Adams Estate vs Glen Forbes

Adams Estate is the younger of the two, with a median age of 41 against 56 in Glen Forbes. In both, the large majority of households own their home and the large majority of homes are detached houses. In Glen Forbes, about half of households are couple families. On these figures, Adams Estate tends to suit families with children, while Glen Forbes suits older residents.

Which one suits you?

There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.

Families with school-age kids

Too close to call

Nothing among the 6 things we measure here separates them by enough to be worth acting on.

Weighs schools, house stock, crime, parks, childcare, and who already lives there.

First-home buyers

Adams Estate

ahead on the one thing that separates them

  • leaves households under less mortgage stress (19% vs 32%)

Weighs mortgage stress.

Renters

Too close to call

Nothing among the 2 things we measure here separates them by enough to be worth acting on.

Weighs rent and rental stress.

Commuting to the city

Adams Estate

ahead on the one thing that separates them

  • sits closer to the CBD (104.7 km vs 109.4 km)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Glen Forbes

ahead on the one thing that separates them

  • has more residents already 65 and over (26% vs 7%)

Weighs who already lives there, GPs, walkability, and crime.

Investors

Adams Estate

ahead on the one thing that separates them

  • is growing faster (40.7% vs 11.3%)

Weighs population growth.

Where they sit

Adams Estate and Glen Forbes drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.

Adams Estate Glen Forbes
Hides rows where both suburbs match

Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.

Side by side, out of 100

Risks are inverted — shown as safety and low exposure — so a longer bar always means better.

Adams Estate Glen Forbes
Walkability 5 / 0
Adams Estate — Walkability: 5/100 Glen Forbes — Walkability: 0/100
Safety 44 / 53
Adams Estate — Safety: 44/100 Glen Forbes — Safety: 53/100
Low fire risk 100 / 60
Adams Estate — Low fire risk: 100/100 Glen Forbes — Low fire risk: 60/100
Low flood risk 100 / 66
Adams Estate — Low flood risk: 100/100 Glen Forbes — Low flood risk: 66/100

Demographics

Glen Forbes has more residents (118 vs 83); Glen Forbes skews older (56 vs 41).

Adams Estate Glen Forbes
Population 83 118
+42% vs other
Population trend (2016 → 2021) +40.7% +11.3%
Median age 41 56
Median household income $86,632/yr
+6% vs other
 $81,224/yr
Median weekly rent $300/wk $308/wk
+3% vs other

Age profile

Share of residents in each band, 2021 Census.

Adams Estate Glen Forbes
0-4 9.6% / 5.1%
Adams Estate — 0-4: 9.6% Glen Forbes — 0-4: 5.1%
5-14 21.7% / 5.1%
Adams Estate — 5-14: 21.7% Glen Forbes — 5-14: 5.1%
15-19 — / 2.5%
Adams Estate — 15-19: not among its largest Glen Forbes — 15-19: 2.5%
20-24 3.6% / 2.5%
Adams Estate — 20-24: 3.6% Glen Forbes — 20-24: 2.5%
25-34 6.0% / 7.6%
Adams Estate — 25-34: 6.0% Glen Forbes — 25-34: 7.6%
35-44 16.9% / 6.8%
Adams Estate — 35-44: 16.9% Glen Forbes — 35-44: 6.8%
45-54 21.7% / 16.1%
Adams Estate — 45-54: 21.7% Glen Forbes — 45-54: 16.1%
55-64 9.6% / 27.1%
Adams Estate — 55-64: 9.6% Glen Forbes — 55-64: 27.1%
65-74 7.2% / 16.1%
Adams Estate — 65-74: 7.2% Glen Forbes — 65-74: 16.1%
75-84 — / 10.2%
Adams Estate — 75-84: not among its largest Glen Forbes — 75-84: 10.2%
85+ — / —
Adams Estate — 85+: not among its largest Glen Forbes — 85+: not among its largest

Bars are drawn against the largest share shown (27.1%).

Who lives together

Household composition, 2021 Census.

Adams Estate 40.9% couple families
Adams Estate — Couple Families: 40.9% Adams Estate — One Parent Families: 36.4% Adams Estate — Lone Person: 22.7%
Glen Forbes 50.0% couple families
Glen Forbes — Couple Families: 50.0% Glen Forbes — One Parent Families: 22.7% Glen Forbes — Lone Person: 27.3%
Couple Families One Parent Families Lone Person

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Adams Estate 0.0% renting
Adams Estate — Owned Outright: 36.7% Adams Estate — Mortgage: 63.3% Adams Estate — Renting: 0.0%
Glen Forbes 7.3% renting
Glen Forbes — Owned Outright: 53.7% Glen Forbes — Mortgage: 39.0% Glen Forbes — Renting: 7.3%
Owned outright Mortgage Renting

What people live in

Occupied private dwellings by structure, 2021 Census.

Adams Estate 100.0% houses
Adams Estate — Houses: 100.0%
Glen Forbes 100.0% houses
Glen Forbes — Houses: 100.0%
Houses

Qualifications

Highest non-school qualification, residents 15+, 2021 Census.

