Home › AUS › Rest of NSW › Lachlan Valley › Forbes
Rest of NSW / Lachlan Valley
$408
Median rent / wk
Period ending Mar 2026
+2.9%
Rent growth / yr
Period ending Mar 2026
8,163
People
17 Jul 2026
+0.1%
Growth since 2021
Census
138
For sale now
indexed listings
Data sourcesABSDFFH Rental ReportACARARefreshed July 2026
ABS QuickStats SAL11539How we calculate this
How figures are calculatedFigures are extracted from the sources listed here at the observation date shown, and displayed unchanged. Rank bars use the profile's score out of 10 where one exists. Missing values are shown as unavailable — never estimated or back-filled.
Suburb (SAL) analysis
This analysis uses Suburb (SAL) boundaries, which can differ from Statistical Areas (SA2) even when they share the same name. SAL 11539.
8,163
People
est. as @ 17 Jul 2026
2021 Census | 8,157 people
884.43 km²
Land area
9.2 /km²
Density
4.1%
Unemployment
24 /yr
Resi approvals
Forbes (NSW) is situated 235 kilometers north-northwest from the Canberra CBD. As of May 2026, the estimated resident population of the suburb of Forbes (NSW) is approximately 8,163, representing minimal change since the 2021 Census when the population was recorded at 8,157 people. This demographic assessment is based on yearly SA2-level estimated resident population data and quarterly national address updates. The suburb of Forbes (NSW) is characterized by picturesque waterways like the Lachlan River and Lake Forbes, along with historic Victorian-era architecture from its gold-mining history. Local economic and social dynamics feature a notable education employment base, a pronounced agricultural sector, and strong outright home ownership alongside affordable housing options. The demographic profile is distinguished by above-average numbers of children per family alongside a high proportion of elderly residents, particularly those aged 85 and over, who typically have lower quartile income levels and lower educational attainment. Population growth in the suburb of Forbes (NSW) remains limited, though property sales volumes are significantly above average relative to the size of the population.
Estimated residents are up from 8,157 at the 2021 Census — a change of 6 people, or 0.1%.
Districts View
Data to 17 Jul 2026Forecast demand
Official forecasts point to an additional 1,069 residents by 2041 — growth of 13.1% on the current estimated population.
Infrastructure pipeline
8 major projects are tracked in and around Forbes, and infrastructure activity ranks in the 68th percentile nationally.
Employment outlook
Industry-weighted employment growth of 5.8% is forecast over the next five years based on the local industry mix.
Below-average resident incomes
Forbes ranks in the 21st percentile nationally for income (score 2.1/10).
Lower household incomes can constrain rent growth and buyer depth, and increase sensitivity to interest-rate and cost-of-living pressure.
Lower education outcomes
Forbes ranks in the 15th percentile nationally for education (score 1.5/10).
School quality and attainment influence family demand, a key driver of long-term owner-occupier depth.
Districts' reading of national rankings, Census change and the tracked project pipeline for Forbes. Each line cites its evidence; this is interpretation, not advice. The Investment Report PDF is the long form of this thesis.
Sales activity
Data to 17 Jul 2026No market glance has been ingested for this suburb yet. Recorded sales below come from Districts property records where indexed.
Residential supply
Data to 17 Jul 2026Districts view
Districts assessment of residential development drivers sees a low level of activity in Forbes, placing the area among the bottom 25% of areas assessed nationally
Detail
Districts analysis of building approvals from the ABS indicates that Forbes averages roughly 24 annual residential approvals, totaling 120 approved homes over the past 5 financial years spanning FY-21 to FY-25, and 20 approvals recorded during the current FY-26. Amidst recent population declines, this level of construction activity has been relatively sufficient, creating favorable conditions for buyers, with new homes showing an average building cost of $397,000, which is slightly higher than regional averages and points to a focus on quality builds. Furthermore, commercial development approvals have reached $20.2 million this financial year, indicating steady non-residential activity.
Per capita building approvals in Forbes are comparable to the Rest of NSW, keeping the market in a similar state of equilibrium as surrounding districts. This rate sits below the national benchmark, reflecting the established status of the community and potentially pointing to planning constraints. Detached houses account for 80.0% of the new building activity, while medium and high-density projects make up 20.0%, preserving the traditional low-density landscape and catering to families seeking larger homes. The ratio of approximately 339 people per approved dwelling highlights the low-density profile of Forbes.
Projections indicate Forbes will add 1,069 residents by 2041, measured from the most recent quarterly estimate by Districts. If building activity does not increase from current rates, residential supply might fall short of population demand, which could intensify buyer competition and push property prices upward.
Districts' assessment of the Forbes LGA register has identified 103 substantial development applications lodged in Forbes over the past 5 years (51 in the last 12 months). Minor and ancillary works — single dwellings, outbuildings, signage and smaller residential developments — are excluded. Of these, 29 were approved (28%, or 97% of those decided), 1 was withdrawn (1%), while 15 are under assessment. Districts estimates that 4 of these developments have likely been constructed. The most common application types are retail, industrial and commercial.
103 applications in the profile extract.
Recent Development Approvals by Type
ABS / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Latest FY Approvals | 29 | 185,138 | 132 |
| Current FY-to-Date Approvals | 20 | 184,871 | 109 |
| –Detached House Approvals | 20/80.4% | 89,436/61.9% | 100/78.7% |
| –Attached/Other Approvals | 5/19.6% | 55,043/38.1% | 27/21.3% |
| Average Annual Approvals | 24 | 188,882 | 155 |
| Total 5-Year Approvals | 120 | 944,410 | 775 |
| Approvals per 1,000 People (2yr) | 2.9 | 6.5 | 2.5 |
| Approvals per 1,000 People (5yr) | 2.9 | 7.2 | 2.8 |
| Pop Growth per Approval (2yr) | -0.6 | 2.8 | -0.4 |
| Pop Growth per Approval (5yr) | -1.3 | 2.1 | -1.4 |
| Persons per Approval | 339 | 158 | 393 |
| Residential Value per Unit | 397 | 342 | 373 |
| Commercial Development Value | 20,210 | 105,080,908 | 129,340 |
| Development Drivers Ranking | 20 | 100 | 38 |
Project pipeline
Data to 17 Jul 2026Districts view
Forbes has strong levels of nearby infrastructure activity, ranking in the top 40% nationally
Detail
Local infrastructure projects, planning choices, and development initiatives have a significant influence on regional performance. Districts has identified 6 projects expected to affect the community, with the key developments including Goldridge Estate, Forbes Development Project, Homemakers Centre Stage 2, and Forbes Multipurpose Equestrian Centre.
