Floraville
With 88.6% of dwellings being separate houses and 55.5% having four or more bedrooms, Floraville reads as one of the Lake Macquarie area's most family-oriented owner-occupier pockets. Household income sits at the 81.3rd percentile nationally, yet housing stress is absent: mortgage repayments consume just 23% of income and rent takes 19%, both comfortably below stress thresholds. The 92% car-dependent commute rate tells you this is a suburb built around the car, not the train, and the 0.7% public transport use is far lower than state averages. Only 8.5% of residents were born overseas, which is 13.1 points below the national figure, reflecting a settled Anglo-Celtic community where 82.7% of residents stayed put between census years.
Population
1,814
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$2,128/wk
DAs (12 months)iDevelopment Applications lodged in the past year
13
Median House
$902K
2024-2025 (PSI derived)
The PSI-derived median sits at $902,500, and the price history tells a sharper story: recorded medians moved from $850,000 in 2024 to $1,120,000 in 2025, a 31.8% single-year jump that places recent Floraville growth well above typical NSW regional benchmarks. The stock is overwhelmingly detached houses at 88.6%, with semi-detached homes making up 10.8% and apartments just 0.6%, so buyers get land rather than strata. Four-bedroom-plus homes account for 55.5% of dwellings, making this one of the larger-format markets compared to the statewide mix. Monthly mortgage repayments average $2,123, and at 23% of household income, buyers are not under financial pressure relative to many Sydney-fringe markets. The 36.1% of households owning outright signals that a significant share of long-term residents have paid off debt, supporting price stability.
For Buyers
The PSI-derived median sits at $902,500, and the price history tells a sharper story: recorded medians moved from $850,000 in 2024 to $1,120,000 in 2025, a 31.8% single-year jump that places recent Floraville growth well above typical NSW regional benchmarks. The stock is overwhelmingly detached houses at 88.6%, with semi-detached homes making up 10.8% and apartments just 0.6%, so buyers get land rather than strata. Four-bedroom-plus homes account for 55.5% of dwellings, making this one of the larger-format markets compared to the statewide mix. Monthly mortgage repayments average $2,123, and at 23% of household income, buyers are not under financial pressure relative to many Sydney-fringe markets. The 36.1% of households owning outright signals that a significant share of long-term residents have paid off debt, supporting price stability.
For Investors
The investment profile is yield-thin but low-risk. Weekly rent of $405 against a $902,500 median implies a gross yield around 2.3%, below the national rental yield average for houses. The rental market is narrow at 16.7% of households, which is lower than state norms, meaning tenant demand is concentrated and vacancy competition can shift quickly. The vacancy rate of 3.4% is moderate and consistent with a primarily owner-occupier suburb rather than a rental-driven market. Only 13 development applications were lodged in the past 12 months, signalling limited new supply that could dilute existing stock values. The 31.8% price appreciation recorded from 2024 to 2025 suggests investors who entered in 2024 captured strong capital growth, though whether that pace is sustained warrants monitoring.
Development Activity
Total DAs
92
Last 12 Months
13
YoY ChangeiYear-over-year change in DA lodgements
0.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
Floraville's 1,814 residents have a median age of 40, matching the national figure exactly. The overseas-born share of 8.5% is 13.1 percentage points below the national average, one of the clearest signals in the data. Ancestry is predominantly Anglo-Celtic: English (811), Scottish (229) and Irish (213) are the three leading ancestries by count. University qualifications reach 32.1% of residents, which is 2 points above the national figure, modestly higher than average. Average household size of 2.8 is 0.3 above the national figure, consistent with the family-oriented dwelling stock. Couples with children make up the largest family group (681 families), and couples without children account for 21.8%, while the one-parent family count registers at zero in the census data. Volunteering runs at 15.5% of the population.
