Amaroo vs Forde

In both, most households own their home, the large majority of homes are detached houses, and most households are couple families. Houses cost more in Forde: a median of $1.13 million, against $1 million in Amaroo, and rent is higher there too. On these figures, Forde tends to suit families with children.

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

Amaroo

ahead on 2 of the 6 things we measure here

  • carries lower crime risk (41/100 vs 91/100)
  • has more schools rated above their peers (1 vs 0)

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

First-home buyers

Amaroo

ahead on the one thing that separates them

  • has cheaper houses ($1,000,000 vs $1,130,000)

Weighs house prices and mortgage stress.

Renters

Amaroo

ahead on the one thing that separates them

  • has cheaper rent ($460/wk vs $590/wk)

Weighs rent, rental stress, and how much is for rent.

Commuting to the city

Amaroo

ahead on the one thing that separates them

  • is more walkable (71/100 vs 54/100)

Weighs distance, drive time, rail access, and walkability.

Downsizers and retirees

Amaroo

ahead on 2 of the 5 things we measure here

  • carries lower crime risk (41/100 vs 91/100)
  • is more walkable (71/100 vs 54/100)

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

Investors

Too close to call

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

Weighs house yield and population growth.

Where they sit

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

Amaroo Forde
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.

Amaroo Forde
Walkability 71 / 54
Amaroo — Walkability: 71/100 Forde — Walkability: 54/100
Safety 59 / 9
Amaroo — Safety: 59/100 Forde — Safety: 9/100
Low fire risk 7 / 6
Amaroo — Low fire risk: 7/100 Forde — Low fire risk: 6/100
Low flood risk 42 / 100
Amaroo — Low flood risk: 42/100 Forde — Low flood risk: 100/100

Demographics

Amaroo has more residents (6,129 vs 4,435); Forde has higher household incomes ($184,756 vs $143,988).

Amaroo Forde
Population 6,129
+28% vs other
 4,435
Population trend (2016 → 2021) +7.3% +2.9%
Median age 35
same for both
Median household income $143,988/yr $184,756/yr
+28% vs other
Median weekly rent $460/wk $590/wk
+28% vs other

Age profile

Share of residents in each band, 2021 Census.

Amaroo Forde
0-4 6.1% / 7.1%
Amaroo — 0-4: 6.1% Forde — 0-4: 7.1%
5-14 16.5% / 19.5%
Amaroo — 5-14: 16.5% Forde — 5-14: 19.5%
15-19 8.0% / 7.5%
Amaroo — 15-19: 8.0% Forde — 15-19: 7.5%
20-24 6.5% / 5.0%
Amaroo — 20-24: 6.5% Forde — 20-24: 5.0%
25-34 12.8% / 10.6%
Amaroo — 25-34: 12.8% Forde — 25-34: 10.6%
35-44 15.6% / 20.3%
Amaroo — 35-44: 15.6% Forde — 35-44: 20.3%
45-54 17.3% / 17.1%
Amaroo — 45-54: 17.3% Forde — 45-54: 17.1%
55-64 9.2% / 7.1%
Amaroo — 55-64: 9.2% Forde — 55-64: 7.1%
65-74 5.2% / 4.1%
Amaroo — 65-74: 5.2% Forde — 65-74: 4.1%
75-84 2.3% / 1.3%
Amaroo — 75-84: 2.3% Forde — 75-84: 1.3%
85+ 0.6% / 0.2%
Amaroo — 85+: 0.6% Forde — 85+: 0.2%

Bars are drawn against the largest share shown (20.3%).

Who lives together

Household composition, 2021 Census.

