Forster
Forster's most distinctive feature is its age profile: 14,187 residents have a median age of 57, which is 17 years above the national comparison. The suburb also has a 19.7% vacancy rate and household income at the 13th percentile, creating a coastal market with established ownership but uneven affordability. Nearly half of homes are owned outright at 49.6%, while 26.7% are rented. Compared with nearby Tuncurry, Forster should be assessed as part of a connected local market, but its 436.0 people per square kilometre and 18.0% apartment share give it a more concentrated housing pattern. Internal migration and a 1.46% annual trend support ongoing demand, although the aging trajectory matters for services, resale depth and rental strategy.
Population
14,187
Median Age
57.0
Household IncomeiMedian weekly household income (ABS Census)
$1,009/wk
DAs (12 months)iDevelopment Applications lodged in the past year
163
Forster suits buyers seeking a coastal setting with established homes, but affordability needs close testing. Separate houses account for 64.8% of dwellings, compared with 18.0% apartments and 15.1% semi-detached stock, so buyers can choose between detached living and smaller formats. Median rent is $340 a week, while the reported mortgage payment is $1,733 a month. Mortgage costs equal 39.7% of household income, above rent stress at 33.7%, because household income sits at the 13th percentile nationally. The 49.6% outright ownership rate suggests many long-term owners, so condition, renovation scope and resale competition may matter more than headline suburb averages.
For Buyers
Forster suits buyers seeking a coastal setting with established homes, but affordability needs close testing. Separate houses account for 64.8% of dwellings, compared with 18.0% apartments and 15.1% semi-detached stock, so buyers can choose between detached living and smaller formats. Median rent is $340 a week, while the reported mortgage payment is $1,733 a month. Mortgage costs equal 39.7% of household income, above rent stress at 33.7%, because household income sits at the 13th percentile nationally. The 49.6% outright ownership rate suggests many long-term owners, so condition, renovation scope and resale competition may matter more than headline suburb averages.
For Investors
Forster presents a mixed rental case. Renting accounts for 26.7% of occupied dwellings and median rent is $340 a week, but the 19.7% vacancy rate makes tenant demand, seasonal effects and property presentation important. Development activity reached 166 records in 12 months, including secondary dwellings and alterations, which can add competition as well as improve supply. The 1.46% annual trend and internal migration point to demand support, yet the aging trajectory may favour accessible, low-maintenance homes over family-only stock. Mortgage stress is 39.7%, above rent stress at 33.7%, so investors should compare net yield with holding costs rather than assume rising rents solve affordability.
Development Activity
Total DAs
1,051
Last 12 Months
163
YoY ChangeiYear-over-year change in DA lodgements
-18.5%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Forster
Open-register school locations for education access. This is not a school-quality ranking.
Demographics
Forster has an older, smaller-household profile than the national norm. Median age is 57, 17 years above the national comparison, while average household size is 2.1 people, 0.4 below the national figure. University-qualified residents account for 19.9%, 10.2 percentage points below the national comparison, and overseas-born residents are 12.3%, 9.3 points lower. English, Irish and Scottish ancestry counts are 6,425, 1,696 and 1,528 respectively, while Christianity is recorded for 7,903 people and no religion for 4,921. This helps explain demand for healthcare, smaller homes and community services. Local stability is also notable, with 77.0% staying locally versus turnover of 23.0%.
Age Distribution
Bedrooms
Dwelling Structure
64.8%
Houses
15.1%
Townhouse
18.0%
Apartment
Tenure
Forster's housing stock is more varied than a detached-only market. Separate houses make up 64.8%, apartments 18.0% and semi-detached homes 15.1%; the bedroom mix is led by three-bedroom dwellings at 44.9%, followed by four or more at 27.1%. Tenure is ownership-heavy: 49.6% own outright, compared with 19.9% paying a mortgage and 26.7% renting. That structure fits a median age of 57 and helps explain why households average 2.1 people. The trade-off is pressure for active buyers and renters: median rent is $340 a week, mortgage payments are $1,733 a month and vacancy is 19.7%. Forster's 18.0% apartment share means it should be compared with nearby Tuncurry on exact building type, outlook and body-corporate costs.
Mortgage / mo
$1,733
Rent / wkiMedian weekly rent for new bonds (April to June 2026), NSW Rental Bond Board (DCJ). Census 2021 median: $340.
$550
Bond data Jun 2026 · houses $650 · units $450
HH Size
2.1
Personal Income / wk
$581
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
19.7%
Unoccupied
1,530
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
33.7% stressed
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
39.7% stressed
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
25.1%
Couples with children
56.2%
Couples, no children
17.2%
Single parent
3,927
Total families
Economy & Employment
Healthcare dominates Forster's employment at 27.6% and 874 workers. Education adds 12.4% and 391 workers, followed by construction at 10.4% and 330, retail at 8.5% and 270, and hospitality at 8.3% and 264. The occupational mix includes 935 professionals, 800 community and personal service workers and 651 trades workers, making the economy broader than a tourism-only base. Participation is 41.2% and unemployment 4.9%; 6,350 people are outside the labour force, partly because the median age is 57. SEIFA is below national benchmarks: IEO decile 2, IER decile 3, IRSD decile 3 and IRSAD decile 2, indicating lower advantage than higher-decile suburbs.