Retail
CompletedStage two development of the Homemakers Centre featuring a 24/7 service station (Ampol Foodary), convenience store, fast food restaurant (KFC), and fuel service centre, with a $5.4 million investment.
Residential Development
ApprovedHomes NSW is subdividing 10 hectares of vacant government-owned land to create around 132 new homes in a mix of private, social, and affordable housing to meet growing housing demand in Central West NSW. The development is located just a 5-minute drive from the Forbes town centre.
Source 1 for Forbes Development Project (opens in new tab)Source 2 for Forbes Development Project (opens in new tab)
Residential Development
ConstructionA modern, master-planned residential estate comprising 221 affordable lots ranging from 550sqm to over 5,000sqm, featuring sustainable design, modern services including water, power, sewer, drainage, NBN, and gas, wide leafy streets, central green spaces, and proximity to local amenities such as shops, cafes, medical facilities, golf club, sports grounds, parks, and Lake Forbes.
Source 1 for Goldridge Estate (opens in new tab)Source 2 for Goldridge Estate (opens in new tab)
Sports & Recreation
CompletedA $3.6 million multipurpose equestrian facility featuring an 80m x 60m undercover sand arena, designed to host various equestrian events from pony club sessions to rodeos, and other non-horse related events. Located near Forbes Racecourse, it serves at least 16 local user groups and boosts the local economy through sports tourism.
Source 1 for Forbes Multipurpose Equestrian Centre (opens in new tab)Source 2 for Forbes Multipurpose Equestrian Centre (opens in new tab)
Sports & Recreation
ConstructionThe NSW Government plans to build a recovery facility and an Energy from Waste facility in the Parkes Special Activation Precinct. It'll be Australia's fourth major thermal EfW facility, handling waste, recovery, and energy sales.
Source for Parkes Materials Recovery And Energy From Waste Facility (opens in new tab)
8 projects tracked around Forbes (NSW), in the source's significance order. Stages and reference links are as published by the source.
On the market now
Data to 17 Jul 2026$699,000–$749,000
House · 4 bed · 900m² land
Listed 26 Feb 2025
$183,750
Land · 0 bed · 788m² land
Listed 20 Aug 2025
$650,000
House · 4 bed · 998m² land
Listed 21 July 2026
$179,000
Land · 0 bed · 1,008m² land
Listed 21 Dec 2022
$235,000
Land · 0 bed · 1,333m² land
Listed 16 Nov 2022
$179,000
Land · 0 bed · 1,008m² land
Listed 4 Aug 2022
$179,000
Land · 0 bed · 1,008m² land
Listed 16 Nov 2022
$199,000
Land · 0 bed · 1,358m² land
Listed 16 Nov 2022
$179,000
Land · 0 bed
Listed 29 Mar 2023
$217,750
Land · 0 bed
Listed 20 Mar 2024
$179,000
Land · 0 bed · 1,008m² land
Listed 29 Mar 2023
Price not recorded
Land · 0 bed · 800m² land
Listed 18 Dec 2023
$1,700,000
Rural Property · 0 bed · 2,618,300m² land
Listed 26 Nov 2023
$183,000
Land · 0 bed · 732m² land
Listed 12 Sept 2024
$170,000
Land · 0 bed · 608m² land
Listed 21 June 2023
$170,750
Land · 0 bed
Listed 20 Mar 2024
$1,800,000
Rural Property · 0 bed · 2,687,000m² land
Listed 26 Nov 2023
Price not recorded
Rural Property · 3 bed · 3,667,800m² land
Listed 15 Oct 2024
Price not recorded
Rural Property · 0 bed · 1,335,463m² land
Listed 30 Aug 2023
$187,950
Land · 0 bed · 1,008m² land
Listed 26 Nov 2024
$204,750
Land · 0 bed · 1,178m² land
Listed 12 Nov 2024
$183,750
Land · 0 bed · 788m² land
Listed 12 Nov 2024
$145,000
Land · 0 bed
Listed 23 Apr 2025
$175,000
Land · 0 bed · 800m² land
Listed 26 Nov 2024
$400,000
Land · 0 bed · 18,535m² land
Listed 8 Apr 2025
$170,750
Land · 0 bed
Listed 27 Jan 2025
Price not recorded
Land · 0 bed · 33,400m² land
Listed 2 Apr 2025
$695,000–$720,000
House · 4 bed · 20,234m² land
Listed 28 Mar 2025
$166,950–$178,500
Land · 0 bed · 748m² land
Listed 12 Nov 2024
$210,000
Land · 0 bed · 1,033m² land
Listed 2 Sept 2025
$198,450
Land · 0 bed · 1,008m² land
Listed 2 Sept 2025
$650,000
House · 2 bed
Listed 12 Feb 2026
$650,000
House · 2 bed · 591m² land
Listed 12 Feb 2026
$530,000
Unit · 3 bed · 457m² land
Listed 5 Mar 2026
$179,000
Land · 0 bed · 1,008m² land
Listed 12 Feb 2026
$179,000
Land · 0 bed
Listed 12 Feb 2026
Price not recorded
House · 2 bed · 310m² land
Listed 7 Nov 2025
$204,750
Land · 0 bed · 1,178m² land
Listed 12 Feb 2026
$179,000
Land · 0 bed · 1,008m² land
Listed 12 Feb 2026
$179,000
Land · 0 bed · 1,008m² land
Listed 12 Feb 2026
$166,950–$178,500
Land · 0 bed · 748m² land
Listed 12 Feb 2026
$183,750
Land · 0 bed · 788m² land
Listed 12 Feb 2026
$765,000
House · 4 bed · 8,018m² land
Listed 12 June 2026
Price not recorded
House · 5 bed · 17,482m² land
Listed 27 Mar 2026
$300,000–$330,000
Land · 0 bed · 32,000m² land
Listed 10 Apr 2026
$187,950
Land For Sale · 0 bed · 1,008m² land
Listed 4 Apr 2022
$187,950
Land For Sale · 0 bed · 1,002m² land
Listed 4 Apr 2022
