Florey vs Belconnen

Belconnen is the younger of the two, with a median age of 30 against 39 in Florey. In Florey, most households own their home and the large majority of homes are detached houses. In Belconnen, most households rent, most homes are flats or apartments, and most households are people living alone. Houses cost more in Florey: a median of $920,000, against $602,000 in Belconnen. Florey is closer to the city centre: 12.2 km, against 19.5 km. On these figures, Belconnen tends to suit renters, young adults, and people living alone.

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

Florey

ahead on 4 of the 6 things we measure here

  • has more separate houses rather than flats (76% vs 0%)
  • has more schools inside the suburb (3 vs 1)
  • is already more of a family suburb (60% vs 25%)
  • But Belconnen has more parks and reserves (12 vs 1)

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

First-home buyers

Belconnen

ahead on 2 of the 3 things we measure here

  • has cheaper houses ($602,500 vs $920,000)
  • has cheaper units ($472,000 vs $600,000)

Weighs house prices, unit prices, and mortgage stress.

Renters

Belconnen

ahead on the one thing that separates them

  • has a bigger rental market to choose from (66% vs 35%)

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

Commuting to the city

Florey

ahead on 2 of the 4 things we measure here

  • has a shorter drive in (19 min vs 42 min)
  • sits closer to the CBD (12.2 km vs 19.5 km)

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

Downsizers and retirees

They split

one each way, out of the 5 things we measure here

  • Florey has more residents already 65 and over (17% vs 9%)
  • Belconnen has more GPs (9 vs 1)

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

Investors

Belconnen

ahead on the one thing that separates them

  • is growing faster (27.7% vs 0.4%)

Weighs house yield and population growth.

Where they sit

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

Florey Belconnen
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.

Florey Belconnen
Walkability 75 / 82
Florey — Walkability: 75/100 Belconnen — Walkability: 82/100
Safety 40 / 10
Florey — Safety: 40/100 Belconnen — Safety: 10/100
Low fire risk 100 / 100
Florey — Low fire risk: 100/100 Belconnen — Low fire risk: 100/100
Low flood risk 100 / 24
Florey — Low flood risk: 100/100 Belconnen — Low flood risk: 24/100

Demographics

Belconnen has more residents (8,502 vs 4,781); Florey skews older (39 vs 30).

Florey Belconnen
Population 4,781 8,502
+78% vs other
Population trend (2016 → 2021) +0.4% +27.7%
Median age 39 30
Median household income $108,264/yr
+15% vs other
 $92,352/yr
Median weekly rent $415/wk $430/wk
+4% vs other

Age profile

Share of residents in each band, 2021 Census.

Florey Belconnen
0-4 5.4% / 4.5%
Florey — 0-4: 5.4% Belconnen — 0-4: 4.5%
5-14 11.9% / 4.2%
Florey — 5-14: 11.9% Belconnen — 5-14: 4.2%
15-19 4.9% / 2.7%
Florey — 15-19: 4.9% Belconnen — 15-19: 2.7%
20-24 6.5% / 15.6%
Florey — 20-24: 6.5% Belconnen — 20-24: 15.6%
25-34 14.5% / 37.8%
Florey — 25-34: 14.5% Belconnen — 25-34: 37.8%
35-44 14.2% / 14.2%
Florey — 35-44: 14.2% Belconnen — 35-44: 14.2%
45-54 11.7% / 7.0%
Florey — 45-54: 11.7% Belconnen — 45-54: 7.0%
55-64 14.1% / 4.8%
Florey — 55-64: 14.1% Belconnen — 55-64: 4.8%
65-74 10.8% / 3.8%
Florey — 65-74: 10.8% Belconnen — 65-74: 3.8%
75-84 4.8% / 3.2%
Florey — 75-84: 4.8% Belconnen — 75-84: 3.2%
85+ 1.4% / 2.2%
Florey — 85+: 1.4% Belconnen — 85+: 2.2%

Bars are drawn against the largest share shown (37.8%).

Who lives together

Household composition, 2021 Census.

