Forrest Beach
A median age of 57 sets Forrest Beach apart from almost every Queensland coastal suburb, sitting 17 years above the national figure. That single fact explains much of what follows: 50.8% of dwellings are owned outright, labour force participation sits at 39.3%, and couple-only households make up 48.7% of families. Despite household income ranking in the 10th percentile nationally, the suburb scores decile 10 on IRSD, IRSAD, and IEO, because SEIFA measures accumulated advantage rather than current income flow. The $315,000 median house price makes it one of the more affordable coastal markets in North Queensland, with separate houses accounting for 91.3% of the stock.
Population
1,364
Median Age
57.0
Household IncomeiMedian weekly household income (ABS Census)
$935/wk
DAs (12 months)iDevelopment Applications lodged in the past year
0
Median House
$315K
Estimated from rent (2025)
At $315,000, the median house price sits well below the Queensland coastal average, which reflects both the remote location and the retirement-skewed buyer pool. Separate houses dominate at 91.3% of dwellings, with 3-bedroom homes accounting for 53.2% of stock, followed by 2-bedroom at 21.8% and 4-plus bedroom at 17.8%. Monthly mortgage repayments average $1,192, producing a mortgage-to-income ratio of 29.4%, below the 30% stress threshold. The 50.8% outright ownership rate is considerably higher than the national average, confirming that most buyers pay down mortgages over time rather than carry long-term debt. With 91.3% detached houses, buyers seeking standalone property face less competition from unit or apartment buyers than in urban markets.
For Buyers
At $315,000, the median house price sits well below the Queensland coastal average, which reflects both the remote location and the retirement-skewed buyer pool. Separate houses dominate at 91.3% of dwellings, with 3-bedroom homes accounting for 53.2% of stock, followed by 2-bedroom at 21.8% and 4-plus bedroom at 17.8%. Monthly mortgage repayments average $1,192, producing a mortgage-to-income ratio of 29.4%, below the 30% stress threshold. The 50.8% outright ownership rate is considerably higher than the national average, confirming that most buyers pay down mortgages over time rather than carry long-term debt. With 91.3% detached houses, buyers seeking standalone property face less competition from unit or apartment buyers than in urban markets.
For Investors
The rental market signals caution: vacancy sits at 19.1%, well above healthy market levels, and weekly rent of $240 against a $315,000 median implies a gross yield near 3.9%. The renter share is low at 23.4% because 50.8% of residents own outright, leaving a thin tenant pool. Net overseas migration adds 25 residents annually, while internal migration contributes 6, supporting modest but real demand growth. Population grew 24.5% over the 10 years to 2021, and the medium forecast projects growth from the current 1,364 to around 2,148 by 2031. The 19.1% vacancy rate is the single largest risk factor: landlords in a small, aging market compete for a limited number of renters, which constrains rent growth currently running at 2.7% annually.
Schools in Forrest Beach iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Forrest Beach State School
Prep-6 · 20 students
Demographics
The median age of 57 is 17.0 years above the national figure, one of the highest age gaps for any suburb in this dataset. The senior share rose 8.5 points over the decade while the working-age share fell 2.7 points, reinforcing an aging trajectory. University qualifications at 18.2% sit 11.9 points below national, consistent with a trade-and-service workforce rather than a knowledge economy. Overseas-born residents at 13.4% run 8.2 points below national, with ancestry predominantly Anglo-Celtic: English (556 residents), Irish (186), Italian (177) and Scottish (160). Average household size is 2.1, below the national average, and couples without children form 48.7% of families, a signature pattern of established retirement communities.
Age Distribution
Bedrooms
Dwelling Structure
91.3%
Houses
6.1%
Townhouse
1.0%
Apartment
Tenure
Ownership structure tells the retirement story clearly: 50.8% own outright, 25.8% carry a mortgage, and 23.4% rent, compared to a national ownership split that runs closer to thirds. Detached houses represent 91.3% of stock, well above the national average, with semi-detached at 6.1% and apartments at just 1.0%. Three-bedroom homes are the most common at 53.2%, followed by 2-bedroom at 21.8%. At $315,000 median, the price-to-annual-household-income ratio is roughly 6.4x based on $935 weekly household income, which is elevated but not unusual for a small coastal town. Rent-to-income at 25.7% keeps renters below the 30% stress threshold. The high 19.1% vacancy rate, relative to the small 1,364-person population, points to seasonal or holiday-use properties inflating the stock count.
