Florey

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

Based on ABS population updates and AreaSearch validation, the Florey statistical area's population is estimated at 4,710 as of Nov 2025. This reflects a decrease of 71 people since the 2021 Census, which reported a population of 4,781. The current estimate is inferred from AreaSearch's examination of latest ERP data release by ABS (June 2024) and address validation since Census date. This level of population equates to a density ratio of 1,706 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. Population growth was primarily driven by overseas migration contributing approximately 68.0% of overall population gains during recent periods.

AreaSearch adopts 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, age group growth rates from ACT Government's SA2 area projections are adopted, using 2022 as the base year. Projections indicate an overall population decline by 532 persons in the Florey (SA2) by 2041. However, specific age cohorts like the 75 to 84 group are projected to increase by 66 people over this period.

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

Florey averaged approximately one new dwelling approval per year over the past five financial years ending June 2021. This totals an estimated eight homes. As of FY-26, there has been one approval recorded. Despite population decline in the area, housing supply has remained adequate relative to demand, creating a balanced market with good buyer choice.

The average construction cost value for new dwellings is $116,000, which is under regional levels, indicating more accessible housing choices for buyers. In FY-26, there have been $78,000 in commercial approvals, reflecting the area's residential nature. Compared to the Australian Capital Territory, Florey shows substantially reduced construction activity, with 94.0% below the regional average per person. 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 focused on family homes appealing to those seeking space.

Interestingly, developers are building more traditional houses than the current mix suggests, indicating continued 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 moderate levels of nearby infrastructure activity, ranking in the top 50% nationally

Three projects have been identified by AreaSearch as potentially impacting the area: Wayfarer Belconnen Stage 2 by Geocon, Belconnen Lakeshore - Connected Waterfront Precinct, Belconnen Town Centre Master Plan & District Strategy, and Kippax Fair Expansion & Upgrade.

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.

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

Florey has an educated workforce with prominent representation in essential services sectors. The unemployment rate was 5.1% as of September 2025, with estimated employment growth of 2.0% over the past year.

This rate is 1.6% higher than the Australian Capital Territory's (ACT) rate of 3.6%. Workforce participation in Florey stands at 63.4%, compared to ACT's 69.6%. Public administration & safety, health care & social assistance, and education & training are dominant employment sectors among residents.

However, public administration & safety is under-represented, with only 26.3% of Florey's workforce compared to ACT's 30.4%. Employment opportunities locally appear limited, as indicated by the count of Census working population versus resident population. Over the 12 months to September 2025, employment increased by 2.0%, while labour force increased by 0.9%, resulting in a unemployment fall of 1.1 percentage points. In comparison, ACT recorded employment growth of 1.4% and unemployment falling by 0.2 percentage points. State-level data to 25-Nov shows ACT employment grew by 1.19% year-on-year, with the state unemployment rate at 4.5%, compared to the national rate of 4.3%. Jobs and Skills Australia's national employment forecasts from May-25 project a 6.6% increase 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, though this is a simple weighting extrapolation for illustrative purposes and does not account for localised population projections.

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

The suburb of Florey has a median taxpayer income of $60,036 and an average income of $67,862 according to the latest postcode level ATO data aggregated by AreaSearch for the financial year 2023. These figures are in line with national averages, contrasting with the Australian Capital Territory's median income of $72,206 and average income of $85,981. By September 2025, based on Wage Price Index growth of 9.26%, current estimates would be approximately $65,595 (median) and $74,146 (average). Census data indicates that household, family, and personal incomes in Florey rank highly nationally, between the 71st and 80th percentiles. The earnings profile shows that 33.2% of locals (1,563 people) fall into the $1,500 - $2,999 weekly income category, similar to the metropolitan region where 34.3% occupy this bracket. Florey displays considerable 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 rank 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

The dwelling structure in Florey, as per the latest Census, consisted of 76.8% houses and 23.1% other dwellings (semi-detached, apartments, 'other' dwellings), compared to the Australian Capital Territory's 69.4% houses and 30.5% other dwellings. Home ownership in Florey was at 33.2%, with mortgaged dwellings at 31.8% and rented ones at 35.0%. The median monthly mortgage repayment in the area was $1,950, lower than the Australian Capital Territory average of $2,000. The median weekly rent figure was recorded at $415, compared to the Australian Capital Territory's $430. Nationally, Florey's mortgage repayments were higher than the Australian average of $1,863, while 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 most prevalent at 23.5%, followed by postgraduate qualifications (12.0%) and graduate diplomas (4.4%). Vocational pathways make up 24.9% of qualifications for 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, including 9.1% in primary, 6.8% in secondary, 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

Analysis indicates 40 active transport stops operating within Florey. These stops service a mix of bus routes totalling 99 individual routes. Collectively, these provide 6,978 weekly passenger trips.

Transport accessibility is rated excellent with residents typically located 180 meters from the nearest stop. Service frequency averages 996 trips per day across all routes, equating to approximately 174 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 somewhat prevalent across both younger and older age cohorts. The rate of private health cover is fairly high at approximately 54% of the total population (~2,543 people), compared to 57.7% across Australian Capital Territory.

The most common medical conditions in the area are mental health issues and asthma, impacting 9.3% and 8.8% of residents respectively. Meanwhile, 65.5% of residents declare themselves completely clear of medical ailments, compared to 68.1% across Australian Capital Territory. The area has 19.4% of residents aged 65 and over (913 people), which is higher than the 15.3% in 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 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 predominant religion in Florey, comprising 44.5% of its population. Notably, Buddhism had a higher representation in Florey at 5.2%, compared to the Australian Capital Territory's average of 3.0%.

The top three ancestry groups were English (22.4%), Australian (22.2%), and Other (12.4%). Some ethnic groups showed notable differences: Croatian was overrepresented at 1.4% in Florey, compared to 0.8% regionally; Vietnamese at 3.4% vs 1.2%; and Hungarian at 0.4% vs 0.3%.

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

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 65-74 age group constitutes 11.8% of Florey's population, compared to a lower prevalence of the 15-24 cohort at 10.9%. Between 2021 and the present, the 75-84 age group has increased from 4.8% to 6.2%, while the 65-74 cohort rose from 10.7% to 11.8%. Conversely, the 55-64 cohort declined from 14.1% to 11.8%. By 2041, demographic projections indicate significant shifts in Florey's age structure. The 75-84 group is expected to grow by 16%, reaching 340 people from its current figure of 292. This growth will be led by the aging population dynamic, with those aged 65 and above comprising all projected growth. Meanwhile, the 65-74 and 0-4 cohorts are anticipated to experience population declines.