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ABS 2021 Census · Updated 21 May 2026
Florey is a well-established middle-ring suburb of Canberra, Australia, with a population of approximately 4,781, making it a boutique locality. Located approximately 9 km from the Canberra CBD, Florey is a middle ring area in Australian Capital Territory. The median household income is $108,264 per year.
Above-average earnings in Florey support sustained property values. Close CBD access strengthens tenant appeal and resale value.
Official Australia Post postcode for Florey. A postcode may cover multiple suburbs.
Australia Post Postcode Finder →Usual resident population at the most recent census.
Weekly median rent for occupied homes. Live rental data integration coming soon.
Annual median household income (before tax) across all households.
Straight-line distance from the suburb centroid to the nearest capital city CBD. Actual driving distance will be longer.
Estimated 1 school within or near this suburb.
Find schools near Florey on My School →Estimated 2 parks and green spaces near this suburb.
Monthly median mortgage repayment for households currently paying off a mortgage.
Proportion of separate houses versus units, townhouses, and other home types. Useful for investors assessing rental demand mix.
Florey's population of 4,781 sits 26% above the Australian Capital Territory suburb median of 3,808, giving it a wider tenant and buyer catchment than the average ACT locality. Household income of $108,264/year is 13% below the Australian Capital Territory median of $123,916, typically translating into lower entry prices and a tenant base more sensitive to rent increases. Median weekly rent of $415 equates to $1,798/month — about 92% of the median mortgage repayment of $1,950/month — meaning rental income covers most of a typical owner's repayment and this is a genuine cash-flow suburb before tax benefits. At 9 km from the Canberra CBD, Florey sits inside the high-demand inner ring — properties here compete directly with the city's employment, transport and amenity networks.
This suburb suits long-term investors looking for a balance of rental yield and capital growth. Schools and transport underpin family demand. Local rents consume roughly 20% of household income — a useful sanity check on tenant affordability.
How Florey stacks up against the median of all Australian Capital Territory suburbs in our dataset. Positive values mean Florey sits above the state median; negative means below.
| Metric | Florey | ACT median | Δ vs state |
|---|---|---|---|
| Population | 4,781 | 3,808 | +26% |
| Median household income | $108,264/yr | $123,916/yr | -13% |
| Median rent (weekly) | $415 | $450 | -8% |
| Median mortgage (monthly) | $1,950 | $2,144 | -9% |
| Distance to CBD | 9 km | 10 km | -10% |
| Separate houses | 73% | 71% | +2pp |
Pre-inspection briefing for Florey — every item is derived from public datasets, with full citations in our data sources page.
Moderate buy-and-hold potential: Florey's 4,781-person market and $108,264 median household income work for investors who are selective on street location and property quality rather than counting on a suburb-wide rerating.
Strong rental coverage: $415/week (~$1,798/month) covers 92% of the $1,950/month median mortgage repayment, so the shortfall sits at just $152/month. Investors targeting positive cash flow should shortlist this suburb.
With 73% houses in a 4,781-person market, renovation margins depend on individual street and aspect rather than any suburb-wide story — do comparable-sales analysis before committing capital.
Run the numbers on a Florey property
Scenario comparison, cash flow analysis, tax modelling, and PDF export — all in one place.
Create free account →Capital-growth expectations for Florey are modest for 2026 — incomes 13% below the ACT median of $123,916 and a population of 4,781 suggest gains will lag headline metro markets. Rental coverage runs at ~92% of the typical mortgage ($1,798/month rent vs $1,950/month repayment), keeping cash flow in positive or near-neutral territory. The EquitySight investment score of 81/100 places Florey in the top tier of Australian suburbs we profile, and overall investor sentiment is constructive heading into the second half of 2026.
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Florey scores 81/100 on our EquitySight investment framework — a strong rating. That score is driven by a population of 4,781, median household income of $108,264/year and median weekly rent of $415. Whether it fits your portfolio depends on whether you are targeting cash flow, capital growth, or a value-add renovation — all three are scored with suburb-specific numbers elsewhere on this page.
The main demand drivers in Florey are proximity to Canberra (9 km), a median household income of $108,264/year, a dwelling mix that is 73% separate houses, roughly 1 schools and 2 parks within the catchment. Together these shape both owner-occupier and tenant demand and are the factors we weight most heavily in the suburb's investment score.
Florey has a usual resident population of approximately 4,781, compared with a Australian Capital Territory suburb median of 3,808 — placing it in the upper half of the state's suburbs by size. Population is the clearest proxy for market depth: more residents mean more transactions and typically a shorter average days-on-market on resale.
Florey sits 9 km straight-line from the Canberra CBD. This is inner-ring territory — pricing competes directly with established Canberra employment nodes.
The most recent census recorded a median weekly rent of $415 in Florey, equating to approximately $21,580/year in gross rental income (state median $450/week). Market rents have typically drifted above the recorded figure — verify against current listings on realestate.com.au and Domain before making an offer.
The median monthly mortgage repayment in Florey is $1,950, or approximately $23,400/year (vs $2,144/month state median). Stress-test your own borrowing at rates 1–2 percentage points above today's to make sure you can still service the loan through an RBA tightening cycle.
A median weekly rent of $415 works out to $1,798/month, covering 92% of the median mortgage repayment of $1,950/month. That leaves a $152/month shortfall (around $1,824/year before tax benefits), so a typical owner-occupier-priced property here is negatively geared. Actual cash flow depends on your deposit, loan terms, ownership costs and marginal tax rate — run the full numbers in our rental yield calculator.
The main risks are a thin buyer pool (4,781 residents), interest-rate sensitivity on the $1,950 median mortgage, the broader Australian Capital Territory market cycle. Each of these is covered in the Risk Factors section above with suburb-specific numbers rather than generic warnings.
Every number on this page comes from the ABS 2021 Census of Population and Housing, Australia Post postcode reference data, and OpenStreetMap amenity tiles. The investment score, strategy verdicts, and comparison table are computed deterministically from those inputs — no opinion, no estimation. See our full methodology and the data sources and licences for the formulas we use.