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Suburb profile ·Port Macquarie-Hastings LGA · NSW ·2446

Forbes River NSW 2446

Forbes River is in Port Macquarie-Hastings LGA, NSW, postcode 2446, with population 20.

Limited data

Thin-context

The page is still useful for local context, but the evidence stack is too thin for a clean one-page call. Use nearby stronger suburbs or compare mode before treating it as a serious shortlist decision.

$572/wk
Rising
+6.9% YoY
Jun 2025 → Jun 2026 · 13 periods
NSW Fair Trading · postcode 2446 · Jun 2026
$595
$450
Jun 2025Jun 2026
What to check

The page is thin enough that nearby alternatives should be checked before shortlisting. Small local population makes the signal set more fragile.

Median house
No local house series
Median rent
$572/wk
Rent context available
6.9%YoY D10 vs AU
Gross yield
Need rent + price
Population
92,432
92K via Port Macquarie-Hastings LGA · SAL undercount
Schools
No matched school data
Drive to city
Not in commute dataset
Solar
3,927
232 added 12mo · 26MW

Price history

No price history available

Price series isn't recorded for this suburb. Census housing data is shown instead.

Median mortgage · mth$2,000
Median rent · wk

Trend & investor depth

Rent stabilityvolatile — rents vary ±6.7% around trend (short window, 13 pts)

Indicative cashflow is interest-only and excludes tax — use the calculator for a full projection. Turnover divides recorded sales by an estimated household count (population over average household size).

Affordability

21%
median weekly rent as a share of gross household income (the 30% rule)
Manageable

Owners with a mortgage repay a median of $2,000/mo, while renters pay about $2,479/mo — renting runs $479/mo higher on these medians.

Household income · yr
$143K
Median rent · wk
$572
Owner mortgage · mo
$2,000

Household income

$143K household · yr+73.7% vs NSW suburb median
Personal
$62K
Family
$169K
Household
$143K
Crime April 2025 - March 2026
3,325
3,660 per 100k
D5 vs AU

Crime

Rate · per 100k3,660
Total incidents3,325· April 2025 - March 2026
  • Assault90660%
  • Sexual Offences25017%
  • Robbery141%
  • Break And Enter34123%

Building due diligence

Construction requirements can change by location.

The National Construction Code is the baseline. Local hazards and site classifications can change the required structure, materials, fixings, insulation and detailing.

Known here

SUBURB CONTEXT

Bushfire-prone land

Severe broad-area context

About 100.0% of the suburb intersects mapped bushfire-prone land.

May affect: External construction · Roof and wall systems · Openings, screens and decks

Check the property

ADDRESS + DESIGN

NCC climate zone

Check the property

Confirm the NCC climate zone used for the building design and energy provisions.

May affect: Insulation and glazing · Condensation control · Roof-space ventilation

Wind class and BAL

Site assessment required

A suburb layer cannot determine the site wind classification or Bushfire Attack Level.

May affect: Structure and tie-downs · Cladding and fixings · Openings and bushfire detailing

Corrosion and termite exposure

Check the property

Confirm marine or corrosive exposure and the applicable termite-management requirements.

May affect: Fasteners and connectors · Roofing and coatings · Termite management

This screen identifies investigation triggers, not building quality or property compliance. Confirm the address, design and current jurisdiction rules with the council, building surveyor or certifier, designer and engineer.

NCC 2022 Housing Provisions: how to use · NCC 2022 Volume Two and Housing Provisions

Bushfire exposure

Severe exposure ~100.0%
~100.0% of the suburb is Bush Fire Prone Land · ~95.3% Category 1 (highest hazard)

Estimated exposure to NSW RFS Bush Fire Prone Land (CC BY), point-sampled across the suburb. This shows how much of the suburb sits within the official hazard layer — it is not a Bushfire Attack Level (BAL) rating or a property-level assessment. Obtain a BAL assessment (AS 3959) for an individual property.

Planning zones

Dominant zone National Parks and Nature Reserves
Public / Open space 52% Rural / Green wedge 48%

Land-use mix estimated by point-sampling the suburb against NSW EPI Land Zoning polygons (CC BY 4.0). This is a suburb-level snapshot of planning zones, not a parcel-level zoning certificate or development advice. Check the relevant planning scheme for an individual property.

Population outlook

5,311 people · 20225,116 by 2032 (-3.7%)

ABS population projection (2022 base) for the Port Macquarie Surrounds SA2 statistical area — the finest official projection grain available; suburb-level projections do not exist.

