Eugowra vs Forbes

Forbes is the younger of the two, with a median age of 42 against 50 in Eugowra. In both, most households own their home and the large majority of homes are detached houses. In Forbes, about half of households are people living alone. Houses cost more in Forbes: a median of $475,000, against $368,000 in Eugowra, and rent is higher there too. On these figures, Eugowra tends to suit buyers on a tighter budget.

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

Forbes

ahead on 3 of the 6 things we measure here

  • has more childcare (7 vs 1)
  • has more parks and reserves (36 vs 6)
  • has more schools inside the suburb (5 vs 2)
  • But Eugowra carries lower crime risk (56/100 vs 90/100)

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

First-home buyers

Eugowra

ahead on 2 of the 3 things we measure here

  • has cheaper land ($70,000 vs $212,500)
  • has cheaper houses ($368,000 vs $475,000)

Weighs house prices, land prices, and mortgage stress.

Renters

They split

one each way, out of the 3 things we measure here

  • Eugowra has cheaper rent ($210/wk vs $230/wk)
  • Forbes has a bigger rental market to choose from (29% vs 18%)

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

Commuting to the city

Eugowra

ahead on 2 of the 3 things we measure here

  • sits closer to the CBD (347 km vs 385.4 km)
  • has a shorter drive in (283 min vs 310 min)
  • But Forbes is more walkable (18/100 vs 4/100)

Weighs distance, drive time, and walkability.

Downsizers and retirees

Forbes

ahead on 2 of the 5 things we measure here

  • has more units and townhouses to downsize into (12% vs 1%)
  • is more walkable (18/100 vs 4/100)
  • But Eugowra carries lower crime risk (56/100 vs 90/100)

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

Investors

Eugowra

ahead on the one thing that separates them

  • is growing faster (10.7% vs -3.3%)

Weighs population growth.

Where they sit

Eugowra and 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.

Eugowra 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.

Eugowra Forbes
Walkability 4 / 18
Eugowra — Walkability: 4/100 Forbes — Walkability: 18/100
Safety 44 / 10
Eugowra — Safety: 44/100 Forbes — Safety: 10/100
Low fire risk 78 / 77
Eugowra — Low fire risk: 78/100 Forbes — Low fire risk: 77/100

Demographics

Forbes has more residents (8,157 vs 862); Eugowra skews older (50 vs 42).

Eugowra Forbes
Population 862 8,157
+846% vs other
Population trend (2016 → 2021) +10.7% -3.3%
Median age 50 42
Median household income $64,740/yr
+2% vs other
 $63,492/yr
Median weekly rent $210/wk $230/wk
+10% vs other

Age profile

Share of residents in each band, 2021 Census.

Eugowra Forbes
0-4 6.1% / 5.7%
Eugowra — 0-4: 6.1% Forbes — 0-4: 5.7%
5-14 11.5% / 13.7%
Eugowra — 5-14: 11.5% Forbes — 5-14: 13.7%
15-19 4.8% / 5.7%
Eugowra — 15-19: 4.8% Forbes — 15-19: 5.7%
20-24 3.7% / 5.4%
Eugowra — 20-24: 3.7% Forbes — 20-24: 5.4%
25-34 9.3% / 10.8%
Eugowra — 25-34: 9.3% Forbes — 25-34: 10.8%
35-44 10.0% / 10.6%
Eugowra — 35-44: 10.0% Forbes — 35-44: 10.6%
45-54 8.6% / 11.1%
Eugowra — 45-54: 8.6% Forbes — 45-54: 11.1%
55-64 16.9% / 12.8%
Eugowra — 55-64: 16.9% Forbes — 55-64: 12.8%
65-74 15.8% / 12.2%
Eugowra — 65-74: 15.8% Forbes — 65-74: 12.2%
75-84 8.5% / 8.7%
Eugowra — 75-84: 8.5% Forbes — 75-84: 8.7%
85+ 3.9% / 3.3%
Eugowra — 85+: 3.9% Forbes — 85+: 3.3%

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

Who lives together

Household composition, 2021 Census.

