Forde
Household income in the 99.1st percentile nationally makes Forde one of the highest-earning suburbs in Australia, yet with a median house price around $768,000 it remains more attainable than many comparable income-tier suburbs on the east coast. Within 1.97 km2, 4,435 residents live at a density of 2,252 per km2, nearly all in separate houses (84.9%). University qualifications reach 57.9%, which is 27.8 percentage points above the national average. The suburb grew 91.3% over the decade to 2021, one of the strongest population expansion rates in the ACT, driven primarily by overseas migration averaging 50 net arrivals per year.
Population
4,435
Median Age
35.0
Household IncomeiMedian weekly household income (ABS Census)
$3,553/wk
DAs (12 months)iDevelopment Applications lodged in the past year
1
Median House
$768K
Estimated from rent (2025)
The median house price of $768,000 sits well below the ACT average for suburbs with comparable income levels, because 60.3% of residents carry a mortgage at a median monthly repayment of $2,481, giving a mortgage-to-income ratio of 16.1%, well below the 30% stress threshold. The stock is heavily detached, with 84.9% separate houses and only 1.8% apartments, so buyers are almost always purchasing a house rather than competing across dwelling types. Four-bedroom-plus homes dominate at 70.0% of dwellings, with three-bedroom at 22.4%, reflecting the family orientation of average household sizes of 3.2 people compared to the national average of 2.5. Only 16.6% of residents own outright, lower than established suburbs, confirming this is a mortgage-belt community where most buyers are still paying down loans.
For Buyers
The median house price of $768,000 sits well below the ACT average for suburbs with comparable income levels, because 60.3% of residents carry a mortgage at a median monthly repayment of $2,481, giving a mortgage-to-income ratio of 16.1%, well below the 30% stress threshold. The stock is heavily detached, with 84.9% separate houses and only 1.8% apartments, so buyers are almost always purchasing a house rather than competing across dwelling types. Four-bedroom-plus homes dominate at 70.0% of dwellings, with three-bedroom at 22.4%, reflecting the family orientation of average household sizes of 3.2 people compared to the national average of 2.5. Only 16.6% of residents own outright, lower than established suburbs, confirming this is a mortgage-belt community where most buyers are still paying down loans.
For Investors
Forde's rental fundamentals are moderate rather than exceptional: the 23.0% renter share and weekly rent of $590 imply a gross yield of roughly 4.0% on the $768,000 median, typical for the ACT. The vacancy rate of 2.5% is below the 3% threshold generally considered landlord-neutral, indicating steady tenant demand. Annual population growth is forecast at 4.13%, adding around 184 people per year, which supports ongoing rental demand. Migration dynamics show overseas arrivals averaging 50 net per year while internal migration runs at minus 78, a net outflow pattern common in ACT government employment hubs where staff rotate. Only 1 development application was lodged in the past 12 months, suggesting the suburb is built out and new supply will not pressure values.
Development Activity
Total DAs
9
Last 12 Months
1
YoY ChangeiYear-over-year change in DA lodgements
-50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Demographics
At a median age of 35, Forde's residents are 5 years younger than the national median, which aligns with the family-heavy household composition of 2,423 couples-with-children among 3,971 total families. University qualifications reach 57.9%, which is 27.8 points above the national figure, reflecting the ACT's government and professional employment base. Overseas-born residents make up 31.9% of the population, 10.3 points above the national average, with English (1,209) and Irish (374) ancestries leading but Chinese (364) and Indian (350) well represented. Mandarin (105 speakers), Hindi (47) and Punjabi (32) are the main non-English languages. Volunteering runs at 17.4%, above the national norm, and only 2.8% of residents need daily assistance, consistent with a younger, high-functioning population.
Age Distribution
Bedrooms
Dwelling Structure
84.9%
Houses
13.3%
Townhouse
1.8%
Apartment
Tenure
The tenure split is mortgage-dominated: 60.3% carry a mortgage, 23.0% rent, and only 16.6% own outright. That low outright-ownership rate compared to established suburbs reflects the suburb's relative youth as a developed area where most residents bought in the last 15 years. Four-bedroom-plus homes account for 70.0% of stock, the dominant type by a wide margin, pointing to family buyers as the primary market. Semi-detached homes hold 13.3% and apartments just 1.8%, so the detached-house character is strong. Monthly mortgage repayments average $2,481 and rent averages $590 per week. Housing stress is low: mortgage-to-income at 16.1% and rent-to-income at 16.6% are both well below the 30% stress threshold, supported by household income in the 99.1st percentile nationally.
