 provide indicative trajectory models for Florey based on its industry composition. While nationwide employment is projected to expand by 6.6% across five years and 13.7% over ten years, industry-specific variations applied to Florey's employment distribution indicate potential local employment gains of 6.6% across five years and 13.4% across ten years (representing an indicative weighted industry extrapolation that excludes local demographic projections).
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 $60,036 a year against an average of $67,862. 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 postcode-level data aggregated by AreaSearch for financial year 2023 indicates a median taxpayer income of $60,036 and an average of $67,862 in Florey. These figures align closely with national averages, though they sit below the Australian Capital Territory medians and averages of $72,206 and $85,981. Factoring in Wage Price Index growth of 10.44% since financial year 2023, updated estimates as of March 2026 reach approximately $66,304 for the median and $74,947 for the average. At the 2021 Census, Florey ranked between the 71st and 80th percentiles nationally across individual, family, and household earnings.
Around 33.2% of local earners (1,582 individuals) fall into the $1,500 - 2,999 weekly bracket, closely tracking the 34.3% regional benchmark, while 30.9% receive weekly earnings exceeding $3,000. Housing costs absorb 13.8% of income, placing local disposable earnings in the 74th percentile nationally, with the area registering in the 7th decile for SEIFA income.
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
Dwelling structure within Florey, as evaluated at the latest Census, comprised 76.8% houses and 23.1% other dwellings (semi-detached, apartments, 'other' dwellings), in comparison to Australian Capital Territory's 63.3% houses and 36.7% other dwellings. Meanwhile, the level of home ownership within Florey was well beyond that of Australian Capital Territory, at 33.2%, with the remainder of dwellings either mortgaged (31.8%) or rented (35.0%). The median monthly mortgage repayment in the area was below the Australian Capital Territory average at $1,950, while the median weekly rent figure was recorded at $415, compared to Australian Capital Territory's $2,080 and $450.
Nationally, Florey's mortgage repayments are higher than the Australian average of $1,863, while rents are substantially above the national 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
Families constitute the vast majority of local domestic arrangements at 71.4%, consisting of couples with children (30.5%), couples without children (27.5%), and single parent households (11.8%). Non-family living situations represent the remaining 28.6%, led by single-person residences at 24.9% and shared group homes at 3.7%. The median household size stands at 2.5 people, aligning exactly with the Australian Capital Territory figure.
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
Educational attainment is strong in the suburb, where 39.9% of residents aged 15 and over hold higher education credentials, exceeding the Australian average of 30.4%. Bachelor degrees are held by 23.5% of adult residents, postgraduate awards by 12.0%, and graduate diplomas by 4.4%. Additionally, technical and vocational training accounts for 24.9% of adult qualifications, comprising advanced diplomas at 9.4% and certificates at 15.5%. Student enrollment is considerable throughout the community, with 28.6% of residents attending educational institutions. Specifically, primary school students represent 9.1% of the population, secondary students account for 6.8%, and tertiary scholars make up 6.0%.
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
Public transit networks in Florey include 38 operational bus stops, served by 84 separate bus routes that generate 4,887 passenger journeys each week. Local transit connectivity is strong, with residents residing an average of 181 meters from their closest stop. Given the suburb's residential nature, outbound commuting is typical, with private motor vehicles accounting for 86% of journeys to work and buses taking 8%. Motor vehicle ownership averages 1.3 vehicles per dwelling, while a modest 11.5% of the workforce worked from home at the 2021 Census amidst potential pandemic constraints.
Across all transit routes, services run at an average frequency of 698 trips each day, which equates to roughly 128 trips each week for each 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 54.0% hold private health cover. The standardised death rate runs at 4.6 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 indicators for Florey are generally sound, with AreaSearch's review of mortality and illness metrics aligning with national standards. Common health conditions show slightly elevated frequency across both younger and older cohorts, while private healthcare coverage is substantial, encompassing approximately 54% of the population (~2,574 people), compared to 62.4% across the Australian Capital Territory. Asthma and mental health issues represent the primary reported health conditions in Florey, diagnosed in 8.8% and 9.3% of the community respectively, whereas 65.5% of residents reported having no long-term health conditions compared to 70.2% across the Australian Capital Territory.
Chronic conditions are somewhat elevated among the working-age population. Furthermore, older residents aged 65 and over make up 20.4% of the population (972 people), surpassing the 14.2% proportion across the Australian Capital Territory, while broader health rankings remain consistent with nationwide standards.
Frequently Asked Questions - Health
32.7% of Florey residents were born overseas and 30.2% speak a language other than English at home, more culturally diverse than 75% of areas nationally. 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
Cultural diversity is pronounced in Florey, where 32.7% of residents were born abroad and 30.2% speak a non-English language at home. Christianity forms the largest faith community, encompassing 44.5% of residents. Meanwhile, Buddhism demonstrates a noticeable overrepresentation locally, comprising 5.2% of the population compared to 3.0% across the Australian Capital Territory. Looking at parental heritage, the leading reported ancestries in Florey are English (22.4%), Australian (22.2%), and Other (12.4%). Certain specific cultural backgrounds show notable concentrations relative to territory levels: Croatian heritage accounts for 1.4% (vs 0.9% across the region), Vietnamese represents 3.4% (vs 1.0%), and Hungarian stands at 0.4% (vs 0.3%).
Frequently Asked Questions - Diversity
The median resident of Florey is 39. 26.0% 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 possesses an older demographic profile than the Australian Capital Territory overall. As at August 2026, seniors aged 65 and over constitute 20.4% of the populace, compared to 14.2% across the territory, whereas children and young adults (0 - 24) make up 27.6% compared to 31.4% territory-wide. The estimated median age is 39 as at August 2026, unchanged from the 2021 Census and 4 years older than the territory median of 35 at that Census. Since the Census, the 65+ demographic has expanded from 16.9% to an estimated 20.4%. By 2041, senior cohorts are projected to experience the greatest growth, increasing by 55 residents (6%) to 1,028, whereas cohorts covering children, young adults, and young-to-middle aged adults are anticipated to shrink.
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 Sep 2026.
Everything is aggregated to the Suburb (SAL) 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 last month 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 last month 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 last month headline measures · Jul 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Sep 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 Sep 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 4 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 6 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 last month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 2 months ago headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 2 months ago 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 (SAL80054). QuickStats reports 2021 only — the figures on this page are more current wherever the ledger shows a later date.