Amaroo 61.2% couple families
Amaroo — Couple Families: 61.2% Amaroo — Lone Person: 21.5% Amaroo — One Parent Families: 13.7% Amaroo — Group Household: 2.6% Amaroo — Other Families: 1.0%
Forde 71.0% couple families
Forde — Couple Families: 71.0% Forde — Lone Person: 14.1% Forde — One Parent Families: 11.6% Forde — Group Household: 2.4% Forde — Other Families: 0.9%
Couple Families Lone Person One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Amaroo 28.1% renting
Amaroo — Owned Outright: 22.1% Amaroo — Mortgage: 49.8% Amaroo — Renting: 28.1%
Forde 23.0% renting
Forde — Owned Outright: 16.6% Forde — Mortgage: 60.3% Forde — Renting: 23.0%
Owned outright Mortgage Renting

Qualifications

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

Amaroo Forde
Bachelor Degree 15.6% / 19.1%
Amaroo — Bachelor Degree: 15.6% Forde — Bachelor Degree: 19.1%
Postgraduate Degree 8.7% / 12.3%
Amaroo — Postgraduate Degree: 8.7% Forde — Postgraduate Degree: 12.3%
Certificate III & IV 10.3% / 6.5%
Amaroo — Certificate III & IV: 10.3% Forde — Certificate III & IV: 6.5%
Advanced Diploma / Diploma 8.7% / 7.3%
Amaroo — Advanced Diploma / Diploma: 8.7% Forde — Advanced Diploma / Diploma: 7.3%
Graduate Diploma / Certificate 3.5% / 3.5%
Amaroo — Graduate Diploma / Certificate: 3.5% Forde — Graduate Diploma / Certificate: 3.5%

Bars are drawn against the largest share shown (19.1%).

Where residents were born

Largest overseas birthplaces, as a share of all residents, 2021 Census. A dash means that country is not among the suburb's own eight largest.

Amaroo Forde
India 4.0% / 5.9%
Amaroo — India: 4.0% Forde — India: 5.9%
China 1.8% / 3.7%
Amaroo — China: 1.8% Forde — China: 3.7%
England 2.3% / 3.0%
Amaroo — England: 2.3% Forde — England: 3.0%
New Zealand 1.1% / 1.1%
Amaroo — New Zealand: 1.1% Forde — New Zealand: 1.1%
Sri Lanka 1.0% / 1.1%
Amaroo — Sri Lanka: 1.0% Forde — Sri Lanka: 1.1%
Philippines 0.9% / 1.1%
Amaroo — Philippines: 0.9% Forde — Philippines: 1.1%

Bars are drawn against the largest share shown (5.9%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Amaroo 78.7% houses
Amaroo — Houses: 78.7% Amaroo — Townhouses: 13.1% Amaroo — Flats / Apartments: 8.2%
Forde 84.7% houses
Forde — Houses: 84.7% Forde — Townhouses: 13.3% Forde — Flats / Apartments: 2.0%
Houses Townhouses Flats / Apartments

Property market

Amaroo Forde
Median house price $1,000,000 $1,130,000
Median unit price $750,000 —
Median land price —
same for both
Typical days to sell (houses) 22 days
from 61 sales
 21 days
from 45 sales

House price by bedroom count

Only bed counts both suburbs published enough sales for. Sale counts are shown because the buckets differ in depth.

Amaroo Forde
3 bed $837K / $926K
Amaroo — 3 bed: $837K (30 sales) Forde — 3 bed: $926K (24 sales)

30 vs 24 sales

4 bed $1.05M / $1.22M
Amaroo — 4 bed: $1.05M (56 sales) Forde — 4 bed: $1.22M (46 sales)

56 vs 46 sales

5 bed $1.28M / $1.57M
Amaroo — 5 bed: $1.28M (11 sales) Forde — 5 bed: $1.57M (9 sales)

11 vs 9 sales

Development activity

Amaroo Forde
New dwellings approved 3,750
across Unincorporated ACT
same for both
Approvals change year on year -48%
same for both

Gross rental yield

Gross — before strata, rates, management, insurance and vacancy. From median advertised rents and median asking prices over the last 6 months. How we calculate.

Amaroo Forde
Houses 4.3%
$725/wk on $872K
 4.5%
$840/wk on $974K
Units —
same for both

Ranking within ACT

Amaroo Forde
House price —
same for both
Income Higher than 80% of ACT Higher than 97% of ACT
Schools —
same for both
Walkability Higher than 67% of ACT Higher than 37% of ACT
Affordability —
same for both
EV adoption Higher than 56% of ACT Higher than 55% of ACT
NBN connectivity Higher than 91% of ACT Higher than 88% of ACT
Rental yield (houses) Higher than 52% of ACT Higher than 68% of ACT

Liveability

Amaroo is more walkable (71 vs 54); Forde scores higher overall (45 vs 37).