Eugowra 44.9% lone person
Eugowra — Lone Person: 44.9% Eugowra — Couple Families: 36.9% Eugowra — One Parent Families: 16.7% Eugowra — Group Household: 1.5% Eugowra — Other Families: 0.0%
Forbes 45.2% lone person
Forbes — Lone Person: 45.2% Forbes — Couple Families: 32.0% Forbes — One Parent Families: 18.1% Forbes — Group Household: 3.3% Forbes — Other Families: 1.3%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Eugowra 17.9% renting
Eugowra — Owned Outright: 52.1% Eugowra — Mortgage: 30.0% Eugowra — Renting: 17.9%
Forbes 29.4% renting
Forbes — Owned Outright: 39.0% Forbes — Mortgage: 31.6% Forbes — Renting: 29.4%
Owned outright Mortgage Renting

Qualifications

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

Eugowra Forbes
Certificate III & IV 18.1% / 16.3%
Eugowra — Certificate III & IV: 18.1% Forbes — Certificate III & IV: 16.3%
Bachelor Degree 4.5% / 7.1%
Eugowra — Bachelor Degree: 4.5% Forbes — Bachelor Degree: 7.1%
Advanced Diploma / Diploma 5.7% / 5.3%
Eugowra — Advanced Diploma / Diploma: 5.7% Forbes — Advanced Diploma / Diploma: 5.3%
Postgraduate Degree 2.1% / 1.4%
Eugowra — Postgraduate Degree: 2.1% Forbes — Postgraduate Degree: 1.4%
Graduate Diploma / Certificate 0.5% / 1.0%
Eugowra — Graduate Diploma / Certificate: 0.5% Forbes — Graduate Diploma / Certificate: 1.0%

Bars are drawn against the largest share shown (18.1%).

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.

Eugowra Forbes
England 2.7% / 0.9%
Eugowra — England: 2.7% Forbes — England: 0.9%
New Zealand 0.7% / 0.5%
Eugowra — New Zealand: 0.7% Forbes — New Zealand: 0.5%
Germany 0.7% / —
Eugowra — Germany: 0.7% Forbes — Germany: not among its largest
Ireland 0.5% / —
Eugowra — Ireland: 0.5% Forbes — Ireland: not among its largest
Scotland 0.3% / 0.2%
Eugowra — Scotland: 0.3% Forbes — Scotland: 0.2%
India — / 0.4%
Eugowra — India: not among its largest Forbes — India: 0.4%
Philippines — / 0.3%
Eugowra — Philippines: not among its largest Forbes — Philippines: 0.3%
China — / 0.2%
Eugowra — China: not among its largest Forbes — China: 0.2%

Bars are drawn against the largest share shown (2.7%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Eugowra 99.0% houses
Eugowra — Houses: 99.0% Eugowra — Flats / Apartments: 1.0% Eugowra — Townhouses: 0.0%
Forbes 88.6% houses
Forbes — Houses: 88.6% Forbes — Flats / Apartments: 6.6% Forbes — Townhouses: 4.9%
Houses Flats / Apartments Townhouses

Property market

Eugowra Forbes
Median house price $368,000 $475,000
Median unit price — $395,000
Median land price $70,000 $212,500
Typical days to sell (houses) 29 days
from 5 sales
 62 days
from 58 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.

Eugowra Forbes
3 bed $363K / $450K
Eugowra — 3 bed: $363K (5 sales) Forbes — 3 bed: $450K (60 sales)

5 vs 60 sales

4 bed $510K / $562K
Eugowra — 4 bed: $510K (8 sales) Forbes — 4 bed: $562K (44 sales)

8 vs 44 sales

Zoning mix

Eugowra Forbes
Rural and farming 96%
same for both
Environmental 4% 0%
Residential 0% 3%
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

Eugowra Forbes
New dwellings approved 31
across Forbes
same for both
Approvals change year on year +125%
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.

Eugowra Forbes
Houses — 3.9%
$440/wk on $580K
Units — 4.0%
$380/wk on $500K

Ranking within NSW

Eugowra Forbes
House price Higher than 8% of NSW Higher than 13% of NSW
Income Higher than 27% of NSW Higher than 26% of NSW
Schools — Higher than 47% of NSW
Walkability Higher than 45% of NSW Higher than 69% of NSW
Affordability Higher than 92% of NSW Higher than 85% of NSW
EV adoption — Higher than 3% of NSW
NBN connectivity Higher than 44% of NSW Higher than 68% of NSW
Rental yield (houses) — Higher than 70% of NSW
Rental yield (units) — Higher than 22% of NSW

Liveability

Forbes is more walkable (18 vs 4).