$210,000
Land For Sale · 0 bed · 1,033m² land
Listed 4 Apr 2022
$5,000,000
Rural Property For Sale · 4 bed · 1,347,603m² land
Listed 19 Mar 2023
$170,000
Land For Sale · 0 bed · 637m² land
Listed 16 June 2023
$165,000
Land For Sale · 0 bed · 801m² land
Listed 21 July 2023
$270,000
Rural Property For Sale · 0 bed · 10,522m² land
Listed 9 Aug 2023
$689,000
House For Sale · 4 bed · 755m² land
Listed 14 Sept 2023
Price not recorded
Land For Sale · 0 bed · 377,100m² land
Listed 6 Dec 2023
Price not recorded
House For Sale · 5 bed · 949m² land
Listed 12 Feb 2024
$169,000
Land For Sale · 0 bed · 1,008m² land
Listed 29 July 2024
$549,000
House For Sale · 4 bed · 1,012m² land
Listed 30 Aug 2024
Price not recorded
Rural Property For Sale · 0 bed · 2,666,000m² land
Listed 8 Oct 2024
Price not recorded
Rural Property For Sale · 3 bed · 48,562m² land
Listed 23 Oct 2024
$395,000
Land For Sale · 0 bed · 20,234m² land
Listed 29 Oct 2024
$395,000
Land For Sale · 0 bed · 20,234m² land
Listed 29 Oct 2024
Price not recorded
Rural Property For Sale · 0 bed · 7,070,000m² land
Listed 10 Dec 2024
$1,085,000
House For Sale · 5 bed · 20,235m² land
Listed 11 Feb 2025
$1,400,000
House For Sale · 7 bed · 1,714m² land
Listed 15 May 2025
$965,000
House For Sale · 4 bed · 1,344m² land
Listed 3 June 2025
Price not recorded
House For Sale · 5 bed · 7,754m² land
Listed 5 June 2025
$620,000–$680,000
House For Sale · 4 bed
Listed 18 June 2025
$249,000
House For Sale · 3 bed · 557m² land
Listed 1 Aug 2025
$198,450
Land For Sale · 0 bed · 1,008m² land
Listed 20 Aug 2025
$198,450
Land For Sale · 0 bed · 1,008m² land
Listed 20 Aug 2025
$187,950
Land For Sale · 0 bed · 1,008m² land
Listed 20 Aug 2025
$187,950
Land For Sale · 0 bed · 1,008m² land
Listed 20 Aug 2025
$178,500
Land For Sale · 0 bed · 748m² land
Listed 20 Aug 2025
$166,950
Land For Sale · 0 bed · 610m² land
Listed 20 Aug 2025
$204,750
Land For Sale · 0 bed · 1,178m² land
Listed 20 Aug 2025
Price not recorded
Rural Property For Sale · 4 bed · 4,680,000m² land
Listed 21 Aug 2025
$1,750,000–$1,850,000
Rural Property For Sale · 4 bed · 202,343m² land
Listed 2 Sept 2025
$850,000
Rural Property For Sale · 2 bed · 40,400m² land
Listed 4 Sept 2025
$4,950,000
Rural Property For Sale · 0 bed · 3,476,250m² land
Listed 30 Sept 2025
$320,000–$340,000
House For Sale · 3 bed · 593m² land
Listed 1 Oct 2025
Price not recorded
House For Sale · 4 bed · 1,012m² land
Listed 10 Oct 2025
Price not recorded
House For Sale · 3 bed · 668m² land
Listed 10 Oct 2025
$499,000
House For Sale · 3 bed · 814m² land
Listed 22 Oct 2025
$450,000
Land For Sale · 0 bed · 20,234m² land
Listed 28 Oct 2025
Price not recorded
House For Sale · 5 bed
Listed 24 Nov 2025
$625,000
House For Sale · 3 bed · 529m² land
Listed 27 Nov 2025
$730,000
House For Sale · 4 bed · 890m² land
Listed 28 Nov 2025
$965,000
House For Sale · 4 bed · 6,078m² land
Listed 6 Feb 2026
$299,000–$319,000
House For Sale · 2 bed · 1,012m² land
Listed 12 Feb 2026
$570,000–$620,000
House For Sale · 4 bed · 982m² land
Listed 12 Feb 2026
$450,000–$495,000
House For Sale · 4 bed · 1,005m² land
Listed 12 Feb 2026
Price not recorded
Rural Property For Sale · 0 bed
Listed 16 Feb 2026
$1,350,000
House For Sale · 4 bed · 20,234m² land
Listed 19 Feb 2026
$800,000
House For Sale · 3 bed · 746m² land
Listed 20 Feb 2026
$38,500
Land For Sale · 0 bed · 1,610m² land
Listed 20 Feb 2026
$795,000
Block Of Units For Sale · 6 bed · 847m² land
Listed 5 Mar 2026
$183,750
Land For Sale · 0 bed · 800m² land
Listed 10 Mar 2026
$204,750
Land For Sale · 0 bed
Listed 12 Mar 2026
$1,190,000
Rural Property For Sale · 4 bed · 400,000m² land
Listed 6 Apr 2026
Price not recorded
Warehouse For Sale · 1 bed · 4,652m² land
Listed 9 Apr 2026
$1,400,000
House For Sale · 4 bed · 20,000m² land
Listed 13 Apr 2026
$815,000
House For Sale · 3 bed · 942m² land
Listed 15 Apr 2026
$169,000
Land For Sale · 0 bed · 1,008m² land
Listed 29 Apr 2026
$729,000
House For Sale · 4 bed · 4,062m² land
Listed 29 Apr 2026
$470,000
Unit For Sale · 2 bed · 309m² land
Listed 4 May 2026
$470,000
Unit For Sale · 2 bed
Listed 4 May 2026
$1,925,000
House For Sale · 4 bed · 14,310m² land
Listed 5 May 2026
$740,000
House For Sale · 3 bed · 2,023m² land
Listed 11 May 2026
$520,000
Unit For Sale · 2 bed · 361m² land
Listed 13 May 2026
Price not recorded
Land For Sale · 0 bed · 4,552,713m² land
Listed 13 May 2026
Price not recorded
Block Of Units For Sale · 8 bed · 2,408m² land
Listed 15 May 2026
$550,000–$600,000
Land For Sale · 0 bed · 70,537m² land
Listed 29 May 2026
$490,000
House For Sale · 3 bed
Listed 4 June 2026
$699,000
House For Sale · 4 bed · 714m² land
Listed 19 June 2026
Price not recorded
House For Sale · 3 bed
Listed 21 June 2026
$750,000–$790,000
House For Sale · 4 bed · 1,016m² land
Listed 21 June 2026
$540,000
House For Sale · 3 bed · 1,050m² land
Listed 23 June 2026
Price not recorded