Full data detail Census · ATO · ABS · state datasets
Forbes River NSW — Property Data and Demographics

Forbes River (postcode 2446) is a sparsely populated locality in New South Wales within the Port Macquarie-Hastings local government area. With a population of 20, the suburb has a settled, mature resident base with a median age of 45. Households earn a median income of $143K per year, with an average household size of 2.3 people. Recent annual estimates show population movement staying broadly stable across the broader catchment, with population growth running at +1.5% year-on-year at the LGA level. NSW employment has moved +1.2% year-on-year in the official ABS Labour Force trend series, which provides the broader jobs backdrop for this suburb. NSW also had 35 Commonwealth-backed major projects under construction, 17 underway, and 67 in planning as at 2025-09-01, which is useful as a broader delivery backdrop rather than a suburb-specific project count. The most common occupations are technicians & trades, labourers, managers.

The current median weekly rent is $572. The median monthly mortgage repayment is $2,000.

The crime rate in the Port Macquarie-Hastings LGA is below average at 3,660 incidents per 100,000 population.

Looking at the investment signals, Population growth of +1.5% year-on-year points to stable demand fundamentals. Building approvals have changed +0% year-on-year, indicating steady development activity.

Market & money
Investment signalsHeuristics
Pop. Growth+1.5%· Stable
Development+0%· Steady
InvestmentNSW
Mortgage · mth$2,000
Rent · wk(Census)
Market rent · wk(2026-06)$572
Population growth · Port Macquarie-Hastings LGAABS ERP
Population (2025)92,432
5-year growth+1.6% CAGR
YoY change+1.5%
20012025
Development · Port Macquarie-Hastings LGAABS Approvals
Approvals (2026)465
Houses 68%Units 32%
YoY change+0%
Employment · Port Macquarie-Hastings LGASALM
Unemployment (Dec-25)2.9%
YoY change+0.4pp
Dec-10Dec-25
Property investors · Postcode 2446ATO
Negatively geared4.1%
360 of filers
Avg rental loss$7,165/yr
Landlords (rental income)1,027
Reported capital gains606
People & prosperity
DemographicsCensus 21
Population20
Median age45
Household size2.3
HH income · wk$2,749
Personal income · wk$1,187
Persons / bedroom1
SEIFA indexABS
Advantage (IRSAD)3/10
Education (IEO)4/10
Economic (IER)3/10
Disadvantage (IRSD)3/10
Income momentumCensus 16→21
HH income · wk$1,375 → $2,749
Change+99.9%
vs NSW median+79.3 pp
gentrifyingvs NSW 2016–21
Top industriesCensus
Top ancestryCensus
Area & amenity
Hospitals · Port Macquarie-Hastings LGAAIHW
Public2
Private2
Port Macquarie Base Hospitalpublic
Wauchope District Memorial Hospitalpublic
Coolenberg Day Surgeryprivate
Port Macquarie Private Hospitalprivate
Aged care · Port Macquarie-Hastings LGAGEN
Facilities16
Residential places1,414
Garden Village142 places
Lake Cathie Manor Aged Care138 places
St Agnes Site124 places
Emmaus116 places
Uniting Mingaletta Port Macquarie110 places
Highfields Manor Port Macquarie109 places
+10 more in Port Macquarie-Hastings LGA
Childcare · Port Macquarie-Hastings LGAACECQA
Services51
Approved places3,641
Exceeding NQS19
Columba Cottage OSHC250 places
Green Leaves Early Learning Port Macquarie140 places
Columba Cottage Early Learning Centre138 places
Bangalay Child Care & Education Centre130 places
Lake Cathie Little Learners125 places
Active OOSH Tacking Point115 places
+45 more in Port Macquarie-Hastings LGA
Shortlist workspace

Save suburbs here while you browse. Once the shortlist has two or more names, hand it straight into compare.

Current status
Add Forbes River if it deserves a shortlist slot.

No saved AU suburbs yet.

EMPTY SET

No saved suburbs yet. Start with one ranking or suburb page, then compare once you have two candidates.

Open rankings to save the first candidates.

Sources & freshness
Usable evidence

Forbes River is usable as a read, though it still needs cross-checking.

QuickProperty mixes release files, Census baselines, and matched local services on this page. Read the status panel before treating every metric as equally fresh.

PRICE POSTURE
NSW price medians are parser-guarded official records.

Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records

RENT POSTURE
Rent is using a state market dataset when available.