Mortgage / mo
$2,481
Rent / wk
$590
HH Size
3.2
Personal Income / wk
$1,548
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
2.5%
Unoccupied
36
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
16.6%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
16.1%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
15.8%
Couples, no children
3,971
Total families
Economy & Employment
Public administration is the defining employer at 39.7% of workers (773 people), a share far above the national average and typical of ACT suburbs close to government precincts. Professional and technical services follow at 13.9% (270 workers), then Education at 10.3% (201) and Healthcare at 9.5% (185). By occupation, Professionals (835) and Managers (561) together make up the majority of the workforce, consistent with the decile 10 SEIFA IEO score for education and occupational advantage. Unemployment sits at 2.8% and the full-time employment rate is 73.3%. Participation is 76.7%, high by national standards, because the working-age skew keeps the not-in-labour-force count at 548. All four SEIFA indexes score decile 10, the top national tier, confirming Forde ranks at the very top on advantage, education, and economic resources.
Unemployment
1.9%
Labour Force
2,753
Unemployed
51
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
73.3%
Part-time
23.9%
Participation
76.7%
Employed
2,424
Occupations
Top Industries
University
57.9%
Postgraduate
22.6%
Born Overseas
31.9%
Dwellings
1,370
Transport to Work
Transport in Forde is car-dependent: 90.1% of residents drive, well above the national average, and only 1.0% use public transport. The low public transport share reflects suburban layout and ACT-wide car reliance rather than any service deficiency. SEIFA scores across all four indexes sit at decile 10, the highest national tier, meaning Forde ranks above 90% of Australian suburbs on every advantage measure. The 2.8% assistance-need rate is low. No schools are recorded within the suburb boundary in this dataset, so families depend on nearby ACT government and Catholic schools. The housing stress figures are reassuring for liveability: mortgage-to-income at 16.1% and rent-to-income at 16.6% are both low compared to most capital city suburbs, reducing financial pressure on residents.
Drive
90.1%
Public Transport
1.0%
Walk / Cycle
1.6%
Work from Home
N/A
Population Forecast
+4.13%/yr
(+184 people/yr)
High GrowthForde expanded 91.3% over the decade to 2021, reflecting greenfield development that built out the suburb from near zero. That growth phase is now tapering: annual growth has moderated to 4.13%, adding around 184 people per year, and medium forecasts project the population reaching 6,141 by 2031 from a current 4,435. The trajectory is aging, with the senior share rising 3.4 points and the working-age share falling 3.8 points since 2011, a natural shift as the early owner cohort matures. Affordability has improved, with the mortgage-to-income ratio falling from 41.2% in 2011 to 38.1% in 2021. The suburb is classified as not gentrifying because it already starts at decile 10 advantage. Overseas migration is the primary demand driver at 50 net arrivals per year against an internal outflow of 78, a net loss domestically that limits upside surprise in population growth.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+50
Net Internal / yr
-78
Gentrification Signal
Not gentrifying
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Forde compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Forde a good suburb to live in?
Forde scores decile 10 on all four SEIFA indexes, the top national tier for advantage, education and economic resources. Household income sits in the 99.1st percentile nationally, mortgage-to-income is 16.1%, and the suburb has a population of 4,435 with very low housing stress. The main practical trade-off is car dependency, with 90.1% of residents driving and only 1.0% using public transport.
What is the median house price in Forde?
The median house price in Forde is estimated at $768,000 based on 2025 rental data. Weekly rent averages $590 and monthly mortgage repayments average $2,481, giving a mortgage-to-income ratio of 16.1%, well below the 30% stress threshold despite the ACT's high price base.
What schools are in Forde?
No schools are recorded inside the Forde suburb boundary in this dataset. Families rely on schools in adjacent ACT suburbs. Educationally, the resident population is highly qualified, with 57.9% holding university degrees, which is 27.8 percentage points above the national average.
Is Forde safe?
Crime statistics for Forde are not available in this dataset. As an indirect indicator, Forde scores decile 10 on the IRSD index of relative disadvantage, the top national tier, and only 2.8% of residents (122 people) need daily assistance. These measures are consistent with a low-disadvantage, high-income community.
Is Forde good for property investment?
Weekly rent of $590 against a $768,000 median implies a gross yield near 4.0%, moderate for the ACT. The 2.5% vacancy rate is below the 3% landlord-neutral threshold. Annual population growth is forecast at 4.13% per year, and the suburb is fully built out with just 1 development application in the last 12 months, limiting new supply pressure.
How is Forde's population changing?
Forde grew 91.3% over the decade to 2021, reflecting greenfield development. Growth has now moderated to 4.13% per year, adding around 184 people annually. Medium forecasts project 6,141 residents by 2031. The trajectory is aging, with the senior share rising 3.4 points since 2011, and overseas migration at 50 net arrivals per year is the primary growth driver.
What languages are spoken in Forde?
About 31.9% of Forde residents were born overseas, which is 10.3 percentage points above the national average. The main non-English languages are Mandarin (105 speakers), Hindi (47), Croatian (36) and Punjabi (32). English, Irish, Chinese and Indian ancestries are all well represented in the community.
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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