House For Sale · 4 bed · 1,188m² land
Listed 30 June 2026
Price not recorded
Unit For Sale · 2 bed
Listed 30 June 2026
Price not recorded
Rural Property For Sale · 4 bed · 1,744,600m² land
Listed 1 July 2026
$435,000
House For Sale · 3 bed · 687m² land
Listed 2 July 2026
$695,000–$715,000
House For Sale · 4 bed · 1,005m² land
Listed 3 July 2026
$257,500
House For Sale · 2 bed · 1,499m² land
Listed 9 July 2026
$650,000
House For Sale · 3 bed · 613m² land
Listed 16 July 2026
$880,000
House For Sale · 4 bed · 1,012m² land
Listed 16 July 2026
$555,000
House For Sale · 3 bed · 558m² land
Listed 22 July 2026
$445,000
House For Sale · 3 bed · 607m² land
Listed 22 July 2026
Price not recorded
House For Sale · 2 bed · 6,070m² land
Listed 22 July 2026
Price not recorded
House For Sale · 3 bed · 2,302m² land
Listed 24 July 2026
Price not recorded
House For Sale · 4 bed · 800m² land
Listed 24 July 2026
$14,092,026
Rural Property For Sale · 4 bed · 1,296,200m² land
Listed 26 July 2026
$14,092,026
Rural Property For Sale · 0 bed · 8,584,800m² land
Listed 31 July 2026
$335,000
House For Sale · 3 bed · 796m² land
Listed 5 Aug 2026
$599,000
House For Sale · 4 bed · 1,013m² land
Listed 14 Aug 2026
$560,000
House For Sale · 3 bed · 2,023m² land
Listed 17 Aug 2026
$890,000
House For Sale · 4 bed · 13,071m² land
Listed 18 Aug 2026
$599,000
House For Sale · 3 bed · 2,352m² land
Listed 24 Aug 2026
Price not recorded
Land For Sale · 0 bed · 1,070m² land
Listed 26 Aug 2026
From indexed listing events. Districts records what the listing publishes — asks and attributes are the agent's, not a valuation.
Properties
Data to 17 Jul 2026Source: Districts property records · 84 in 2026 · 229 recorded sales in total
Other indexed properties in Forbes with no sale record in Districts yet.
Nearby
Data to 17 Jul 2026| Suburb | Distance | People | Median | Growth | Sales |
|---|---|---|---|---|---|
| Forbes | — | 8,163 | — | — | — |
| Parkes (NSW) | 31.6 km | 11,667 | — | — | — |
| Grenfell | 60.1 km | 2,602 | — | — | — |
| Canowindra | 63.2 km | 2,588 | — | — | — |
| Cowra | 80.2 km | 10,089 | — | — | — |
| Molong | 86.1 km | 2,758 | — | — | — |
| Condobolin | 89.7 km | 3,140 | — | — | — |
| West Wyalong | 95.0 km | 3,017 | — | — | — |
| Orange | 102.1 km | 43,287 | — | — | — |
| Young | 107.5 km | 10,626 | — | — | — |
| Blayney | 116.7 km | 3,608 | — | — | — |
| Temora | 126.4 km | 4,772 | — | — | — |
| Wellington (NSW) | 127.0 km | 4,332 | — | — | — |
| Narromine | 128.6 km | 4,736 | — | — | — |
| Boorowa | 134.4 km | 1,908 | — | — | — |
Market columns show — where a nearby suburb has not been ingested yet.
Above-average children per family
Affordable housing options
Strong outright home ownership
Notable education employment base
Elevated proportion 85 and over
Pronounced agricultural employment
Population Growth
2.3
Density
1.8
Development Activity
2.0
Employment Drivers
3.3
Infrastructure Drivers
6.8
Education
1.5
Amenities
4.0
Transport & Access
Demographics
Data to 17 Jul 2026Districts view
Forbes is positioned among the lower quartile of areas assessed nationally for population growth based on Districts' assessment of recent, and medium term trends
Detail
According to ABS population updates evaluated for the broader region alongside recently validated addresses compiled by Districts after the Census, the estimated population of the suburb of Forbes (NSW) is approximately 8,163 as of May 2026. This represents a minor increase of 6 people (0.1%) compared to the 2021 Census, which documented a population of 8,157 individuals. This update is calculated from a base resident population of 8,151 estimated by Districts following the ABS release of ERP data in June 2025, combined with an additional 189 validated new addresses registered since the Census. With this population level, the density stands at 9.2 persons per square kilometer, indicating residents have a high degree of personal space. The 0.1% growth rate in the suburb of Forbes (NSW) since the 2021 census was higher than the SA3 region's rate of -0.6%, though overall growth remains very small. Natural growth was the principal factor, contributing roughly 58% of the total population gains in recent times.
Employment
Data to 17 Jul 2026Districts view
Forbes has seen below average employment performance when compared to national benchmarks
Detail
The local workforce is evenly divided between white-collar and blue-collar occupations, with a strong presence in key service industries and an unemployment rate of 4.1% based on Districts compilations. As of March 2026, there are 4,054 employed residents, matching the Regional NSW unemployment rate of 4.1%, while workforce participation is standard at 63.7% compared to 60.6% for Regional NSW. According to Census data, a modest 8.9% of the workforce operated from home, though this figure reflects the influence of COVID-19 restrictions.
