Forbes
An 8,157-person rural service centre, Forbes combines a 42-year median age, 88.6% separate-house share and 9.7% vacancy rate with an 884.43 sq km footprint. Its median age is 2.0 years above the national figure, while household income sits at the 26.5th percentile, helping explain the emphasis on practical, lower-density housing. Healthcare and education account for 17.0% and 16.0% of employment, so services matter more than rapid expansion. For households weighing Forbes against nearby Parkes, the 9.2 people-per-sq-km density points to a more dispersed lifestyle, and 79.4% drive to work versus 0.5% using public transport.
Population
8,157
Median Age
42.0
Household IncomeiMedian weekly household income (ABS Census)
$1,221/wk
DAs (12 months)iDevelopment Applications lodged in the past year
116
Homebuyers in Forbes are mainly choosing detached, family-sized stock: 88.6% of dwellings are separate houses, with 45.6% containing 3 bedrooms and 33.1% containing 4 or more. The monthly mortgage figure is $1,257, equal to 23.8% of household income, while rent is $230 a week at 18.8% of income and neither stress flag is triggered. That payment position matters because household income sits at the 26.5th percentile nationally. Compared with nearby Parkes, Forbes suits buyers prioritising land and space over apartment choice, which is only 5.1% of dwellings.
For Buyers
Homebuyers in Forbes are mainly choosing detached, family-sized stock: 88.6% of dwellings are separate houses, with 45.6% containing 3 bedrooms and 33.1% containing 4 or more. The monthly mortgage figure is $1,257, equal to 23.8% of household income, while rent is $230 a week at 18.8% of income and neither stress flag is triggered. That payment position matters because household income sits at the 26.5th percentile nationally. Compared with nearby Parkes, Forbes suits buyers prioritising land and space over apartment choice, which is only 5.1% of dwellings.
For Investors
Investors get a mostly detached rental market rather than a high-density yield play. Renting accounts for 28.8% of households, weekly rent is $230 and vacancy is 9.7%, so tenant demand should be tested carefully rather than assumed. Development activity is notable at 115 applications in 12 months, but examples include subdivision, garages or carports and footpaths, so the count is not 115 new dwellings. Rent growth of 53.3% contrasts with the forecast trend of -0.23% annually, creating a clear rent-growth vs capital-growth distinction. Forbes suits investors who value service-centre demand and can accept slower growth than high-migration markets.
Development Activity
Total DAs
732
Last 12 Months
116
YoY ChangeiYear-over-year change in DA lodgements
+11.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Forbes
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Forbes has an older, more settled profile than the national average. Median age is 42, or 2.0 years above the national figure, while average household size is 2.3, or 0.2 below it. Overseas-born residents account for 4.7%, 16.9 percentage points below the national comparison, and university participation is 19.2%, 10.9 points lower. English ancestry counts 3,227 people, followed by Irish at 995 and Scottish at 682; Christianity counts 5,236 compared with 2,106 reporting no religion. An 82.5% stay rate supports continuity, while 17.5% turnover indicates less churn than a highly mobile centre. Compared with nearby Parkes, Forbes presents as the older, more settled choice.
Age Distribution
Bedrooms
Dwelling Structure
88.6%
Houses
4.9%
Townhouse
5.1%
Apartment
Tenure
Forbes housing is overwhelmingly detached and owner-oriented: 38.2% of homes are owned outright, 30.9% are being purchased with a mortgage and 28.8% are rented. Separate houses make up 88.6%, versus 5.1% apartments and 4.9% semi-detached dwellings. The bedroom mix is practical, with 45.6% three-bedroom and 33.1% four-bedroom-plus homes, while 18.2% have two bedrooms. Monthly mortgage repayments are $1,257 and equal 23.8% of household income; rent is $230 weekly at 18.8%, with neither stress flag triggered. Compared with nearby Parkes, Forbes is best understood through its land-led stock and 9.7% vacancy rate, which may give renters more choice than tighter markets.
Mortgage / mo
$1,257
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $230.
