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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
Based on analysis of ABS population updates for the broader area, and new addresses validated by AreaSearch since the Census, the suburb of Florey has a population estimated at around 4,768 as of May 2026. This reflects a decrease of 13 people (0.3%) since the 2021 Census, which reported a population of 4,781 people. The change is inferred from the resident population of 4,768, estimated by AreaSearch following examination of the latest ERP data release by the ABS (June 2025) and address validation since the Census date. This level of population equates to a density ratio of 1,727 persons per square kilometer, which is above the average seen across national locations assessed by AreaSearch.
Population growth for the area was primarily driven by overseas migration that contributed approximately 68.0% of overall population gains during recent periods. Projections from the ABS and Geoscience Australia released in 2024 using 2022 as the base year are applied to each SA2 region. For locations lacking this coverage, as well as for the period after 2032, age group growth figures are sourced from ACT Government SA2 projections with a 2022 base. Looking at future demographic patterns, forecasts indicate a downward trend overall, with the population of the suburb of Florey expected to contract by 491 persons by 2041 under this framework. Conversely, expansion is anticipated within specific age brackets, particularly the 75 to 84 cohort, which is expected to grow by 55 people.
Frequently Asked Questions - Population
Detail
Analysis of building approval statistics from the ABS shows that Florey has averaged about 1 new home approval per year, representing an estimated 8 homes over the previous 5 financial years. Thus far in FY-26, 4 approvals have been recorded. Because the population has been contracting, the introduction of new housing has likely matched local demand, offering options for buyers, with new builds averaging a cost of $116,000, which sits below the regional benchmark and points to more accessible pricing. Furthermore, commercial approvals totaling $78,000 have been logged during the current financial year, representing very low commercial development activity.
Compared to the broader Australian Capital Territory, Florey displays a lower rate of construction, sitting 94.0% below the regional per capita average. This constrained supply pipeline typically bolsters demand and prices for existing homes. This level of building is also lower than the national benchmark, reflecting a mature market profile and suggesting possible construction limits. Recent additions have consisted entirely of detached houses, preserving the classic low-density suburban aesthetic that draws buyers looking for extra space. Notably, builders are focusing on standalone houses at a higher rate than the existing housing profile indicates (77.0% at the Census), pointing to sustained interest in traditional family properties. The area currently records approximately 9479 people for every dwelling approval, highlighting an established market. Given that the population is projected to stabilize or contract, Florey is likely to experience less pressure on its housing stock, which may provide favorable conditions for prospective buyers.
Frequently Asked Questions - Development
Development applications around Florey
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| Lodged | Address | Description | Type | Distance | Status |
|---|
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
Developments in public infrastructure, major projects, and planning frameworks are key drivers of local performance. AreaSearch has identified 3 projects likely to influence the immediate area. These developments include 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.
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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 64.2%. 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
The local workforce is characterized by high levels of education and strong representation in key service sectors, alongside an unemployment rate of 6.1% and steady employment levels over the prior year. In March 2026, working residents numbered 2,393, while the unemployment rate was 2.1% higher than the Australian Capital Territory average of 4.1%, and participation in the labor force was lower (64.2% compared to the territory's 70.8%). Census data shows that a modest 11.5% of workers operated from home, though this may reflect temporary pandemic restrictions. The primary sectors employing local residents are public administration & safety, health care & social assistance, and education & training.
In contrast, public administration & safety represents a smaller share locally at 26.3% compared to the regional benchmark of 30.4%. The area is heavily residential and appears to offer few local jobs, as seen in the comparison between working residents and locally based employment counts. Labor force statistics for the year show a 1.1% expansion in the workforce alongside a 0.3% drop in employment, which led to a 1.4 percentage point increase in the unemployment rate. By comparison, the Australian Capital Territory saw employment rise by 0.3% and the labor force grow by 1.1%, resulting in a 0.7 percentage point increase. National forecasts from Jobs and Skills Australia dated May-25 offer additional context on future demand patterns. These five and ten-year projections have been applied to the local workforce structure to model potential changes. While nationwide employment is projected to grow by 6.6% over five years and 13.7% over ten years, trends vary widely by sector. Applying these trends to the local industry mix suggests employment among residents could rise by 6.6% over five years and 13.4% over ten years.
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
Data from the ATO for the 2023 financial year shows that incomes in Florey align with national benchmarks, recording a median of $60,036 and an average of $67,862. This compares to an ACT median of $72,206 and an average of $85,981. Factoring in Wage Price Index growth of 10.44% since the 2023 financial year, current estimates would be approximately $66,304 for the median and $74,947 for the average as of March 2026. The 2021 Census indicates that household, family, and individual incomes are high, placing the area between the 71st and 80th percentiles nationally.
