Mark Larmer And Aaron Lewis
26 Blizzard Circuit, Forde, ACT 2914
Auction: Offers Over $950,000
3 2 2
Open Tuesday 17 November 5:20 pm Auction Tuesday 8 December 12:30 pm🏛️ About This Suburb (Last Updated Date: 2026-03-13)
History, Aboriginal heritage, and the story behind the name.
Forde — Ngunnawal Country
Forde was developed as a joint venture between the ACT Land Development Agency and Forde Developments. It was designed as a sustainable community with a focus on preserving the adjacent Mulligans Flat Woodland Sanctuary.
A premium, family-oriented suburb known for its wide streets, high-quality modern architecture, and extensive network of ponds and walking trails.
Overall Score
8.5
A top-tier Gungahlin suburb offering exceptional lifestyle quality for families.
Aboriginal Name
Ngunnawal— "The name of the local Ngunnawal people and their language."
Name Origin
Named in honour of Francis Forde, the 15th Prime Minister of Australia, who served for eight days in 1945.
Established
Gazetted 2007
Green Space
29% of suburb
Education Hub
Home to Burgmann Anglican School
Wildlife
Adjacent to 1,200ha Sanctuary
📊 Scorecard
12 key dimensions scored 0–10. Each score includes a one-line explanation.
Market Momentum
7
Steady demand with low stock levels keeping prices resilient despite broader market shifts.
Amenity
8
Excellent local shops and cafes, though major retail requires a short drive to Gungahlin Town Centre.
Schools
9
Highly sought-after due to Burgmann Anglican School and proximity to Amaroo School.
Transport
6
Relies heavily on private vehicles; bus services are available but light rail is a 5-10 minute drive away.
Risk Profile
7
Low crime but significant bushfire interface risk on the northern and eastern fringes.
Liveability
9
High-quality public realm, wetlands, and quiet streets make it one of Canberra's most liveable areas.
Demographics
9
High-income professional families with a strong sense of community pride.
Rental Demand
8
Strong demand for 4-bedroom family homes from executive relocations and defense personnel.
Growth Potential
7
Limited new land supply in Forde ensures long-term scarcity value.
Affordability
4
One of the most expensive suburbs in the Gungahlin district, often exceeding $1.3m for standard houses.
Crime & Safety
9
Consistently ranks among the safest suburbs in the ACT with low incident rates.
Walkability
7
Excellent internal walking trails, though hilly in sections and distant from major employment hubs.
⚡ Quick Snapshot
Key metrics at a glance, plus your top advantages and watch-outs.
Median House
$1,295,000
Reflecting premium stock
12mo Growth
4.2%
Outperforming Gungahlin avg
Family Ratio
82%
High family concentration
Avg Income
$165k+
Household median
Vacancy Rate
1.4%
Tight rental market
Safety
High
Low property crime
✅ Key Advantages
- Direct access to Mulligans Flat Woodland Sanctuary for nature lovers.
- High concentration of modern, energy-efficient homes with 6+ star EER.
- Excellent local community hub featuring 'Frankies at Forde' and quality childcare.
- Strong school catchment area including the prestigious Burgmann Anglican School.
- Quiet, low-traffic environment due to master-planned street layouts.
⚠️ Key Watch-Outs
- High entry price point compared to neighbouring Bonner or Amaroo.
- Ongoing ACT rates and land tax increases can impact long-term holding costs.
- Bushfire management zones may restrict certain types of landscaping or extensions.
- Limited public transport frequency compared to suburbs closer to the Light Rail corridor.
- High owner-occupancy means very few properties come to market annually.
🏘️ Suburb Overview
Character, property mix, price range and what drives value here.
🏙️ Character
Executive Family
How this suburb feels day-to-day.
🏠 Property Types
Predominantly large 4-5 bedroom detached houses, with some high-end townhouses.
Dominant dwelling stock.
💰 Price Range
$950k (Townhouses) – $2.2m+ (Premium Reserve-fronting)
Typical entry to ceiling.
💡 Why It Matters
Forde represents the 'aspirational' move for families within the Gungahlin region. Its strict design guidelines during development have ensured a cohesive, high-quality aesthetic that protects property values.
💰 Price Guide & Market Trends
Medians, rental market, 5-year history and property split.
🏠 House Median
$1,295,000
$1.15m – $2.1m
🏢 Unit Median
$645,000
$580k – $880k
📈 Price Trend
+4.2% past 12 months
12-month movement
🔑 Weekly Rents
Houses $850-$1,100pw, Units $620-$750pw
Current asking rents
📉 5-Year Price History
🏘️ Property Type Split
The price premium in Forde is driven by block size and proximity to the nature reserve. Reserve-fronting homes command a 15-25% premium over internal blocks.
