Florey vs Higgins

In both, most households own their home and the large majority of homes are detached houses. In Higgins, about half of households are couple families.

Florey is the larger suburb with 4781 residents and sits slightly closer to the CBD at 12.2 km, while Higgins has a higher median household income of $116,896 compared to Florey's $108,264. Florey scores better on walkability (75 versus 68) and offers a higher rental yield on houses at 4.7%, though it does carry a higher crime risk score of 59 compared to Higgins' 51. Higgins edges ahead on the liveability score (50 versus 42) and socio-economic decile (9 versus 8), making it better suited to those prioritising neighbourhood amenity and community affluence, while Florey may appeal to renters or investors seeking walkability and yield.

Written by an AI language model from the figures below. Every number in it is checked against those figures before it is published.

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 2 of the 6 things we measure here

  • has more schools inside the suburb (3 vs 0)
  • has more childcare (3 vs 0)
  • But Higgins has more separate houses rather than flats (96% vs 76%)

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

First-home buyers

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs house prices, unit prices, and mortgage stress.

Renters

Florey

ahead on the one thing that separates them

  • has a bigger rental market to choose from (35% vs 23%)

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

Commuting to the city

Too close to call

Nothing among the 3 things we measure here separates them by enough to be worth acting on.

Weighs distance, drive time, and walkability.

Downsizers and retirees

Florey

ahead on the one thing that separates them

  • has more units and townhouses to downsize into (24% vs 4%)

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

Investors

Higgins

ahead on the one thing that separates them

  • is growing faster (8.1% vs 0.4%)

Weighs house yield and population growth.

Where they sit

Florey and Higgins 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 Higgins
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 Higgins
Walkability 75 / 68
Florey — Walkability: 75/100 Higgins — Walkability: 68/100
Safety 40 / 48
Florey — Safety: 40/100 Higgins — Safety: 48/100
Low fire risk 100 / 100
Florey — Low fire risk: 100/100 Higgins — Low fire risk: 100/100
Low flood risk 100 / 100
Florey — Low flood risk: 100/100 Higgins — Low flood risk: 100/100

Demographics

Florey has more residents (4,781 vs 3,321).

Florey Higgins
Population 4,781
+31% vs other
 3,321
Population trend (2016 → 2021) +0.4% +8.1%
Median age 39 38
Median household income $108,264/yr $116,896/yr
+8% vs other
Median weekly rent $415/wk
+4% vs other
 $400/wk

Age profile

Share of residents in each band, 2021 Census.

Florey Higgins
0-4 5.4% / 6.5%
Florey — 0-4: 5.4% Higgins — 0-4: 6.5%
5-14 11.9% / 13.6%
Florey — 5-14: 11.9% Higgins — 5-14: 13.6%
15-19 4.9% / 6.3%
Florey — 15-19: 4.9% Higgins — 15-19: 6.3%
20-24 6.5% / 4.8%
Florey — 20-24: 6.5% Higgins — 20-24: 4.8%
25-34 14.5% / 14.5%
Florey — 25-34: 14.5% Higgins — 25-34: 14.5%
35-44 14.2% / 14.7%
Florey — 35-44: 14.2% Higgins — 35-44: 14.7%
45-54 11.7% / 13.2%
Florey — 45-54: 11.7% Higgins — 45-54: 13.2%
55-64 14.1% / 9.8%
Florey — 55-64: 14.1% Higgins — 55-64: 9.8%
65-74 10.8% / 8.3%
Florey — 65-74: 10.8% Higgins — 65-74: 8.3%
75-84 4.8% / 7.2%
Florey — 75-84: 4.8% Higgins — 75-84: 7.2%
85+ 1.4% / 1.4%
Florey — 85+: 1.4% Higgins — 85+: 1.4%

Bars are drawn against the largest share shown (14.7%).

Who lives together

Household composition, 2021 Census.

Florey 42.5% couple families
Florey — Couple Families: 42.5% Florey — Lone Person: 34.1% Florey — One Parent Families: 17.0% Florey — Group Household: 5.1% Florey — Other Families: 1.4%
Higgins 47.7% couple families
Higgins — Couple Families: 47.7% Higgins — Lone Person: 30.0% Higgins — One Parent Families: 16.0% Higgins — Group Household: 4.8% Higgins — Other Families: 1.5%
Couple Families Lone Person 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%
Higgins 23.2% renting
Higgins — Owned Outright: 31.2% Higgins — Mortgage: 45.6% Higgins — Renting: 23.2%
Owned outright Mortgage Renting

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 Higgins
England 2.6% / 3.2%
Florey — England: 2.6% Higgins — England: 3.2%
India 3.3% / 1.5%
Florey — India: 3.3% Higgins — India: 1.5%
Vietnam 3.3% / 1.5%
Florey — Vietnam: 3.3% Higgins — Vietnam: 1.5%
China 2.5% / 1.2%
Florey — China: 2.5% Higgins — China: 1.2%
Philippines 1.7% / 1.1%
Florey — Philippines: 1.7% Higgins — Philippines: 1.1%

Bars are drawn against the largest share shown (3.3%).