The primary employment sectors for local workers are health care & social assistance, education & training, and agriculture, forestry & fishing. The area shows a distinct concentration in agriculture, forestry & fishing, where the workforce share is 2.2 times the regional average. Conversely, health care & social assistance is less prevalent, employing of the local workforce compared to across Regional NSW. The ratio between the Census working population and the resident population suggests a shortage of local employment opportunities.
Income
Data to 17 Jul 20262021 CensusDistricts view
Income figures position the area below 75% of locations analysed nationally by Districts
Detail
Taxpayer statistics for the financial year 2023 indicate a median income of $49,015 and an average income of $58,577 in Forbes, using ATO postcode data compiled by Districts. These figures are below national benchmarks and compare to a median of $52,390 and an average of $65,215 across Regional NSW. Adjusted for a Wage Price Index increase of 10.32% since financial year 2023, the estimated figures would stand at approximately $54,073 for the median and $64,622 for the average as of March 2026. Census findings place household, family, and individual incomes in Forbes between the 14th and 29th percentiles nationwide. Income distribution statistics show that 26.3% of residents (2,146 people) earn in the $1,500 - 2,999 range, which aligns with the regional proportion of in that bracket. Although living expenses are relatively low, leaving residents with of their income, total disposable income sits in the th percentile nationally.
Housing stock
Data to 17 Jul 20262021 CensusDistricts view
Forbes is characterized by a predominantly suburban housing profile, with a higher proportion of rental properties than the broader region
Detail
Census data reveals that residential properties in Forbes consist of 88.6% separate houses and 11.4% alternative housing types, such as semi-detached homes, apartments, and other dwellings, compared to 82.6% houses and 17.4% other options in Regional NSW. Home ownership levels match the Regional NSW average of 39.1%, while 31.6% of properties are mortgaged and 29.3% are occupied by tenants. The median monthly mortgage payment of $1,257 is lower than the Regional NSW average of $1,733, and the median weekly rent of $230 is also below the regional rate of $330. Compared to national figures, housing costs in Forbes are much lower than the Australian median mortgage payment of $1,863 and the median weekly rent of $375.
Households
Data to 17 Jul 20262021 CensusDistricts view
Forbes features high concentrations of lone person households, with a lower-than-average median household size
Detail
Families make up 65.4% of local households, with couples raising children representing 22.4%, couples without children making up 29.7%, and single parents comprising 12.6%. The remaining 34.6% are non-family households, which consist of single-person households at 32.1% and group houses at 2.4%. The median household size of 2.3 individuals is slightly lower than the Regional NSW average of 2.4.
Household Types (Census)
ABS / Districts
Education
Data to 17 Jul 20262021 CensusDistricts view
Forbes faces educational challenges, with performance metrics placing it in the bottom quartile of areas assessed nationally
Detail
Local educational statistics show lower rates of tertiary attainment, with 15.3% of residents holding a university qualification compared to the state average of 32.2%. Bachelor degrees are held by 11.4% of the population, followed by postgraduate qualifications at 2.3% and graduate diplomas at 1.6%. Technical and trade skills are prominent, with vocational qualifications held by 39.7% of residents aged 15+, consisting of advanced diplomas at 8.5% and certificates at 31.2%.
Enrolment in education is high, with 29.9% of the population participating in study. Of these students, are in primary schools, attend secondary schools, and are enrolled in tertiary programs.
Amenities
Data to 17 Jul 2026Districts view
Amenity provision was found to be below the typical area assessed nationally by Districts, based on counts and proximity analysis
Supermarket
12km · score 39
Child Care
2.3km · score 72
GP
3.1km · score 70
Government Services
71km · score 24
Post Office
0km · score 0
Getting around
Data to 17 Jul 2026Districts view
Transport servicing is low compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility
Detail
Public transport services include 630 active stops, which consist of bus transport. These facilities are connected to 34 distinct routes that run 424 weekly passenger trips. Access to transport is rated as excellent, with average passenger distances to the nearest stop standing at 111 meters. As a residential community, most workers travel outside the suburb, with private vehicles accounting for 93% of journeys and 4% of residents walking. Households own an average of 1.4 vehicles. A low 8.9% of workers worked from home, based on 2021 Census data which reflects pandemic conditions.
Weekly passenger trips average 60 across all routes daily, which represents none when calculated on a per-stop basis. The map displays the closest stops relative to the center of the area.
Healthcare
Data to 17 Jul 2026Data to 2024Districts view
Health performance in Forbes is well below average with prevalence of common health conditions notable across both younger and older age cohorts
Detail
Health indicators highlight clear challenges in the community, based on mortality and chronic illness rates studied by Districts. Chronic illnesses are common among both younger and older demographics, and the rate of private health coverage is low, standing at roughly 50% of the population, or approximately 4,092 individuals, compared to the national average of 55.7%.
Arthritis and mental health conditions are the most prevalent health issues, affecting 11.1% and 8.4% of the population respectively, while 62.9% of residents reported having no long-term medical conditions, compared to 63.3% in Regional NSW. The working-age cohort shows elevated rates of chronic illness, and 24.4% of the population ( people) are aged and over, which is higher than the Regional NSW average of . Seniors face some health difficulties, with their national health rankings aligning with the overall local population.
Ancestry & language
Data to 17 Jul 20262021 CensusDistricts view
The latest Census data sees Forbes placing among the least culturally diverse areas in the country when compared across a range of language and cultural background related metrics
Detail
Cultural diversity metrics are below average, with citizens making up 90.2% of the population, 95.3% of residents born in Australia, and 97.6% speaking only English at home. Christianity is the dominant religion, practiced by 70.6% of residents, compared to 55.9% across Regional NSW.
The primary ancestral backgrounds reported are Australian at 34.2%, English at 30.1%, and Australian Aboriginal at 10.1%, which is higher than the regional average of 4.6%. Other groups show variations, with Irish background overrepresented at 9.3% compared to regionally, Macedonian at compared to regionally, and French matching the regional level of .