Use current rent as a starting signal, not as a fixed underwriting truth.

SERVICE POSTURE
Service coverage is matched locally, not inferred nationally.

Schools, transport, and hospitals are useful as presence signals, but they still have different source cadences.

Data status
Property prices
NSW Valuer General · Official sale records parsed from cached Bulk PSI ZIP files with parser guardrails for token sales, non-house zoning, and low-value strata component records
medium stability · automated · every update · weekly
Missing
Market rent
NSW Fair Trading · 2026-06 · State market dataset
stable source · automated · every update · monthly
Available
Crime
BOCSAR · April 2025 - March 2026 · Area-level release dataset
medium stability · automated · every update · release-based
Available
Schools
ACARA 2025 · No local school matches exposed
stable source · automated · every update · annual
Missing
Hospitals
AIHW · No linked local hospital coverage
medium stability · manual file · snapshot · mixed
Missing
Transport
GTFS feeds · No matched local transport stops
medium stability · manual file · snapshot · mixed
Missing
Population growth
ABS ERP · 2025 · Annual estimate series
stable source · automated · every update · annual
Available
Building approvals
ABS Building Approvals · 2026 · Annual release series
stable source · automated · every update · monthly
Available
Available means a direct local dataset is linked. Verify means coverage exists but freshness or precision is weaker, such as ABS price fallback, Census rent fallback, or low-confidence hospital matching.
Sparse locality note

This page stays indexable because Forbes River is a real locality with enough context to be directionally useful. The tradeoff is that coverage is lighter than a stronger suburb profile, so the read should stay cautious.

WHY IT LOOKS LIGHTER
This is a real locality, but it has a very small Census footprint.

Small-population localities can still be worth checking, but rankings, comparisons, and broad suburb assumptions become noisier faster.

WHAT IS MISSING
Coverage is lighter across school matches, hospital coverage, and transport stops.

Coverage is thinner on school matches, hospital coverage, and transport stops; lean less on this one page and confirm those gaps elsewhere.

BEST NEXT STEP
Use this page to understand the locality shape, then compare outward.

Use it for context first, then move to compare, the state hub, or a larger nearby suburb before calling it a full market decision.

Page status
INDEXED WITH LIGHTER COVERAGE

This page remains visible, but it should be read as a locality brief rather than a full-confidence suburb profile.

HOW TO READ THIS PAGE

Use this page to set direction, not to close a decision — frame the locality here, then confirm with compare, stronger nearby suburbs, and the state hub.

Stronger nearby reads

If Forbes River feels too thin on its own, use these nearby suburbs as stronger local reads before making a shortlist decision.

Deauville better covered
similar suburb scale better market coverage

pop same · adds house price coverage · rent -$177/wk

Better covered alternative: use this as the stronger reference point before judging the thin page.

Toms Creek better covered
similar suburb scale better market coverage

pop same · adds house price coverage · rent -$384/wk

Better covered alternative: use this as the stronger reference point before judging the thin page.

Boorganna better covered
similar suburb scale better market coverage

pop same · rent -$437/wk

Better covered alternative: use this as the stronger reference point before judging the thin page.

Forbes River FAQ

Common questions
  1. What LGA is Forbes River in?

    Forbes River is in the Port Macquarie-Hastings Local Government Area, NSW, postcode 2446. Council-level context for Port Macquarie-Hastings LGA (suburb mix, population, rent, and price coverage) is available on the QuickProperty LGA page.

  2. What is the typical weekly rent in Forbes River?

    The median weekly rent in Forbes River is $572/wk, based on the current market rent dataset. The current rent signal is rent context available.

  3. What does the rent signal say about Forbes River?

    Rent context available: Forbes River has usable rent context. Use this as a suburb screening signal before comparing candidates or modelling a purchase; the matching rent ranking can provide broader market context.

  4. Is Forbes River a good investment?

    QuickProperty's investment signals for Forbes River show: Stable, Steady. These are computed from price, rent, income, and population data — not an opaque score.

  5. Where does QuickProperty get its data for Forbes River?

    Property prices come from state Valuers General offices and ABS Data by Region. Demographics are from ABS Census 2021. School ICSEA scores are from ACARA. Crime statistics are from state police agencies. Transport data is sourced from GTFS feeds.

  6. How often is the Forbes River data updated?

    Property prices update quarterly. RBA macro indicators update with each deploy. Demographics are from Census 2021. School ICSEA scores are from ACARA 2025.