Florey 34.1% lone person
Florey — Lone Person: 34.1% Florey — Couple Families: 42.5% Florey — One Parent Families: 17.0% Florey — Group Household: 5.1% Florey — Other Families: 1.4%
Belconnen 58.2% lone person
Belconnen — Lone Person: 58.2% Belconnen — Couple Families: 15.8% Belconnen — One Parent Families: 9.1% Belconnen — Group Household: 14.4% Belconnen — Other Families: 2.5%
Lone Person Couple Families One Parent Families Group Household Other Families

Who owns and who rents

Occupied private dwellings by tenure, 2021 Census.

Florey 34.8% renting
Florey — Owned Outright: 33.2% Florey — Mortgage: 32.0% Florey — Renting: 34.8%
Belconnen 66.2% renting
Belconnen — Owned Outright: 11.8% Belconnen — Mortgage: 22.0% Belconnen — Renting: 66.2%
Owned outright Mortgage Renting

Qualifications

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

Florey Belconnen
Bachelor Degree 18.1% / 27.5%
Florey — Bachelor Degree: 18.1% Belconnen — Bachelor Degree: 27.5%
Postgraduate Degree 9.2% / 18.7%
Florey — Postgraduate Degree: 9.2% Belconnen — Postgraduate Degree: 18.7%
Certificate III & IV 9.5% / 6.3%
Florey — Certificate III & IV: 9.5% Belconnen — Certificate III & IV: 6.3%
Advanced Diploma / Diploma 7.2% / 7.6%
Florey — Advanced Diploma / Diploma: 7.2% Belconnen — Advanced Diploma / Diploma: 7.6%
Graduate Diploma / Certificate 3.4% / 3.5%
Florey — Graduate Diploma / Certificate: 3.4% Belconnen — Graduate Diploma / Certificate: 3.5%

Bars are drawn against the largest share shown (27.5%).

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.

Florey Belconnen
China 2.5% / 11.1%
Florey — China: 2.5% Belconnen — China: 11.1%
India 3.3% / 6.2%
Florey — India: 3.3% Belconnen — India: 6.2%
Nepal 1.3% / 5.7%
Florey — Nepal: 1.3% Belconnen — Nepal: 5.7%
Vietnam 3.3% / 1.4%
Florey — Vietnam: 3.3% Belconnen — Vietnam: 1.4%
England 2.6% / 2.0%
Florey — England: 2.6% Belconnen — England: 2.0%
Philippines 1.7% / 2.4%
Florey — Philippines: 1.7% Belconnen — Philippines: 2.4%

Bars are drawn against the largest share shown (11.1%).

What people live in

Occupied private dwellings by structure, 2021 Census.

Florey 76.5% houses
Florey — Houses: 76.5% Florey — Flats / Apartments: 0.9% Florey — Townhouses: 22.6%
Belconnen 0.5% houses
Belconnen — Houses: 0.5% Belconnen — Flats / Apartments: 74.8% Belconnen — Townhouses: 24.7%
Houses Flats / Apartments Townhouses

Property market

Florey Belconnen
Median house price $920,000 $602,500
Median unit price $600,000 $472,000
Median land price —
same for both
Typical days to sell (houses) 21 days
from 54 sales
 28 days
from 20 sales

Development activity

Florey Belconnen
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.

Florey Belconnen
Houses 4.6%
$620/wk on $699K
 5.0%
$590/wk on $619K
Units — 6.1%
$550/wk on $470K

Ranking within ACT

Florey Belconnen
House price —
same for both
Income Higher than 16% of ACT Higher than 7% of ACT
Schools Higher than 45% of ACT —
Walkability Higher than 75% of ACT Higher than 87% of ACT
Affordability —
same for both
EV adoption Higher than 20% of ACT Higher than 31% of ACT
NBN connectivity Higher than 40% of ACT Higher than 66% of ACT
Rental yield (houses) Higher than 75% of ACT Higher than 86% of ACT
Rental yield (units) — Higher than 51% of ACT

Liveability

Florey scores higher overall (47 vs 35).