Adams Estate Glen Forbes
Certificate III & IV 16.9% / 11.0%
Adams Estate — Certificate III & IV: 16.9% Glen Forbes — Certificate III & IV: 11.0%
Advanced Diploma / Diploma 10.8% / 11.0%
Adams Estate — Advanced Diploma / Diploma: 10.8% Glen Forbes — Advanced Diploma / Diploma: 11.0%
Bachelor Degree — / 11.0%
Adams Estate — Bachelor Degree: not among its largest Glen Forbes — Bachelor Degree: 11.0%
Graduate Diploma / Certificate — / 3.4%
Adams Estate — Graduate Diploma / Certificate: not among its largest Glen Forbes — Graduate Diploma / Certificate: 3.4%

Bars are drawn against the largest share shown (16.9%).

Zoning mix

Glen Forbes has more rural and farming land (76% vs 7%).

Adams Estate Glen Forbes
Residential 90% 0%
Rural and farming 7% 76%
Parks and recreation 0% 17%
Other and special use 0% 6%
Infrastructure and transport 2% 1%
Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09.

Development activity

Adams Estate Glen Forbes
New dwellings approved 393
across Bass Coast
same for both
Approvals change year on year +0%
same for both

Ranking within VIC

Adams Estate Glen Forbes
House price —
same for both
Income Higher than 56% of VIC Higher than 49% of VIC
Schools —
same for both
Walkability Higher than 67% of VIC Higher than 59% of VIC
Affordability —
same for both
EV adoption Higher than 66% of VIC —
NBN connectivity Higher than 100% of VIC Higher than 47% of VIC

Liveability

Adams Estate Glen Forbes
Grade —
same for both
Score —
same for both
Socio-economic band below-average income
decile 3/10
same for both

Risk profile

Glen Forbes carries more bushfire risk (40 vs 0); Glen Forbes carries more flood risk (34 vs 0).

Adams Estate Glen Forbes
Bushfire None
0/100
 Moderate
40/100
Crime Moderate
56/100
 Moderate
47/100
Flood None
0/100
 Low
34/100
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 3
within 5 km
 2
within 5 km

Schools

Adams Estate Glen Forbes
Inside the suburb 0 1
Rated above peers 0
same for both
Rated at peers 0
same for both
Rated below peers 0
same for both

Schools in Adams Estate

No schools recorded inside this suburb's boundary. Children here will be zoned to schools nearby.

Schools in Glen Forbes

  • Spensley Street Primary School-Glen Forbes Camp Government · Primary

Amenities in the suburb

Adams Estate Glen Forbes
Parks & reserves 0 1
Waterways 0 3

Mobility

Glen Forbes sits further from the CBD (109.4 km vs 104.7 km).

Adams Estate Glen Forbes
Walkability score 5/100 0/100
Distance to Melbourne 104.7 km 109.4 km
+4% vs other
Drive time (normal traffic) 85 min 88 min
Electric vehicle share 0.7%
postcode 3984
 0.0%
postcode 3990
Rooftop solar per 100 dwellings 49
postcode 3984
 —

How people get to work

Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.

Adams Estate Glen Forbes
Car (driver) 81.5% / 52.1%
Adams Estate — Car (driver): 81.5% Glen Forbes — Car (driver): 52.1%
Worked from Home — / 47.9%
Adams Estate — Worked from Home: not among its largest Glen Forbes — Worked from Home: 47.9%
Car (passenger) 18.5% / —
Adams Estate — Car (passenger): 18.5% Glen Forbes — Car (passenger): not among its largest

Bars are drawn against the largest share shown (81.5%).

Setting

Adams Estate Glen Forbes
Elevation 83 m
above sea level, at the suburb centre
 33 m
above sea level, at the suburb centre
Distance to the ocean 1.8 km 4.0 km

NBN connectivity

Adams Estate Glen Forbes
Connectivity score 100/100 29/100
Most common technology Fibre to the premises Fixed wireless
Full-fibre (FTTP) share 100%
35 premises
 0%
65 premises

Climate

Adams Estate Glen Forbes
Annual rainfall 704 mm 906 mm
Summer max (Jan) 24.1°C 24.6°C
Winter min (Jul) 8.6°C 6.9°C

Council rates

Adams Estate Glen Forbes
Average residential rate $1,727/yr
same for both
Council Bass Coast
same for both

Federal electorate

Adams Estate Glen Forbes
Division Monash
same for both
Member Mary Aldred
same for both
Party Liberal
same for both

First Home Owner Grant

Adams Estate Glen Forbes
Grant amount $10,000
same for both
Property price cap $750,000
same for both
Eligibility New
same for both

Tags

Adams Estate

Coastal Family Young Families

Glen Forbes

Retirees Rural

More comparisons

Other comparisons with Adams Estate

Adams Estate vs Grantville

Other comparisons with Glen Forbes

Glen Forbes vs Corinella Glen Forbes vs Grantville Glen Forbes vs Bass Glen Forbes vs Ryanston Glen Forbes vs Woolamai Glen Forbes vs Almurta
Full data on Adams Estate Full data on Glen Forbes
Unlock full address-level data — $29/month

Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.

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