Mortgage / mo
$1,192
Rent / wk
$240
HH Size
2.1
Personal Income / wk
$543
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
19.1%
Unoccupied
138
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
25.7%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
29.4%
Community Profile
Ancestry
Household Composition
48.7%
Couples, no children
945
Total families
Economy & Employment
Healthcare leads local employment at 18.8% of workers (58 people), followed by Education at 15.3% (47), Manufacturing at 12.7% (39) and Construction at 11.4% (35). Public Admin rounds out the top five at 8.8%. By occupation, Professionals are the largest group at 80 workers, ahead of Community and Personal Service workers at 67. The unemployment rate is 4.8%, and full-time employment runs at 67.5% of employed residents. Labour force participation is low at 39.3%, because 579 residents are not in the labour force, reflecting the large retired population. The SEIFA IEO score of decile 10 reflects occupational and educational advantage among the working cohort, even as household income ranks in the 10th percentile nationally due to the dominance of retirees on fixed incomes.
Unemployment
0.7%
Labour Force
1,205
Unemployed
9
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
67.5%
Part-time
27.7%
Participation
39.3%
Employed
440
Occupations
Top Industries
University
18.2%
Postgraduate
3.4%
Born Overseas
13.4%
Dwellings
578
Transport to Work
Car dependence is near-total: 87.1% of residents drive to work, while only 1.3% use public transport and 5.7% walk or cycle. That pattern reflects the 45.46 km2 area and the absence of urban transit in a small coastal settlement. The suburb scores decile 10 on IRSAD, the top advantage tier nationally, despite the low income ranking, because SEIFA captures access to services and accumulated assets. Volunteering is notable at 21.5% of the population, above many urban benchmarks. Around 10.3% of residents (126 people) need assistance with daily activities, a figure consistent with the 57-year median age. No schools are recorded in the suburb boundary, so families rely on institutions in nearby Ingham and surrounding Hinchinbrook Shire towns. Rent-to-income at 25.7% stays below the 30% stress threshold for renters.
Drive
87.1%
Public Transport
1.3%
Walk / Cycle
5.7%
Work from Home
N/A
Population Forecast
+1.59%/yr
(+31 people/yr)
EstablishedPopulation grew 24.5% over the decade to 2021, faster than many regional Queensland suburbs, driven by sea-change and retirement migration. Annual growth currently runs at 1.59%, adding approximately 31 people per year. The medium forecast projects the population reaching 1,994 by 2026 and 2,148 by 2031, up from 1,364 at the 2021 Census. Net overseas migration contributes 25 residents annually and net internal migration adds 6, making the growth driver balanced rather than dominated by a single source. The gentrification stage reads not gentrifying, because the suburb already scores decile 10 across three SEIFA indexes. Affordability improved from 38.2% of income in 2011 to 31.4% in 2021, a meaningful trend that makes the market more accessible to retirement buyers on superannuation draws.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Balanced
Net Overseas / yr
+25
Net Internal / yr
+6
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Forrest Beach compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Forrest Beach a good suburb to live in?
Forrest Beach suits retirement and sea-change buyers particularly well. It scores decile 10 on IRSAD and IEO nationally, the top advantage tier, and 50.8% of residents own their homes outright. The $315,000 median house price makes it accessible, though the 19.1% vacancy rate and limited public transport (1.3% usage) signal a car-dependent, small-town lifestyle.
What is the median house price in Forrest Beach?
The median house price is $315,000, estimated from rental data for 2025. Weekly rent averages $240 and monthly mortgage repayments run about $1,192. The mortgage-to-income ratio sits at 29.4%, just below the 30% stress threshold. Over 91% of dwellings are separate houses, so buyers have limited choice in other property types.
What schools are in Forrest Beach?
No schools are recorded inside the Forrest Beach suburb boundary in this dataset. Families rely on schools in nearby Ingham and other Hinchinbrook Shire towns. The local population has a university qualification rate of 18.2%, which is 11.9 percentage points below the national figure, reflecting the older, trade-and-service workforce profile.
Is Forrest Beach safe?
Crime statistics are not available for Forrest Beach in this dataset. As an indirect indicator, the suburb scores decile 10 on the IRSD index of relative socioeconomic disadvantage, the highest advantage tier nationally. The 78.9% residential stability rate, with most residents staying put for 5 or more years, is also consistent with a settled, low-turnover community.
Is Forrest Beach good for property investment?
The investment case is mixed. A gross yield near 3.9% (weekly rent $240 on a $315,000 median) is modest, and the 19.1% vacancy rate is the main concern. Population grew 24.5% over the decade and is forecast to reach 2,148 by 2031. Rent growth runs at 2.7% annually. Investors should weigh the thin tenant pool (23.4% renter share) against the long-run sea-change demand trend.
How is Forrest Beach's population changing?
Population grew 24.5% over the 10 years to 2021 and is now growing at 1.59% annually, adding about 31 people per year. The medium forecast projects growth from 1,364 to around 2,148 by 2031. The trajectory is aging: the senior share rose 8.5 points over the decade while the working-age share fell 2.7 points, driven by retirement migration rather than young-family growth.
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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