$420
Bond data Jun 2026 · houses $420
HH Size
2.3
Personal Income / wk
$706
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
9.7%
Unoccupied
342
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
18.8%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
23.8%
Community Profile
Ancestry
Household Composition
34.0%
Couples with children
45.6%
Couples, no children
19.2%
Single parent
2,116
Total families
Economy & Employment
Employment is anchored by services and land-based work. Healthcare is the largest listed industry at 17.0% with 362 workers, followed by education at 16.0% and 342, agriculture at 9.6% and 205, construction at 8.9% and 190, and public administration at 7.3% and 156. This mix gives Forbes a broader base than a single-industry town because health, education and government services support local demand alongside farming and building. Professionals number 564, managers 542 and trades 504, while labourers count 442. Unemployment is 4.2%, participation is 56.2% and full-time work is 62.7%. Household income sits at the 26.5th percentile nationally, below higher-income regional markets, so affordability remains important.
Unemployment
4.2%
Labour Force
3,693
Unemployed
155
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
62.7%
Part-time
31.2%
Participation
56.2%
Employed
3,538
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
19.2%
Postgraduate
3.2%
Born Overseas
4.7%
Dwellings
3,165
Transport to Work
Livability in Forbes is practical and car-oriented. A very large 79.4% of commuters drive, compared with 0.5% using public transport and 4.6% walking or cycling, so daily errands and regional access are easier with a vehicle. Three local government schools cover 2 primary campuses and 1 secondary school, giving families basic in-town coverage; check enrolment zones by exact address. Healthcare is the leading industry at 17.0%, which supports the town's service role, while volunteering reaches 19.4%. The IRSAD score is 940 in decile 3 and the IRSD score is 968 in decile 3, below higher socioeconomic areas nationally. With a 42 median age and 2.3-person households, Forbes suits residents seeking space and routine more than dense transit.
Drive
79.4%
Public Transport
0.5%
Walk / Cycle
4.6%
Work from Home
9.2%
Population Forecast
-0.23%/yr
(-23 people/yr)
EstablishedForbes is an established, slow-growth market with a forecast annual trend of -0.23%, while population change across the wider area is 2.2% over 10 years. The trajectory is labelled Aging: the senior share has risen 3.6 percentage points, the young share has fallen 1.2 points and the working-age share has declined 1.5 points. Overseas migration is the primary driver, but the forecast gentrification stage is Not gentrifying with a score of 0. A separate shift score of 34 is described as Early signs, so signals are mixed rather than a clear uplift cycle. Because the age profile is moving older and demand is not accelerating, planning is more about maintaining services and housing choice than expecting rapid expansion. The 115 development applications in 12 months show activity, not a guaranteed increase in residents.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+18
Net Internal / yr
-41
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Forbes compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Forbes a good suburb to live in?
For residents who value space, local services and a quieter pace, Forbes can work well. It has 8,157 residents, a 42 median age, 88.6% separate houses and 3 government schools. Car dependence is high at 79.4%, so check commuting needs and the exact street before choosing.
What is the median house price in Forbes?
A reliable current median house price requires checking recent settled sales rather than inferring it from the $1,257 monthly mortgage figure. Forbes is 88.6% separate houses, with 45.6% three-bedroom and 33.1% four-bedroom-plus homes, so price varies by land, condition and dwelling size.
What schools are in Forbes?
Forbes has 3 government schools: 2 primary schools and 1 high school. Forbes Public School and Forbes North Public School serve primary years, while Forbes High School serves secondary students. Check the enrolment zone for the exact address, especially if a particular year level or transport arrangement matters.
Is Forbes safe?
Safety is best assessed at street level rather than through a single label. Check current NSW Police crime maps, lighting, traffic and street conditions before signing a lease or contract. Forbes has 8,157 residents and 79.4% car commuting, so road exposure and daily travel deserve attention.
Is Forbes good for property investment?
Forbes may suit a patient investor focused on rental cash flow and local services, but the forecast annual trend is -0.23% and vacancy is 9.7%, so capital growth and tenant demand need careful testing. Rent is $230 a week, 28.8% of households rent and development activity reached 115 applications in 12 months.
How is Forbes's population changing?
Forbes is broadly stable but ageing rather than expanding quickly. The forecast annual trend is -0.23%, population change across the wider area is 2.2% over 10 years, and the trajectory is labelled Aging. Senior share rose 3.6 percentage points while the young share fell 1.2 points.
What development is happening in Forbes?
Development activity is noticeable, with 115 applications in the past 12 months. Examples include subdivision, a garage or carport and outdoor-dining footpaths, so the count should not be read as 115 new homes. Buyers should check the proposal, timing and infrastructure effects for the relevant street.
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 education open registers (school locations), 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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