Qualifications

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

Florey Higgins
Bachelor Degree 18.1% / 15.3%
Florey — Bachelor Degree: 18.1% Higgins — Bachelor Degree: 15.3%
Certificate III & IV 9.5% / 13.5%
Florey — Certificate III & IV: 9.5% Higgins — Certificate III & IV: 13.5%
Postgraduate Degree 9.2% / 6.8%
Florey — Postgraduate Degree: 9.2% Higgins — Postgraduate Degree: 6.8%
Advanced Diploma / Diploma 7.2% / 7.9%
Florey — Advanced Diploma / Diploma: 7.2% Higgins — Advanced Diploma / Diploma: 7.9%
Graduate Diploma / Certificate 3.4% / 3.5%
Florey — Graduate Diploma / Certificate: 3.4% Higgins — Graduate Diploma / Certificate: 3.5%

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

What people live in

Occupied private dwellings by structure, 2021 Census.

Florey 76.5% houses
Florey — Houses: 76.5% Florey — Townhouses: 22.6% Florey — Flats / Apartments: 0.9%
Higgins 96.2% houses
Higgins — Houses: 96.2% Higgins — Townhouses: 2.4% Higgins — Flats / Apartments: 1.4%
Houses Townhouses Flats / Apartments

Property market

Florey Higgins
Median house price $920,000 $857,500
Median unit price $600,000 $575,000
Median land price —
same for both
Typical days to sell (houses) 21 days
from 54 sales
 22 days
from 47 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.

Florey Higgins
2 bed $679K / $685K
Florey — 2 bed: $679K (11 sales) Higgins — 2 bed: $685K (6 sales)

11 vs 6 sales

3 bed $840K / $826K
Florey — 3 bed: $840K (37 sales) Higgins — 3 bed: $826K (50 sales)

37 vs 50 sales

4 bed $1.09M / $944K
Florey — 4 bed: $1.09M (32 sales) Higgins — 4 bed: $944K (26 sales)

32 vs 26 sales

Development activity

Florey Higgins
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 Higgins
Houses 4.6%
$620/wk on $699K
 4.4%
$675/wk on $799K
Units —
same for both

Ranking within ACT

Florey Higgins
House price —
same for both
Income Higher than 16% of ACT Higher than 31% of ACT
Schools Higher than 45% of ACT —
Walkability Higher than 75% of ACT Higher than 60% of ACT
Affordability —
same for both
EV adoption Higher than 20% of ACT Higher than 16% of ACT
NBN connectivity Higher than 40% of ACT Higher than 41% of ACT
Rental yield (houses) Higher than 75% of ACT Higher than 60% of ACT

Liveability

Higgins scores higher overall (55 vs 47).

Florey Higgins
Grade C B
Score 47/100 55/100
Socio-economic band advantaged area
decile 8/10
 very advantaged area
decile 9/10

Risk profile

Florey Higgins
Bushfire None
0/100
same for both
Crime Moderate
60/100
 Moderate
52/100
Flood None
0/100
same for both
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
 1
within 5 km

Schools

Florey Higgins
Inside the suburb 3 0
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, 6.0 km
Full-time students aged 15–24 2.1% 1.7%

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 Higgins

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

Amenities in the suburb

Florey Higgins
Supermarkets 1 0
Cafes & restaurants 4 1
Parks & reserves 1
same for both
Childcare 3 0
GPs 1
same for both
Pharmacies 1
same for both

Mobility

Florey Higgins
Walkability score 75/100 68/100
Distance to Canberra 12.2 km 12.8 km
+5% vs other
Drive time (normal traffic) 19 min 20 min
Public transport score 79/100
Bus
 78/100
Bus
Peak arrivals per hour 110.0
7-9am + 5-7pm
 86.2
7-9am + 5-7pm
Median peak wait 0 min
scheduled, not actual
same for both
Electric vehicle share 2.1%
postcode 2615
same for both
Rooftop solar per 100 dwellings 40
postcode 2615
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.

Florey Higgins
Car (driver) 71.2% / 74.4%
Florey — Car (driver): 71.2% Higgins — Car (driver): 74.4%
Worked from Home 11.9% / 12.7%
Florey — Worked from Home: 11.9% Higgins — Worked from Home: 12.7%
Car (passenger) 6.6% / 5.7%
Florey — Car (passenger): 6.6% Higgins — Car (passenger): 5.7%
Bus 6.4% / 5.1%
Florey — Bus: 6.4% Higgins — Bus: 5.1%
Walked Only 2.0% / 0.9%
Florey — Walked Only: 2.0% Higgins — Walked Only: 0.9%
Bicycle 1.7% / 1.2%
Florey — Bicycle: 1.7% Higgins — Bicycle: 1.2%

Bars are drawn against the largest share shown (74.4%).

Setting

Florey Higgins
Elevation 591 m
above sea level, at the suburb centre
 593 m
above sea level, at the suburb centre

NBN connectivity

Florey Higgins
Connectivity score 50/100 51/100
Most common technology Fibre to the node
same for both
Full-fibre (FTTP) share 9%
2,034 premises
 11%
1,430 premises

Climate

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

Federal electorate

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

First Home Owner Grant

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

Tags

Florey

Middle-Ring Quiet Townhouses

Higgins

Affordable Middle-Ring Quiet

More comparisons

Other comparisons with Florey

Florey vs Belconnen Florey vs Evatt Florey vs Latham Florey vs Flynn Florey vs Melba Florey vs Scullin

Other comparisons with Higgins

Higgins vs Belconnen Higgins vs Holt Higgins vs Latham Higgins vs Scullin Higgins vs Hawker
Full data on Florey Full data on Higgins
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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