Florey

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

By May 2026, the population of the suburb of Florey is estimated to be around 4,768 people. This reflects a decrease from the 2021 Census figure of 4,781 people, indicating a drop of 13 individuals (0.3%). AreaSearch's estimation, based on the latest ERP data release by the ABS in June 2025 and address validation since the Census date, shows this population level. This results in a density ratio of 1,727 persons per square kilometer, higher than the average across national locations assessed by AreaSearch. Overseas migration contributed approximately 68.0% of overall population gains during recent periods.

AreaSearch uses ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered and years post-2032, ACT Government's SA2 area projections with a 2022 base are adopted. Future population dynamics indicate an overall decline by 2041, with the suburb's population expected to reduce by 491 persons according to these projections. However, growth is anticipated in specific age cohorts, notably the 75 to 84 age group, which is projected to increase by 55 people.

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

Florey has averaged approximately one new dwelling approval per year over the past five financial years, totalling an estimated eight homes. As of FY26, three approvals have been recorded. The area has experienced population decline, yet housing supply has remained adequate relative to demand, resulting in a balanced market with good buyer choice. New dwellings are developed at an average expected construction cost value of $116,000, which is below regional levels, suggesting more affordable housing options for buyers.

In FY26, there have been $78,000 in commercial approvals, indicating 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 recent development has been entirely comprised of standalone homes, maintaining the area's traditional suburban character with a focus on family homes. Interestingly, developers are building more traditional houses than the current mix suggests, indicating continued strong demand for family homes.

The location has approximately 9419 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 moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Changes to local infrastructure significantly impact an area's performance. AreaSearch has identified three projects that may affect this region: Wayfarer Belconnen Stage 2 by Geocon, Belconnen Lakeshore - Connected Waterfront Precinct, Belconnen Town Centre Master Plan & District Strategy, and Kippax Fair Expansion and Redevelopment.

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

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Employment performance in Florey has been below expectations when compared to most other areas nationally

Florey's workforce is highly educated with significant representation in essential services sectors. The unemployment rate was 5.5% as of December 2025. Employment growth over the past year was estimated at 1.1%.

In comparison to Australian Capital Territory (ACT), Florey had a higher unemployment rate of 1.7% and lower workforce participation rate of 63.9%. As of Census responses, only 11.5% of residents worked from home. Dominant employment sectors included public administration & safety, health care & social assistance, and education & training.

However, public administration & safety was under-represented at 26.3%, compared to ACT's 30.4%. Over the year ending December 2025, employment increased by 1.1% while labour force grew by 1.0%, with unemployment remaining essentially unchanged. National employment forecasts from Jobs and Skills Australia (May-25) project a 6.6% increase over five years and 13.4% over ten years for Florey's local employment, based on industry-specific growth projections applied to the area's current employment mix.

The area exhibits notably strong income performance, ranking higher than 70% of areas assessed nationally through AreaSearch analysis

The suburb of Florey had a median taxpayer income of $60,036 and an average income of $67,862 in the latest postcode level ATO data aggregated by AreaSearch for the financial year 2023. These figures are comparable to national averages, contrasting with the Australian Capital Territory's median income of $72,206 and average income of $85,981. Based on Wage Price Index growth of 10.44% since the financial year 2023, estimated incomes for March 2026 would be approximately $66,304 (median) and $74,947 (average). Census data shows household, family, and personal incomes in Florey rank highly nationally, between the 71st and 80th percentiles. The earnings profile indicates that 33.2% of locals (1,582 people) fall into the $1,500 - 2,999 weekly income category, similar to the metropolitan region where 34.3% are in this bracket. Florey exhibits significant affluence with 30.9% earning over $3,000 per week, supporting premium retail and service offerings. Housing expenses account 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 23.1% being semi-detached, apartments, or other types. This compares to the Australian Capital Territory's figures of 63.3% houses and 36.7% other dwellings. Home ownership in Florey stood at 33.2%, with mortgaged dwellings at 31.8% and rented ones at 35.0%. The median monthly mortgage repayment was $1,950, lower than the Australian Capital Territory average of $2,080. The median weekly rent in Florey was $415, compared to the Australian Capital Territory's $450. Nationally, Florey's mortgage repayments were higher at $1,950 versus Australia's average of $1,863, while rents were substantially higher at $415 compared to the national figure of $375.

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

Family households comprise 71.4 percent of all households, including 30.5 percent couples with children, 27.5 percent couples without children, and 11.8 percent single parent families. Non-family households account for the remaining 28.6 percent, with lone person households at 24.9 percent and group households comprising 3.7 percent of the total. The median household size is 2.5 people, which matches 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.

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

Florey has 40 active public transport stops, all of which are bus stops. These stops are served by 99 different routes, together carrying out 6,978 weekly passenger trips. The area's transport accessibility is rated as excellent, with residents typically living just 180 meters from the nearest stop. Most Florey residents commute outside the area, primarily by car (86%), with only 8% using buses. On average, there are 1.3 vehicles per dwelling in Florey. According to the 2021 Census, a relatively low 11.5% of residents work from home, which may be influenced by COVID-19 conditions.

The service frequency across all routes averages 996 trips per day, amounting to approximately 174 weekly trips per individual stop.

Florey's residents are healthier than average in comparison to broader Australia with common health conditions slightly more prevalent than average across both younger and older age cohorts

Health data indicates relatively positive outcomes for Florey residents, with AreaSearch's analysis showing mortality rates and health conditions largely aligning with national benchmarks. Common health conditions were slightly more prevalent than average across both younger and older age cohorts.

Private health cover was found to be high at approximately 54% of the total population (around 2,574 people), compared to 62.4% in Australian Capital Territory. The most common medical conditions were mental health issues (9.3%) and asthma (8.8%). About 65.5% of residents reported being completely clear of medical ailments, compared to 70.2% across Australian Capital Territory. Working-age residents had an above-average prevalence of chronic health conditions. The area has 20.7% of residents aged 65 and over (986 people), higher than the 14.3% in Australian Capital Territory. National rankings for this age group were broadly in line with the general population.

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 was found to be more culturally diverse than most local markets, with 32.7% born overseas and 30.2% speaking a language other than English at home. Christianity was the dominant religion in Florey, making up 44.5% of its population. Buddhism showed significant overrepresentation in Florey compared to the Australian Capital Territory, comprising 5.2% versus 3.0%.

The top three ancestry groups were English (22.4%), Australian (22.2%), and Other (12.4%). Notable divergences existed for certain ethnic groups: Croatian was overrepresented at 1.4% compared to the regional average of 0.9%, Vietnamese at 3.4% versus 1.0%, and Hungarian at 0.4% versus 0.3%.

Florey's population aligns closely with national norms in age terms

Florey's median age is 39, which is older than the Australian Capital Territory figure of 35 and comparable to Australia's median age of 38. The 65-74 age group constitutes 12.2% of Florey's population, higher than the Australian Capital Territory percentage. Conversely, the 15-24 cohort makes up 10.3%, which is less prevalent compared to the territory. Between 2021 and present, the 75-84 age group has increased from 4.8% to 6.7%, while the 65-74 cohort rose from 10.7% to 12.2%. However, the 55-64 cohort has decreased from 14.1% to 11.5% during this period. Looking ahead to 2041, demographic projections show significant shifts in Florey's age structure. The 85+ group is projected to grow by 58%, reaching 136 people from the current figure of 85. This growth will be led by those aged 65 and above, who will comprise all of the projected population growth. Conversely, the 0-4 and 65-74 cohorts are expected to experience population declines.