Age Distribution
Bedrooms
Dwelling Structure
88.6%
Houses
10.8%
Townhouse
0.6%
Apartment
Tenure
Tenure in Floraville skews heavily toward ownership: 36.1% own outright and 47.2% hold a mortgage, together accounting for 83.3% of households, well above national ownership rates. Renters make up just 16.7%, lower than both state and national benchmarks. The dwelling mix is almost entirely separate houses at 88.6%, with 10.8% semi-detached and just 0.6% apartments. Four-plus bedroom homes dominate at 55.5%, with three-bedroom dwellings at 34.3%, reflecting the family profile. Prices moved from $850,000 in 2024 to $1,120,000 in 2025, a 31.8% rise. Mortgage stress is absent: the 23% mortgage-to-income ratio and 19% rent-to-income are both below the 30% and 25% stress thresholds respectively, meaning the suburb absorbs its housing costs comfortably relative to incomes at the 81.3rd household income percentile.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$2,123
Rent / wk
$405
HH Size
2.8
Personal Income / wk
$885
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
3.4%
Unoccupied
22
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.0%
Community Profile
Ancestry
Household Composition
21.8%
Couples, no children
1,568
Total families
Economy & Employment
Healthcare dominates the local employment base at 21.6% of workers (140 people), more than one in five employed residents, which is higher than the typical share seen across most Australian suburbs. Construction follows at 13.3% (86 workers) and Education at 13.0% (84 workers), together pointing to a workforce oriented toward essential services and trades. Professionals are the leading occupation group (222 workers), followed by Clerical/Admin (129) and Managers (118). The full-time employment rate is 60.2% and unemployment sits at 2.9%, below the national average. The participation rate of 62.7% reflects a working-age population that is largely engaged. Household income at the 81.3rd percentile nationally confirms that professional and managerial roles translate into above-average earnings relative to the broader Australian workforce.
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
60.2%
Part-time
36.9%
Participation
62.7%
Employed
875
Occupations
Top Industries
University
32.1%
Postgraduate
4.9%
Born Overseas
8.5%
Dwellings
622
Transport to Work
Car dependency defines daily mobility: 92% of residents drive to work, while public transport use is just 0.7%, far below the NSW state average, meaning access to services depends almost entirely on road infrastructure. Walked or cycled commutes account for 1.6%. Crime data is not available for Floraville in this dataset. No schools are recorded inside the suburb boundary, so families rely on schools in surrounding Lake Macquarie suburbs. Housing stress indicators are positive: mortgage-to-income at 23% and rent-to-income at 19% are both below stress thresholds, which means residents retain more disposable income than in many higher-cost markets. The volunteering rate of 15.5% and a need-for-assistance rate of 4.6% (80 people) indicate a reasonably self-sufficient community. Average household size of 2.8 people, compared to the national 2.5, reflects the family-heavy composition.
Drive
92.0%
Public Transport
0.7%
Walk / Cycle
1.6%
Work from Home
N/A
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Floraville compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Floraville a good suburb to live in?
Floraville suits families prioritising space and ownership. Household income sits at the 81.3rd percentile nationally, mortgage repayments consume only 23% of income and 83.3% of households own their home. The trade-off is near-total car dependence at 92% and no recorded schools inside the suburb boundary.
What is the median house price in Floraville?
The PSI-derived median house price is $902,500. Recorded data shows prices moved from $850,000 in 2024 to $1,120,000 in 2025, a 31.8% rise. Weekly rent averages $405 and monthly mortgage repayments are approximately $2,123, giving a mortgage-to-income ratio of 23%.
What schools are in Floraville?
No schools are recorded inside the Floraville suburb boundary in this dataset. Families rely on schools in surrounding Lake Macquarie suburbs. Locally, 32.1% of residents hold university qualifications, which is 2 percentage points above the national figure.
Is Floraville safe?
Specific crime statistics are not available for Floraville in this dataset. Indirect indicators are positive: unemployment is low at 2.9%, the suburb is at the 81.3rd percentile for household income nationally, and the need-for-assistance rate is 4.6%, with 80 of 1,814 residents requiring daily help.
Is Floraville good for property investment?
Weekly rent of $405 against a $902,500 median implies a gross yield around 2.3%, below national house yield averages. However, prices recorded a 31.8% rise from 2024 to 2025. The 3.4% vacancy rate is moderate and the low rental share of 16.7% means tenant demand is concentrated rather than diffuse.
How is Floraville's population changing?
Population data shows 1,814 residents with a stable community: 82.7% of residents stayed between census years and the housing turnover rate is 17.3%. No forward population forecast is available in the current dataset. The median age of 40 matches the national figure exactly.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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