Eugowra Forbes
Grade C D
Score 31/100 29/100
Socio-economic band below-average income
decile 2/10
 below-average income
decile 3/10

Risk profile

Forbes carries more crime risk (90 vs 56).

Eugowra Forbes
Bushfire Low
22/100
 Low
23/100
Crime Moderate
56/100
 High
90/100
Flood Not mapped
no mapped data here
same for both
Coastal erosion None
0/100
same for both
Aircraft noise None
0/100
same for both
Industrial facilities nearby 0
within 5 km
 1
within 5 km

Schools

Eugowra Forbes
Inside the suburb 2 5
Rated above peers 0 1
Rated at peers 0 2
Rated below peers 2
same for both

Schools in Eugowra

  • Eugowra Public School Government · Primary below peers
  • St Joseph's Catholic Primary School Eugowra Catholic · Primary below peers

Schools in Forbes

  • Red Bend Catholic College Independent · Secondary above peers
  • Forbes Public School Government · Primary at peers
  • St Laurence's Parish School Catholic · Primary at peers
  • Forbes High School Government · Secondary below peers
  • Forbes North Public School Government · Primary below peers

Amenities in the suburb

Eugowra Forbes
Supermarkets 1 2
Cafes & restaurants 3 8
Parks & reserves 6 36
Childcare 1 7
GPs 3
same for both
Pharmacies 0 2
Hospitals 1 2
Police stations 1
same for both
Banks & Bank@Post 2 4
Fuel stations 0 5
Waterways 46 36

Mobility

Forbes sits further from the CBD (385.4 km vs 347 km).

Eugowra Forbes
Walkability score 4/100 18/100
Distance to Sydney 347 km 385.4 km
+11% vs other
Drive time (normal traffic) 283 min 310 min
Public transport score 41/100
Bus
 66/100
Bus
Peak arrivals per hour 17.5
7-9am + 5-7pm
 110.5
7-9am + 5-7pm
Median peak wait 1 min
scheduled, not actual
 0 min
scheduled, not actual
Electric vehicle share 0.0%
postcode 2806
 0.1%
postcode 2871
Rooftop solar per 100 dwellings 52
postcode 2806
 48
postcode 2871

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.

Eugowra Forbes
Car (driver) 80.0% / 79.4%
Eugowra — Car (driver): 80.0% Forbes — Car (driver): 79.4%
Worked from Home 12.2% / 9.2%
Eugowra — Worked from Home: 12.2% Forbes — Worked from Home: 9.2%
Walked Only 5.0% / 4.2%
Eugowra — Walked Only: 5.0% Forbes — Walked Only: 4.2%
Car (passenger) 2.8% / 6.2%
Eugowra — Car (passenger): 2.8% Forbes — Car (passenger): 6.2%
Bus — / 0.5%
Eugowra — Bus: not among its largest Forbes — Bus: 0.5%

Bars are drawn against the largest share shown (80.0%).

Setting

Eugowra Forbes
Elevation 385 m
above sea level, at the suburb centre
 235 m
above sea level, at the suburb centre

NBN connectivity

Eugowra Forbes
Connectivity score 29/100 55/100
Most common technology Fixed wireless Fibre to the node
Full-fibre (FTTP) share 0%
396 premises
 24%
4,208 premises

Council rates

Eugowra Forbes
Average residential rate $957/yr
same for both
Council Forbes
same for both

Federal electorate

Eugowra Forbes
Division Parkes
same for both
Member Jamie Chaffey
same for both
Party The Nationals
same for both

First Home Owner Grant

Eugowra Forbes
Grant amount $10,000
same for both
Property price cap $600,000
same for both
Eligibility New
same for both

Tags

Eugowra

Affordable Retirees Rural

Forbes

Affordable Rural

More comparisons

Other comparisons with Eugowra

Eugowra vs Canowindra Eugowra vs Gooloogong Eugowra vs Cookamidgera Eugowra vs Paytens Bridge Eugowra vs Daroobalgie Eugowra vs Mandagery

Other comparisons with Forbes

Forbes vs Bogan Gate Forbes vs Bedgerabong Forbes vs Paytens Bridge Forbes vs Wirrinya Forbes vs Tichborne Forbes vs Gunningbland
Full data on Eugowra Full data on 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.

Save this page for later

We'll email you a link to this page so you can finish reading it on any device. We use your address once to send it and don't keep it.

or