Florey

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

As of Feb 2026, the estimated population of the suburb of Florey is around 4710, a decrease of 71 people since the 2021 Census which reported a population of 4781. This decrease reflects a change in resident population from 4710, as estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2024) and address validation since the Census date. The population density ratio is 1706 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. Overseas migration contributed approximately 68% of overall population gains during recent periods in Florey. 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 the ACT Government's SA2 area projections are adopted, using 2022 as the base year. Projections indicate an overall population decline by 532 persons in Florey by 2041, with specific age cohorts expected to grow, notably the 75 to 84 age group projected 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 shows Florey averaged around one new dwelling approval each year over the past five financial years ending June 2021, totalling an estimated eight homes. As of July 2026, one approval has been recorded in FY-26. The area has experienced population decline while housing supply has remained adequate relative to demand, creating a well-balanced market with good buyer choice. New dwellings are developed at an average value of $116,000, under regional levels, indicating more accessible housing choices for buyers.

This financial year, there have been $78,000 in commercial approvals, demonstrating the area's residential nature. Compared to the Australian Capital Territory, Florey shows substantially reduced construction, 94.0% below the regional average per person. This limited new supply generally supports stronger demand and values for established homes. Recent development has been entirely comprised of standalone homes, maintaining the area's traditional suburban character with a focus on family homes appealing to those seeking space. Developers are building more traditional houses than the current mix suggests (77.0% at Census), 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, creating favourable conditions for buyers.

Florey has strong levels of nearby infrastructure activity, ranking in the top 40% nationally

Changes in local infrastructure significantly impact an area's performance. AreaSearch has identified three projects that could affect this region: Wayfarer Belconnen by Geocon (Stage 2), Belconnen Lakeshore - Connected Waterfront Precinct, Belconnen Town Centre Master Plan & District Strategy, and Kippax Fair Expansion & Upgrade. The following list 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 high representation in essential services sectors. The unemployment rate is 5.1%, with estimated employment growth of 2.0% over the past year (AreaSearch data). As of September 2025, there are 2,405 employed residents, with an unemployment rate of 6.7%.

Workforce participation in Florey is lower at 64.8%, compared to Australian Capital Territory's 72.5%. Home workership stands at 11.5% (Census data). Dominant sectors include public administration & safety, health care & social assistance, and education & training.

However, public administration & safety is under-represented in Florey at 26.3%, compared to Australian Capital Territory's 30.4%. Employment opportunities locally appear limited due to the predominantly residential area. Between September 2024 and September 2025, employment increased by 2.0% while labour force grew by 0.9%, leading to a 1.1 percentage point drop in unemployment (AreaSearch analysis). In comparison, Australian Capital Territory saw employment growth of 1.4%, labour force growth of 1.2%, and a 0.2 percentage point decrease in unemployment. Jobs and Skills Australia's national employment forecasts from May-25 indicate overall growth 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, assuming constant population projections.

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

The median taxpayer income in Florey is $60,036, with an average of $67,862, according to the latest postcode level ATO data aggregated by AreaSearch for the financial year 2023. This is comparable to national averages, differing from the Australian Capital Territory's median income of $72,206 and average income of $85,981. By September 2025, estimated incomes would be approximately $65,595 (median) and $74,146 (average), based on a 9.26% Wage Price Index growth since financial year 2023. In Florey, household, family, and personal incomes rank highly, between the 71st and 80th percentiles nationally. The earnings profile shows that 33.2% of locals (1,563 people) earn between $1,500 and $2,999 weekly, similar to the metropolitan region where 34.3% fall into this bracket. The suburb demonstrates affluence with 30.9% earning over $3,000 per week, supporting premium retail and service offerings. Housing expenses account for 13.8% of income. Residents rank in the 74th percentile for disposable income, and 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% consisting of semi-detached homes, apartments, and other types. This contrasts with the Australian Capital Territory's (ACT) dwelling structure, which was 63.3% houses and 36.7% other dwellings. Home ownership in Florey stood at 33.2%, with mortgaged properties making up 31.8% and rented dwellings comprising 35.0%. The median monthly mortgage repayment in the area was $1,950, lower than the ACT average of $2,080. Weekly rent in Florey was recorded at $415, compared to the ACT's $450. Nationally, Florey's median monthly mortgage repayments were higher than the Australian average of $1,863, while weekly rents were substantially above the national figure of $375.

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

Family households account for 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 constitute 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 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 most prevalent 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, including 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 that together facilitate 6,978 weekly passenger trips. The accessibility of these stops is rated as excellent, with residents typically living just 180 meters from the nearest stop. Most residents in this primarily residential area commute outward. Cars remain the dominant mode of transport at 86%, while buses account for 8%. On average, there are 1.3 vehicles per dwelling.

According to the 2021 Census, only 11.5% of residents work from home, which may be influenced by COVID-19 conditions. The average service frequency across all routes is 996 trips per day, equating 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 are slightly more prevalent than average across both younger and older age cohorts.

Approximately 54% (~2,543 people) have private health cover, compared to the Australian Capital Territory's 62.4%. The most common medical conditions are mental health issues (9.3%) and asthma (8.8%), with 65.5% of residents reporting no medical ailments, compared to the ACT's 70.2%. Working-age residents show a higher prevalence of chronic health conditions. The area has 20.3% (~956 people) aged 65 and over, which is higher than the Australian Capital Territory's 14.3%, with national rankings 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 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, comprising 44.5% of its population. Buddhism was notably overrepresented in Florey at 5.2%, compared to the Australian Capital Territory's average of 3.0%.

The top three ancestral groups were English (22.4%), Australian (22.2%), and Other (12.4%). Some ethnic groups showed significant differences: Croatian was higher at 1.4% in Florey versus 0.9% regionally, Vietnamese at 3.4% compared to 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 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 shows strong representation in Florey at 12.3%, compared to the Australian Capital Territory figure. However, the 15-24 age cohort is less prevalent in Florey at 10.6%. Between 2021 and the present, the population of those aged 75 to 84 has grown from 4.8% to 6.5%, while the 65-74 age group increased from 10.7% to 12.3%. Conversely, the 55-64 age cohort has declined from 14.1% to 11.7%. By 2041, demographic projections show significant shifts in Florey's age structure. The population aged 85 and above is projected to grow by 57%, reaching 111 people from the current figure of 70. This growth will be led by those aged 65 and above, who are expected to comprise all of Florey's projected population growth. Conversely, the 55-64 and 65-74 age cohorts are expected to experience population declines in the future.