Florey Belconnen
Grade C
same for both
Score 47/100 35/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 9/10

Risk profile

Belconnen carries more flood risk (76 vs 0); Belconnen carries more crime risk (90 vs 60).

Florey Belconnen
Bushfire None
0/100
same for both
Crime Moderate
60/100
 High
90/100
Flood None
0/100
 High
76/100
Coastal erosion None
0/100
same for both
Aircraft noise Not mapped
no mapped data here
same for both
Industrial facilities nearby 2
within 5 km
same for both

Schools

Florey Belconnen
Inside the suburb 3 1
Rated above peers 0
same for both
Rated at peers 1 0
Rated below peers 2 0
Universities within 10 km 2
UC - Canberra, Bruce, 4.3 km
 2
UC - Canberra, Bruce, 2.4 km
Full-time students aged 15–24 2.1% 7.6%

Schools in Florey

  • St Francis Xavier College Catholic · Secondary at peers
  • Florey Primary School Government · Primary below peers
  • St John the Apostle Primary School Catholic · Primary below peers

Schools in Belconnen

  • University of Canberra Senior Secondary College Lake Ginninderra Government · Secondary

Amenities in the suburb

Florey Belconnen
Supermarkets 1 18
Cafes & restaurants 4 87
Parks & reserves 1 12
Childcare 3 8
GPs 1 9
Pharmacies 1 5
Police stations 0 4
Banks & Bank@Post 0 9
Fuel stations 0 3
Beaches 0 6
Waterways 0 1

Mobility

Belconnen sits further from the CBD (19.5 km vs 12.2 km).

Florey Belconnen
Walkability score 75/100 82/100
Distance to Canberra 12.2 km 19.5 km
+60% vs other
Drive time (normal traffic) 19 min 42 min
Public transport score 79/100
Bus
same for both
Peak arrivals per hour 110.0
7-9am + 5-7pm
 455.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.1%
postcode 2615
 2.7%
postcode 2617
Rooftop solar per 100 dwellings 40
postcode 2615
 29
postcode 2617

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.

Florey Belconnen
Car (driver) 71.2% / 52.8%
Florey — Car (driver): 71.2% Belconnen — Car (driver): 52.8%
Bus 6.4% / 18.2%
Florey — Bus: 6.4% Belconnen — Bus: 18.2%
Worked from Home 11.9% / 9.7%
Florey — Worked from Home: 11.9% Belconnen — Worked from Home: 9.7%
Walked Only 2.0% / 11.9%
Florey — Walked Only: 2.0% Belconnen — Walked Only: 11.9%
Car (passenger) 6.6% / 5.8%
Florey — Car (passenger): 6.6% Belconnen — Car (passenger): 5.8%

Bars are drawn against the largest share shown (71.2%).

Setting

Florey Belconnen
Elevation 591 m
above sea level, at the suburb centre
 575 m
above sea level, at the suburb centre

NBN connectivity

Florey Belconnen
Connectivity score 50/100 69/100
Most common technology Fibre to the node Fibre to the building
Full-fibre (FTTP) share 9%
2,034 premises
 20%
5,370 premises

Climate

Florey Belconnen
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)

Florey Belconnen
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

Florey Belconnen
Average residential rate $3,105/yr
same for both
Council Unincorporated ACT
same for both

Federal electorate

Florey Belconnen
Division Fenner
same for both
Member Andrew Leigh
same for both
Party Australian Labor Party
same for both

First Home Owner Grant

Florey Belconnen
Grant amount Not offered
same for both
Property price cap —
same for both
Eligibility None
same for both

Tags

Florey

Middle-Ring Quiet Townhouses

Belconnen

Affordable Apartments Cafe Culture Inner Multicultural Parks Professionals Townhouses

More comparisons

Other comparisons with Florey

Florey vs Evatt Florey vs Latham Florey vs Flynn Florey vs Melba Florey vs Higgins Florey vs Scullin

Other comparisons with Belconnen

Belconnen vs Bruce Belconnen vs Evatt Belconnen vs Macquarie Belconnen vs Page Belconnen vs Weetangera Belconnen vs McKellar
Full data on Florey Full data on Belconnen
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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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