Unemployment
4.9%
Labour Force
5,091
Unemployed
250
Source: ABS Census 2021
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
49.5%
Part-time
43.2%
Participation
41.2%
Employed
4,841
Full-time and part-time are shares of the employed. Source: ABS Census 2021
Occupations
Top Industries
University
19.9%
Postgraduate
3.7%
Born Overseas
12.3%
Dwellings
6,229
Transport to Work
Livability in Forster is practical and car-oriented. About 76.0% of commuters drive, compared with 0.5% using public transport and 5.5% walking or cycling, so proximity to shops, services and parking matters more than rail access. Local education includes 2 government schools, with 1 primary and 1 secondary setting; check enrolment zones against the exact address because boundaries can cut across the suburb. The 11.5% work-from-home share adds flexibility, while volunteering is 16.8% and need for assistance is 10.7%, pointing to both community participation and service demand. IRSAD is in decile 2 and IRSD in decile 3, below higher-advantage areas. Check current NSW Police updates and inspect streets at different times before deciding.
Drive
76.0%
Public Transport
0.5%
Walk / Cycle
5.5%
Work from Home
11.5%
Population Forecast
+1.46%/yr
(+108 people/yr)
EstablishedForster's growth outlook combines moderate expansion with structural aging. The annual trend is 1.46%, and internal migration is the primary driver, so demand is more likely to reflect people moving within Australia than a young household surge. The trajectory is Aging: senior share has risen 8.9 percentage points while young share has fallen 3.9 points. Population change across the wider area runs at 24.3% over 10 years, a stronger long-horizon signal than the annual rate alone. Gentrification is at the Early signs stage with a score of 35, while the broader shift score is 57 and classified Active. This mix supports gradual renewal, but affordability is worsening from 57.3 in 2011 to 61.2 in 2021, which can limit access for lower-income households.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Internal Migration
Net Overseas / yr
+15
Net Internal / yr
+90
Gentrification Signal
Early signs
Population +27% since 2011, Net internal migration +90/yr, Accelerating: 7% → 19%
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Forster compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Forster a good suburb to live in?
Forster can suit buyers and retirees who value a coastal setting, established services and a settled population. Its median age is 57, which is 17 years above the national comparison, and 49.6% of homes are owned outright. The trade-offs are car dependence at 76.0%, vacancy at 19.7% and IRSAD decile 2, so budget, healthcare access and the exact street deserve careful checking.
What is the median house price in Forster?
Check recent comparable sales for Forster's current median house price rather than relying on an old headline figure. The housing mix is 64.8% separate houses, 18.0% apartments and 15.1% semi-detached homes. Median rent is $340 a week, which helps compare holding costs but is not a substitute for a purchase-price median.
What schools are in Forster?
Forster has 2 local government schools: 1 primary school and 1 secondary campus. Confirm the enrolment zone, transport options and out-of-area rules against the exact address, because school access can differ within the same postcode. Families comparing homes should also allow for the suburb's car-oriented pattern, with 76.0% driving to work and only 0.5% using public transport.
Is Forster safe?
Safety should be checked using current NSW Police updates and by visiting the exact street at different times before deciding. Forster has 14,187 residents across 32.54 square kilometres, and 10.7% of residents need assistance. These figures describe scale and service demand rather than safety, so they should not replace current local checks.
Is Forster good for property investment?
Forster can work for an investment strategy focused on established housing and internal-migration demand, but the rental numbers call for caution. Renting is 26.7%, median rent is $340 a week and vacancy is 19.7%, while 166 development records in 12 months may increase future competition. The 1.46% annual trend is supportive, yet mortgage stress at 39.7% is above rent stress at 33.7%, so yield, maintenance and vacancy assumptions should be tested together.
How is Forster's population changing?
Forster is changing through growth and aging at the same time. The annual trend is 1.46%, with internal migration the primary driver, while the aging trajectory includes an 8.9 percentage-point rise in senior share and a 3.9-point fall in young share. Population change across the wider area is 24.3% over 10 years, greater than the annual rate, so demand may grow without making the suburb younger.
Is there much development in Forster?
Development activity is substantial at 166 records over 12 months. Recent examples include a secondary dwelling, a new structure and alterations with a swimming pool, so activity is not limited to large apartment projects. This can improve housing choice but also increase local competition, so buyers should check approvals, construction impacts and whether nearby projects affect outlook, parking or resale.
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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