Florey
Three numbers explain this Belconnen suburb: a $564,000 median house price, a household income in the 78.3rd percentile nationally, and a population that fell 5.1% over the decade. The affordability and the decline are linked, because the resident base is aging, with the senior share up 7.7 points and the working-age share down 1.4 points, so demand has thinned even as Canberra prices climbed. University qualifications reach 50.7%, which is 20.6 points above the national figure, and 32.7% of residents were born overseas, 11.1 points above national. The stock is overwhelmingly detached at 76.8% separate houses against just 0.4% apartments, on a compact 2.76 km2 footprint.
Population
4,781
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$2,082/wk
DAs (12 months)iDevelopment Applications lodged in the past year
6
Median House
$564K
Estimated from rent (2025)
The $564,000 median sits well below Canberra's pricier inner suburbs, and the entry point is reasonable relative to local incomes: monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 21.6%, comfortably under the 30% stress threshold. Buyers get space rather than density, as 76.8% of dwellings are separate houses and apartments make up only 0.4%. The stock favours families, with three-bedroom homes at 45.6% and four-plus-bedroom homes at 38.3%, leaving two-bedroom dwellings at 15.2%. Outright owners (33.2%) and mortgage holders (32.0%) together hold roughly two thirds of dwellings, a higher ownership base than the 34.8% who rent, which signals a settled owner-occupier market rather than investor churn.
For Buyers
The $564,000 median sits well below Canberra's pricier inner suburbs, and the entry point is reasonable relative to local incomes: monthly mortgage repayments average $1,950, producing a mortgage-to-income ratio of 21.6%, comfortably under the 30% stress threshold. Buyers get space rather than density, as 76.8% of dwellings are separate houses and apartments make up only 0.4%. The stock favours families, with three-bedroom homes at 45.6% and four-plus-bedroom homes at 38.3%, leaving two-bedroom dwellings at 15.2%. Outright owners (33.2%) and mortgage holders (32.0%) together hold roughly two thirds of dwellings, a higher ownership base than the 34.8% who rent, which signals a settled owner-occupier market rather than investor churn.
For Investors
A 34.8% renter share and weekly rent of $415 give landlords a steady tenant pool, and against the $564,000 median that rent implies a gross yield near 3.8%, higher than the sub-2% yields typical of premium inner suburbs. The 4.2% vacancy rate is moderate and rent grew 15.3% over the period, so income is rising. The caution is demand: annual population growth is negative at -0.67%, internal migration removes 78 residents a year and only 52 arrive from overseas, leaving net decline. Development is thin at 6 applications in 12 months, mostly secondary residences and lease variations rather than new supply. The case rests on yield and rent escalation more than capital growth, because a shrinking, aging population limits price appreciation.
Development Activity
Total DAs
28
Last 12 Months
6
YoY ChangeiYear-over-year change in DA lodgements
+100.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Florey iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St John the Apostle Primary School
K-6 · 368 students
St Francis Xavier College
7-12 · 1323 students
Florey Primary School
K-6 · 397 students
Demographics
The median age of 39 is 1.0 year below the national figure, but the trajectory is aging, with the senior share up 7.7 points and the young share down 1.2 points over the decade. Overseas-born residents reach 32.7%, which is 11.1 points above national, and average household size is 2.5, level with the national figure. Ancestry leans Anglo-Celtic, led by English (1,457), Irish (540) and Scottish (435), with Chinese (293) the largest non-European group. The top non-English languages are Mandarin (57 speakers), Hindi (35) and Nepali (34). University qualifications at 50.7% run 20.6 points above national, which fits a public-service workforce. Families skew toward couples with children (1,516) over couples with no children (1,070), so the family profile remains stronger than the aging headline suggests.
Age Distribution
Bedrooms
Dwelling Structure
76.8%
Houses
22.7%
Townhouse
0.4%
Apartment
Tenure
Tenure splits almost evenly into thirds: 33.2% own outright, 32.0% carry a mortgage and 34.8% rent, a balanced mix that points to a stable owner-occupier base rather than speculative turnover. The stock is 76.8% separate houses and 22.7% semi-detached, with apartments at just 0.4%, so density is low for a suburb of 1,735 residents per km2. Three-bedroom dwellings account for 45.6% and four-plus-bedroom homes 38.3%, while two-bedroom dwellings are 15.2%, confirming a family-sized housing profile. The $564,000 median is affordable against local incomes, with mortgage-to-income at 21.6% and rent-to-income at 19.9%, both below the 30% stress line. Affordability improved from 46.8% in 2011 to 40.6% in 2021, a sign the area has held value rather than inflated.