Age structure
Data to 17 Jul 20262021 CensusDistricts view
Forbes's median age exceeds the national pattern
Detail
The median age of 42 years is close to the Regional NSW average of 43 years, but older than the national median of 38 years. Children aged 5 - 14 make up a relatively large share of the population at 13.4%, while adults aged 35 - 44 are less represented at 10.5% compared to Regional NSW. Since 2021, the proportion of residents aged 15 to 24 grew from 11.1% to 12.5%, whereas the 55 to 64 bracket fell from 12.8% to 12.2%. Long-term projections for 2041 indicate that the 45 to 54 age group will grow by 28%, adding 241 residents to reach while the to bracket will see a flat growth of no new residents, representing an increase of only people.
Child care
Data to 17 Jul 2026Districts view
Forbes (NSW) was found to possess higher than average child care supply broadly for children under 5, with strong provision across both long day care and preschool, while no out of school hours care provision for school age children was found.
Detail
Forbes currently has an estimated 514 children under 5 years old, comprising approximately 318 children aged 0-2 and 212 children aged 3-4. This cohort grew by an estimated 11% since the previous census. while population forecasts indicate future growth, with an anticipated increase of 14% by 2041 (to approximately 586 children). Meanwhile the 5-12 cohort currently amounts to 858. Recent growth has been driven by high birth rates observed in the area, with approximately 11.9 births per 1,000 residents recorded over the latest two-year period analysed which ranks the area among the top 30% of areas assessed nationally. This rate has slowed down slightly in recent years however.
3.9
Income
2.1
Age
6.7
Household Composition
3.1
Housing
7.9
Cultural Diversity
0.4
Health
1.2
Housing Cost
1.5
Rate Sensitivity
0.0
Sales Activity
8.0
Projections from the ABS and Geoscience Australia, published in 2024 using 2022 as the base year, are utilized by Districts for each SA2 area. In cases where this data is unavailable, SA2 projections from the NSW State Government released in 2022 with a 2021 base year are substituted. Age group growth rates derived from these sources are also projected forward for the years 2032 to 2041. Based on these anticipated demographic trends, the suburb of Forbes (NSW) is projected to experience population expansion above the median rate for non-metropolitan parts of Australia, adding 1,081 persons by 2041 according to regional projections, which translates to a total increase of 13.1% over the 16 years.
Annual Population Growth Rates (CAGR) by Period
ABS / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Latest Population Est. | 8,163 | 2,969,324 | 27,798,796 |
| Growth Since Census | 0.1% | 4.9% | 9.3% |
| Population 2021 Census | 8,157 | 2,829,637 | 25,422,788 |
| Natural Increase | 58.0% | 14.0% | 20.0% |
| Overseas Migration | 42.0% | 58.0% | 80.0% |
| Interstate Migration | 0.0% | 28.0% | 0.0% |
| Population Forecast Growth (2041) | 13.1% | 7.6% | 19.8% |
| Persons per Square Kilometer | 9 | 3 | 3 |
Districts analysis of SALM and ABS statistics for the year ending March 2026 shows that the local labor force contracted by 1.4% and total employment fell by 2.7%, leading to a rise in the unemployment rate of 1.3 percentage points. During the same timeframe, Regional NSW recorded a 0.9% drop in employment, a 0.4% decline in the labor force, and a 0.5 percentage point increase in unemployment. Future local employment trends can be understood by examining the national forecasts from Jobs and Skills Australia released in May-25. These five and ten-year forecasts have been applied to the local workforce structure to model potential changes. While overall national employment is expected to grow by 6.6% over five years and 13.7% over ten years, the rates of change vary by industry. Applying these sectoral forecasts directly to the local employment profile suggests that employment in Forbes could grow by 5.8% over five years and 12.5% over ten years, though this serves as a basic weighting model and does not account for local population changes.
Employment Change (Persons)
DEWR / ABS / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Total Employment | 4,054 | 14,651,372 | 27,199 |
| –Health Care & Social Assistance | 14.0% | 15.2% | 12.8% |
| –Education & Training | 12.3% | 9.2% | 9.6% |
| –Agriculture, Forestry & Fishing | 11.5% | 2.4% | 19.3% |
| Labour Force | 4,229 | 15,298,546 | 28,343 |
| Participation Rate | 63.7% | 67.2% | 64.1% |
| Working from Home | 8.9% | 23.9% | 13.3% |
| Unemployment | 4.1% | 4.2% | 4.0% |
| 1Yr Emp. Growth | -2.7% | 1.5% | -2.2% |
| 5Yr Emp. Growth Forecast | 5.8% | 6.5% | 5.4% |
| Employment Drivers Ranking | 33 | 100 | 34 |
Latest Annual Income Estimate
ATO / ABS / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Median Annual Income Est. | 54,073 | 63,034 | 53,885 |
| Average Annual Income Est. | 64,622 | 81,013 | 62,345 |
| ATO Median Taxable Income | 49,015 | 57,137 | 48,844 |
| ATO Average Taxable Income | 58,577 | 73,435 | 56,513 |
| Median Household Income | 1,221 | 1,746 | 1,217 |
| –$0 to 399 | 263 (8.3%) | 638,312 (6.3%) | 1,778 (8.5%) |
| –$400 to 799 | 802 (25.3%) | 1,671,771 (16.5%) | 5,292 (25.3%) |
| –$800 to 1,499 | 811 (25.6%) | 2,158,104 (21.3%) | 5,354 (25.6%) |
| –$1,500 to 2,999 | 834 (26.3%) | 3,201,695 (31.6%) | 5,814 (27.8%) |
| –$3,000 to 3,999 | 247 (7.8%) | 1,114,514 (11.0%) | 1,464 (7.0%) |
| –$4,000+ | 212 (6.7%) | 1,357,681 (13.4%) | 1,213 (5.8%) |
| Median Family Income | 1,641 | 2,120 | 1,605 |
| –$0 to 399 | 77 (3.7%) | 236,192 (3.3%) | 525 (3.8%) |
| –$400 to 799 | 348 (16.8%) | 758,676 (10.6%) | 2,364 (17.1%) |
| –$800 to 1,499 | 547 (26.4%) | 1,474,408 (20.6%) | 3,650 (26.4%) |
| –$1,500 to 2,999 | 693 (33.4%) | 2,562,321 (35.8%) | 4,894 (35.4%) |
| –$3,000 to 3,999 | 232 (11.2%) | 973,396 (13.6%) | 1,355 (9.8%) |
| –$4,000+ | 176 (8.5%) | 1,145,171 (16.0%) | 1,037 (7.5%) |
| Median Personal Income | 706 | 805 | 663 |
| –$0 to 399 | 2,183 (26.7%) | 7,303,780 (26.3%) | 15,460 (28.4%) |
| –$400 to 799 | 2,379 (29.1%) | 6,526,191 (23.5%) | 16,058 (29.5%) |
| –$800 to 1,499 | 2,192 (26.9%) | 7,137,153 (25.7%) | 13,772 (25.3%) |
| –$1,500 to 2,999 | 1,181 (14.5%) | 5,359,808 (19.3%) | 7,675 (14.1%) |
| –$3,000 to 3,499 | 73 (0.9%) | 527,649 (1.9%) | 544 (1.0%) |
| –$3,500+ | 155 (1.9%) | 944,215 (3.4%) | 871 (1.6%) |
| –Low Income (<$800/wk) | 33.6% | 22.8% | 33.8% |
| –High Income (>$3,000/wk) | 14.5% | 24.4% | 12.8% |
| Largest Income Group | $1,500 - 2,999 | $1,500 - 2,999 | $1,500 - 2,999 |
| Household Disposable Income | 4,602 | 6,376 | 4,671 |
| SEIFA Score | 3.4 | 5.6 | 3.5 |
Forbes at a glance
Source: ABS 2021 Census
Rents today
$408/wk
DFFH median rent
Period ending Mar 2026
+2.9%
DFFH rent movement, 1 yr
Rents are rising
The DFFH median weekly rent rose 2.9% year on year to $408/wk (Period ending Mar 2026).