Amaroo Forde
Grade C
same for both
Score 37/100 45/100
Socio-economic band very advantaged area
decile 10/10
same for both

Risk profile

Amaroo carries more flood risk (58 vs 0); Forde carries more crime risk (91 vs 41).

Amaroo Forde
Bushfire High
93/100
 High
94/100
Crime Moderate
41/100
 High
91/100
Flood Moderate
58/100
 None
0/100
Coastal erosion None
0/100
same for both
Aircraft noise Not mapped
no mapped data here
same for both
Industrial facilities nearby 1
within 5 km
same for both

Schools

Amaroo Forde
Inside the suburb 2 1
Rated above peers 1 0
Rated at peers 0
same for both
Rated below peers 0
same for both
Universities within 10 km 1
UC - Canberra, Bruce, 9.1 km
 1
UC - Canberra, Bruce, 9.9 km
Full-time students aged 15–24 2.5% 2.7%

Schools in Amaroo

  • Good Shepherd Primary School Catholic · Primary above peers
  • Amaroo School Government · Combined

Schools in Forde

  • Burgmann Anglican School - Forde Campus Independent · Combined

Amenities in the suburb

Amaroo Forde
Supermarkets 3 1
Cafes & restaurants 7 2
Parks & reserves 1 2
Childcare 4 3
Pharmacies 1 0
Fuel stations 1 0
EV chargers 1 0

Mobility

Amaroo Forde
Walkability score 71/100 54/100
Distance to Canberra 15.8 km
+3% vs other
 15.4 km
Drive time (normal traffic) 24 min 26 min
Public transport score 78/100
Bus
same for both
Peak arrivals per hour 42.2
7-9am + 5-7pm
 29.8
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
same for both
Electric vehicle share 3.7%
postcode 2914
same for both
Rooftop solar per 100 dwellings 47
postcode 2914
same for both

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.

Amaroo Forde
Car (driver) 74.6% / 74.6%
Amaroo — Car (driver): 74.6% Forde — Car (driver): 74.6%
Worked from Home 13.3% / 14.4%
Amaroo — Worked from Home: 13.3% Forde — Worked from Home: 14.4%
Car (passenger) 5.7% / 5.9%
Amaroo — Car (passenger): 5.7% Forde — Car (passenger): 5.9%
Bus 2.9% / 2.0%
Amaroo — Bus: 2.9% Forde — Bus: 2.0%
Tram / Light Rail 1.4% / 1.7%
Amaroo — Tram / Light Rail: 1.4% Forde — Tram / Light Rail: 1.7%

Bars are drawn against the largest share shown (74.6%).

Setting

Amaroo Forde
Elevation 626 m
above sea level, at the suburb centre
 647 m
above sea level, at the suburb centre

NBN connectivity

Amaroo Forde
Connectivity score 100/100
same for both
Most common technology Fibre to the premises
same for both
Full-fibre (FTTP) share 100%
2,214 premises
 100%
1,502 premises

Climate

Amaroo Forde
Annual rainfall 622 mm
same for both
Summer max (Jan) 28.5°C
same for both
Winter min (Jul) 0.8°C
same for both

Air quality (annual mean)

Amaroo Forde
PM2.5 6.6 µg/m³
same for both
PM10 11.0 µg/m³
same for both
NO₂ 0.41 pphm
same for both

Council rates

Amaroo Forde
Average residential rate $3,105/yr
same for both
Council Unincorporated ACT
same for both

Federal electorate

Amaroo Forde
Division Fenner
same for both
Member Andrew Leigh
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Amaroo Forde
Grant amount Not offered
same for both
Property price cap —
same for both
Eligibility None
same for both

Tags

Amaroo

Family Middle-Ring

Forde

Family Middle-Ring Professionals Quiet

More comparisons

Other comparisons with Amaroo

Amaroo vs Ngunnawal Amaroo vs Gungahlin Amaroo vs Bonner Amaroo vs Moncrieff Amaroo vs Jacka

Other comparisons with Forde

Forde vs Gungahlin Forde vs Bonner
Full data on Amaroo Full data on Forde
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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