Mortgage / mo
$1,950
Rent / wk
$415
HH Size
2.5
Personal Income / wk
$1,023
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
4.2%
Unoccupied
81
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
19.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
21.6%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
28.1%
Couples, no children
3,808
Total families
Economy & Employment
The workforce is anchored by Canberra's public sector: Public Admin leads at 30.0% (516 workers), more than double the next industry, with Healthcare at 15.3% (263), Professional/Tech at 11.3% (195) and Education at 10.9% (188). By occupation, Professionals (677) and Clerical/Admin (392) dominate, consistent with the decile 8 IEO score for education and occupation. Unemployment is low at 4.3% and the full-time employment rate is 66.0%, though participation reads 60.6%, held down because 1,329 residents sit outside the labour force, reflecting the aging profile. One anomaly stands out: the IER economic resources score is only decile 5 against decile 8 on IEO, because the 34.8% renter base and modest house prices depress aggregate household wealth measures despite strong education levels.
Unemployment
5.5%
Labour Force
2,539
Unemployed
140
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
66.0%
Part-time
29.7%
Participation
60.6%
Employed
2,295
Occupations
Top Industries
University
50.7%
Postgraduate
17.2%
Born Overseas
32.7%
Dwellings
1,826
Transport to Work
Car reliance is high, with 81.7% driving to work against only 6.5% on public transport and 4.2% walking or cycling, a function of the low-density detached layout at 1,735 residents per km2. The suburb scores decile 7 on IRSAD and decile 6 on IRSD for relative disadvantage, both in the more-advantaged half nationally, meaning relatively few residents face deprivation. Volunteering runs at 17.2% and only 6.4% (296 people) need daily assistance despite the aging profile. Housing costs stay manageable, with rent-to-income at 19.9% and mortgage-to-income at 21.6%, both below the 30% stress threshold. No schools are recorded inside the 2.76 km2 boundary in this dataset, so families rely on schools in neighbouring Belconnen suburbs.
Drive
81.7%
Public Transport
6.5%
Walk / Cycle
4.2%
Work from Home
N/A
Population Forecast
-0.67%/yr
(-32 people/yr)
EstablishedFlorey is in measured decline: annual population growth runs at -0.67%, losing about 32 residents a year, and the population fell 5.1% over the decade. Medium forecasts continue the trend, projecting the population to drift from current levels toward 4,489 by 2031. Overseas migration of 52 a year is the only positive driver, more than offset by net internal outflow of 78. The shift is structural rather than cyclical, with the senior share up 7.7 points and the working-age share down 1.4 points, so the loss reflects an established suburb whose family households are emptying out. The gentrification stage reads not gentrifying, which fits an affordable area where real incomes grew only 8.2% over the decade, below the pace of higher-advantage suburbs.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+52
Net Internal / yr
-78
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Florey compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Florey a good suburb to live in?
Florey scores decile 7 on IRSAD and decile 8 on IEO, both in the more-advantaged half nationally, with household income in the 78.3rd percentile. University qualifications reach 50.7%, which is 20.6 points above national. Housing is affordable, with mortgage-to-income at 21.6%, well below the 30% stress line.
What is the median house price in Florey?
The median house price is $564,000, below Canberra's pricier inner suburbs. Weekly rent averages $415 and monthly mortgage repayments run about $1,950, giving a mortgage-to-income ratio of 21.6%. Against the median, that rent implies a gross yield near 3.8%.
What schools are in Florey?
No schools are recorded inside the 2.76 km2 Florey boundary in this dataset, so families rely on schools in neighbouring Belconnen suburbs. The local population is well educated, with university qualifications at 50.7%, which is 20.6 points above the national figure.
Is Florey safe?
Detailed crime statistics are not available for Florey in this dataset. As an indirect indicator, the suburb scores decile 6 on the IRSD index of relative disadvantage, in the more-advantaged half nationally, and only 6.4% of its 4,781 residents need daily assistance, both consistent with a low-disadvantage area.
Is Florey good for property investment?
Rent of $415 a week against a $564,000 median gives a gross yield near 3.8%, higher than the sub-2% yields of premium suburbs, with a moderate 4.2% vacancy rate. The caution is demand, because population growth is -0.67% a year, so returns lean on yield rather than capital growth.
How is Florey's population changing?
Population is in measured decline, falling 5.1% over 10 years and shrinking about 0.67% annually, or 32 residents a year. Medium forecasts project a drop toward 4,489 by 2031. The profile is aging, with the senior share up 7.7 points and the working-age share down 1.4 points over the decade.
What languages are spoken in Florey?
About 32.7% of residents were born overseas, 11.1 points above the national figure. English is the dominant language, with Mandarin (57 speakers), Hindi (35), Nepali (34) and Cantonese (32) the most common non-English languages, reflecting a modest but international resident mix.
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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