The 2021 Census recorded a median rent of $230/wk — an older point-in-time figure, kept separate from current medians.
RTBA rental bond lodgements are not in this extract. Rents above are report medians, not bond data.
Housing Tenure (Census)
ABS / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Total Dwellings (Census) | 3,169 | 9,275,218 | 21,030 |
| –Owned Outright | 39.1% | 32.1% | 44.4% |
| –Owned with Mortgage | 31.6% | 36.2% | 29.5% |
| –Rented | 29.3% | 31.7% | 26.1% |
| –Detached Houses | 88.6% | 72.5% | 92.0% |
| –Semi-Detached | 4.9% | 12.6% | 3.9% |
| –Apartments | 5.1% | 14.3% | 3.4% |
| –Other Dwellings | 1.4% | 0.6% | 0.7% |
| –Median Monthly Mortgage | 1,257 | 1,863 | 1,200 |
| –Median Weekly Rent | 230 | 375 | 220 |
| –$0-149/wk | 16.9% | 7.3% | 17.9% |
| –$150-349/wk | 71.5% | 33.4% | 71.3% |
| –$350-649/wk | 11.6% | 50.9% | 10.2% |
| –$650-949/wk | 0.0% | 6.6% | 0.3% |
| –>$950/wk | 0.0% | 1.8% | 0.3% |
| –Aggregate Housing Cost | 689 | 1,189 | 602 |
| –Mortgage / Income | 23.8% | 24.6% | 22.8% |
| –Rent / Income | 18.8% | 21.5% | 18.1% |
| –Persons per Bedroom | 0.7 | 0.8 | 0.7 |
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Current Household Est. | 3,169 | 10,142,077 | 20,915 |
| Median Household Size | 2.3 | 2.5 | 2.3 |
| Total Households (Census) | 3,167 | 9,275,217 | 21,032 |
| –Lone Person Households | 32.1% | 25.6% | 31.7% |
| –Group Households | 2.4% | 3.9% | 2.3% |
| –Other Households | 0.0% | 0.0% | 0.0% |
| –Family Households | 65.4% | 70.5% | 66.1% |
| –Couple with Children | 22.4% | 31.4% | 24.0% |
| –Couple No Children | 29.7% | 26.8% | 29.8% |
| –One Parent Family | 12.6% | 11.1% | 11.2% |
| –Avg Children per Family | 2.1 | 1.6 | 2.1 |
| Currently Married | 44.8% | 46.5% | 46.3% |
| Never Married | 34.3% | 36.5% | 32.8% |
Qualification Attainment by Type - Residents Aged 15+ (Census)
ABS / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| University Qualifications | 15.3% | 30.4% | 14.7% |
| –Bachelor Degree | 11.4% | 20.0% | 11.0% |
| –Postgraduate Degree | 2.3% | 7.6% | 2.1% |
| –Advanced Diploma | 8.5% | 10.8% | 8.9% |
| –Certificate | 31.2% | 22.0% | 30.8% |
| No Tertiary Qualifications | 45.1% | 36.8% | 45.6% |
| Number of Schools | 5 | 11,054 | 55 |
| Total School Attendance | 1,988 | 4,176,099 | 8,793 |
| ICSEA Score | 924 | 1,001 | 924 |
| Education Drivers Ranking | 15 | 100 | 13 |
Schools detail
| # | School name | Type | Places | ICSEA | Distance (km) |
|---|---|---|---|---|---|
| 1 | St Laurence's Parish School | Primary | 294 | 992 | 0.42 |
| 2 | Forbes Public School | Primary | 331 | 941 | 1.01 |
| 3 | Forbes North Public School | Primary | 219 | 832 | 1.06 |
| 4 | Forbes High School | Secondary | 279 | 862 | 1.75 |
| 5 | Red Bend Catholic College | Secondary | 865 | 996 | 4.74 |
Showing 1 to 5 of 5 results
Parcel Locker
0km · score 0
Dentist
21km · score 32
Hospital
22km · score 71
Shopping Centre
71km · score 24
Banks
2.7km · score 93
Pharmacy
12km · score 36
Fitness Centre
44km · score 39
Schools
2.4km · score 80
Transport Servicing
GTFS / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Transport Stops | 631 | 171,981 | 3,294 |
| Routes | 34 | 12,966 | 196 |
| Weekly Trips | 424 | 1,140,068 | 3,130 |
| Avg Dist. Between Stops (m) | 223 | 235 | 645 |
| Avg Dist. to Local Pop. (m) | 111 | 7,586 | 175 |
| Population per Stop | 13 | 161 | 17 |
| Population per Trip | 19.7 | 24.3 | 17.5 |
| Population per Route | 245 | 2,136 | 280 |
| Public Transport Access Ranking | 39 | 100 | 39 |
| Vehicles per Dwelling | 1.4 | 1.4 | 1.5 |
| Work from Home | 8.9% | 23.9% | 13.3% |
| Single Mode Commute | 90.2% | 73.8% | 85.8% |
| Two Mode | 0.8% | 1.9% | 0.8% |
| Three+ Mode | 0.1% | 0.3% | 0.1% |
| –Car | 93.0% | 84.1% | 89.9% |
| –Train | 0.0% | 4.9% | 0.1% |
| –Bus | 0.5% | 3.6% | 1.1% |
| –Walk | 4.5% | 3.7% | 6.6% |
| –Cycle | 0.5% | 1.0% | 0.4% |
| –Ferry | 0.0% | 0.1% | 0.0% |
| –Tram/Light Rail | 0.0% | 0.5% | 0.0% |
| –Other | 0.7% | 1.1% | 1.1% |
Private Health Insurance Coverage
ATO / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Private Health Cover Rate | 50.1% | 55.7% | 47.9% |
| Need for Assistance | 6.5% | 5.8% | 7.0% |
| Zero L/T Health Conditions | 62.9% | 69.8% | 62.4% |
| One Long Term Condition | 22.3% | 20.5% | 23.3% |
| Two Long Term Conditions | 8.9% | 6.4% | 8.9% |
| 3+ Long Term Conditions | 5.9% | 3.3% | 5.4% |
| –Arthritis | 11.1% | 7.7% | 11.1% |
| –Asthma | 8.2% | 7.4% | 9.0% |
| –Cancer | 3.5% | 2.6% | 3.2% |
| –Dementia / Alzheimers | 0.9% | 0.7% | 0.9% |