The largest income group comprises 33.2% of residents (1,582 people) earning between $1,500 and $2,999 weekly, which is similar to the territory-wide figure of 34.3%. A notable 30.9% of the population earns more than $3,000 per week, pointing to affluent segments that support local business. Housing costs consume 13.8% of income, while strong household earnings place residents in the 74th percentile for disposable income, and the SEIFA index ranks the area in the 7th decile for 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
At the time of the last Census, the local housing mix consisted of 76.8% separate houses and 23.1% semi-detached properties, apartments, and other dwellings, compared to 63.3% houses and 36.7% alternative dwellings across the Australian Capital Territory. Home ownership rates were notably higher than the territory average at 33.2%, with mortgaged properties making up 31.8% and rentals accounting for 35.0%. The median monthly mortgage payment was below the ACT average at $1,950, and the median weekly rent was $415, compared to territory figures of $2,080 and $450. Nationally, local mortgage commitments exceed the Australian average of $1,863, and rents are higher than the national median 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 make up the majority of households at 71.4%, consisting of couples with children at 30.5%, couples without children at 27.5%, and single parents at 11.8%. Non-family households represent the remaining 28.6%, with single-person households at 24.9% and group share houses at 3.7%. The median household size of 2.5 residents is identical to the average across the Australian Capital Territory.
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
The local educational profile is distinct, with tertiary qualification rates among residents aged 15 and over reaching 39.9%, compared to the national average of 30.4%. Bachelor degrees are the most common at 23.5%, followed by postgraduate degrees at 12.0% and graduate diplomas at 4.4%. Vocational education accounts for 24.9% of qualifications among residents aged 15 and over, comprising advanced diplomas at 9.4% and certificates at 15.5%. Enrolment in education is high, with 28.6% of the population participating in formal study. This includes 9.1% in primary school, 6.8% in high school, and 6.0% undertaking tertiary studies.
Frequently Asked Questions - Education
Schools Detail
Public transport in Florey reaches 40 stops on 99 routes, timetabled for about 7,000 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 transport services include 40 active bus stops within Florey. These stops accommodate 99 different routes, supporting 6,978 passenger journeys each week. Local access is high, with residents living an average of 180 meters from their nearest stop. Most workers commute out of the suburb, with private cars being the primary mode of travel at 86%, followed by buses at 8%. Households own an average of 1.3 cars. A relatively low 11.5% of the workforce worked from home, according to the 2021 Census, which was held during pandemic conditions. Services run at an average rate of 996 daily trips across all routes, which translates to roughly 174 weekly services at 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
Health indicators are positive overall, with mortality rates and chronic conditions matching national benchmarks, though minor health conditions are slightly more common than average across both younger and older cohorts. Private health insurance coverage is high, held by approximately 54% of the population (~2,574 people), compared to 62.4% across the Australian Capital Territory. Mental health conditions and asthma are the most common diagnoses, affecting 9.3% and 8.8% of the population, respectively, while 65.5% of residents reported having no chronic medical conditions, compared to 70.2% across the Australian Capital Territory. Chronic conditions among working-age residents are slightly higher than average.
Residents aged 65 and over make up 20.7% of the population (986 people), exceeding the ACT average of 14.3%, with national health rankings reflecting the broader population.
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
The local population displays a higher degree of cultural diversity than most areas, with 32.7% of residents born outside Australia and 30.2% speaking a non-English language at home. Christianity is the primary religion, representing 44.5% of the population, while Buddhism shows a notable local concentration at 5.2% compared to 3.0% across the Australian Capital Territory. Regarding parental heritage, the most common ancestries are English at 22.4%, Australian at 22.2%, and Other at 12.4%. Specific ethnic backgrounds show higher representation relative to the region, including Croatian at 1.4% (compared to 0.9% regionally), Vietnamese at 3.4% (compared to 1.0%), and Hungarian at 0.4% (compared to 0.3%).
Frequently Asked Questions - Diversity
The median resident of Florey is 39. 25.8% 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
With a median age of 39, the local population is older than the Australian Capital Territory median of 35 and comparable to the national figure of 38. The 65 - 74 age bracket is well represented at 12.2% compared to the territory, while the 15 - 24 cohort is less common at 10.3%. Since 2021, the 75 to 84 cohort has increased from 4.8% to 6.7% of the population, and the 65 to 74 group rose from 10.7% to 12.2%. In contrast, the 55 to 64 group fell from 14.1% to 11.5%.
Looking to 2041, demographic projections indicate shifts in the age profile, led by the 85+ cohort which is expected to grow by 58% (50 people) to reach 136 from 85. This aging trend is prominent, with residents aged 65 and over accounting for all projected growth, while the 0 to 4 and 65 to 74 cohorts are expected to decrease in size.
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 Aug 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) | May 2026 3 months ago 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 May 2026, with the 2021 Census supplying the small-area baseline. | ||
| Age profile | ABS, Geoscience Australia, State governments Annual | May 2026 3 months ago headline measures · 2021 Census baseline |
| Age cohorts are re-based to the latest ABS population estimates and state projections, current to May 2026. Each cohort is held as a Census baseline and a current estimate. | ||
| Development & approvals | ABS, GNAF Monthly (ABS approvals) | Jun 2026 2 months ago headline measures · May 2026 baseline |
| Property sales & rents | Valuer General, Rental Board, ABS Weekly sales, quarterly rents | Aug 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 Aug 2026. | ||
| Infrastructure projects | Infrastructure Australia, Local governments Daily | May 2026 3 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 5 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 this month headline measures · 2021 Census baseline |
| Transport | ABS, State Transport Departments Each timetable release | Jul 2026 last month headline measures · 2021 Census baseline |
| Services & amenities | Provider directories, ACECQA Continuous | Jul 2026 last month 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 May 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 May 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.