| –Diabetes | 5.8% | 4.3% | 5.5% |
| –Heart Disease | 4.9% | 3.6% | 4.5% |
| –Kidney Disease | 1.3% | 0.8% | 1.1% |
| –Lung Condition | 2.5% | 1.6% | 2.5% |
| –Mental Health Issue | 8.4% | 8.0% | 8.4% |
| –Stroke | 1.0% | 0.8% | 1.0% |
| –Other Condition | 6.0% | 7.3% | 6.4% |
Place of Birth (Census)
ABS / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Born Overseas | 4.7% | 29.3% | 6.3% |
| Born in Australia | 95.3% | 70.7% | 93.7% |
| Australian Citizens | 90.2% | 83.8% | 89.3% |
| Speak English Only | 97.6% | 76.4% | 96.7% |
| Speak Other Language | 2.4% | 23.6% | 3.3% |
| Indigenous Population | 10.1% | 2.2% | 7.9% |
| Largest Ethnic Group | Australian | English | Australian |
| Main Religion | Christianity | Christianity | Christianity |
| –Buddhism | 0.4% | 2.6% | 0.4% |
| –Christianity | 70.6% | 47.5% | 70.4% |
| –Hinduism | 0.4% | 2.9% | 0.4% |
| –Islam | 0.1% | 3.5% | 0.2% |
| –Judaism | 0.1% | 0.4% | 0.0% |
| –Other | 0.1% | 1.4% | 0.3% |
| –No Religion | 28.4% | 41.6% | 28.2% |
Age Distribution
ABS / Geoscience Australia / State Govts / Districts
| Metrici | Forbes (NSW) | ||
|---|---|---|---|
| Median Age | 42 | 38 | 44 |
| Largest Age Group | 5 to 14 | 25 to 34 | 55 to 64 |
| Children (0-14) | 19.7% | 17.5% | 18.6% |
| Working Age (15-64) | 57.0% | 64.7% | 57.1% |
| Seniors (65+) | 24.4% | 17.8% | 24.2% |
| Age Distribution Variance | 9.0% | 16.0% | 10.0% |
| Dependency Ratio | 77.0% | 55.0% | 75.0% |
| Fastest Growing Age Group | 85+ | 85+ | 85+ |
Forbes contains 5 Long Day Care centres (401 places) and 1 preschool/kindergarten facility (100 places), with overall provision relative to the local child population appearing favorable compared to national benchmarks, and above the Regional NSW average. Combined service provision across long day care and preschool/kindergarten services, and the approximate 514 children in the cohort, sees a ratio of children per place of 1.1 - placing the area among the top 20% nationally for supply per child. Looking at long day care specifically against the under-5 population, the ratio is 1.3 children per place (upper quintile supply). Further breakdowns by age, to help in identifying the most in-need services, show strong LDC provision for the infant and toddler cohort (<3yo) with 401 places across 5 facilities serving 318 children while preschool supply is similarly strong with 1 facility providing 100 places (2.1 children aged 3-4 per place compared to the Regional NSW average of 4.4). With projected population growth of 13.1% between now and 2041, and 14.0% in the under 5 age group in particular, 51 new places will be needed to maintain today's ratios. As well as this projected growth, other factors worth noting are lower female labour force participation of 52.6%, as well as lower than average income performance.
In assessing child care markets local school supply is a particularly important factor, given school-run convenience, and enrolment vs child care place analysis can provide useful insight into capacity both for parents seeking child care options and child care operators assessing opportunities in an area. The catchment sees a level of school enrolment relative to population of 24.4 per 100 residents with 1,988 enrolments across primary and secondary institutions. This notably elevated rate of school supply suggests many students travel to the area from beyond the immediate surrounds, typically amplifying local childcare demand given school-run proximity. Additionally, the level of school places per child care place (LDC+PSK) is moderate. Proximity analysis saw distances of local residents to their nearest child care centre being longer than typical nationally while high fees are observed despite adequate supply suggesting premium positioning or quality differentiation. Another finding worth noting is the low level of commercial activity in the area and assessment of local working populations which suggest many of the local population commute elsewhere for work with nearby services potentially taking some pressure off local child care centres.
7 school catchments intersect Forbes (note; school catchment data provided for public schools only), in which a combined 946 children aged under 5 reside, served by 1,118 LDC and preschool places. The overall demand-to-supply ratio across these catchments is 0.8 children per place, with limited variance in this ratio.
Children per LDC Place by Geographic Level
ACECQA / ABS / GNAF / Geoscience Australia / State Govts / Districts