🎯 Affordability
How this suburb compares to metro and state medians.
🏙️ vs Metro Average
18% above Canberra-wide median
Price comparison
📋 Income Ratio
7.8x average household income
Median price ÷ median income
💳 Gross Yield
3.4% gross yield
Estimated rental yield
More AffordableModeratePremium
Entry levelMid rangePremium
Forde is a premium market. While more expensive than the Canberra average, it offers significantly newer infrastructure and higher energy efficiency ratings than older inner-north suburbs.
🔥 Rental Demand
Vacancy rates, demand pressure, tenant profile, and investor outlook.
📊 Vacancy Rate
1.4%
Lower = tighter market
⏱️ Days to Lease
19 days
Avg time on market
📈 Rent Growth p.a.
+5.5%
Annual rental increase
Demand Level
High
👤 Tenant Profile
Professional families, defense personnel, and executive contractors.
💼 Investor Outlook
Yields are modest, but capital growth and low vacancy rates make it a safe 'blue chip' defensive play in the ACT market.
🚀 Growth Potential
Historical capital growth, infrastructure pipeline, and 5-year outlook.
+4.2%
1-Year Growth
+14.5%
3-Year Growth
+32.1%
5-Year Growth
📍 Growth Drivers
- Zero remaining land for new detached dwellings in the suburb.
- Continued expansion of the Gungahlin Town Centre as a secondary employment hub.
- High demand for the Burgmann Anglican School catchment.
- Increasing value placed on 'nature-adjacent' living post-pandemic.
⛔ Headwinds
- Rising ACT government land tax and rates.
- Sensitivity to interest rate movements given high average mortgage sizes.
- Competition from newer premium developments in Denman Prospect.
🔮 5-Year Outlook
Expect steady growth slightly above the ACT average, underpinned by the suburb's 'land-locked' status and high desirability among affluent families.
🛡️ Crime & Safety
Safety index, trend comparison, and what to check locally.
9
Safety Score
Excellent
📉 Trend
Stable
vs last 12 months
🏙️ vs Metro Average
25% below ACT average crime rate
Relative comparison
Risk Categories
Burglary: Low
Vandalism: Very Low
Traffic Safety: Medium
📋 What to Check Locally
Check ACT Policing crime maps for specific street-level data, though Forde consistently reports very low incident volumes.
⚠️ Risk Profile
Natural hazards and planning risks to verify before buying.
📋 Summary
The primary risks are environmental and fiscal rather than social. Bushfire risk is a genuine consideration for northern-edge properties.
🌊 Flood Risk
Very low risk; suburb is elevated with modern integrated stormwater and wetland systems.
🔥 Bushfire Risk
High risk for properties bordering Mulligans Flat; these homes must comply with specific BAL construction standards.
🏦 Insurance Impact
Expect higher premiums for reserve-facing properties; verify with insurers prior to exchange.
🗺️ Planning & Zoning
Development controls, overlays, and what's changing locally.
📐 Typical Zoning
RZ1 - Suburban
🔲 Overlays
Bushfire Prone Area, Precinct Code Guidelines
🏗️ Development Hotspots
Minimal; the suburb is largely built-out with only minor infill or renovations occurring.
RZ1 zoning protects the low-density character of the suburb, preventing significant apartment development and preserving family appeal.
🌳 Liveability
Day-to-day experience — transport, amenity, green space, schools and healthcare.
🚌 Transport
Average; bus routes connect to Gungahlin, but most residents commute by car.
🛍️ Amenity & Retail
High; local shops are vibrant and include a supermarket, pharmacy, and popular dining.
🌲 Parks & Recreation
Exceptional; integrated wetlands, playgrounds, and direct sanctuary access.
🏫 Schools
Excellent; Burgmann is within walking distance for many; Amaroo School is nearby.
🏥 Healthcare
Good; local GP in Forde, with Gungahlin medical precinct 5 minutes away.
👥 Demographics
Who lives here — income, age, ownership, and education levels.
An affluent, multicultural community of established professionals and young families.
💵 Median Income
$165,400 pa
🏠 Ownership
78% owner-occupied or purchasing
🎂 Age Profile
Median age 34
🎓 Education
High; over 45% of residents hold a Bachelor degree or higher.
📊 Age Distribution
The high owner-occupancy rate and high income levels contribute to well-maintained properties and a stable, community-focused environment.
🏗️ Major Developments
Infrastructure pipeline and what it means for values and liveability.
📋 Overview
Forde is a mature suburb with most major infrastructure complete. Future impacts come from surrounding district upgrades.
📈 Positive Impacts
- Gungahlin Town Centre expansion providing more high-order retail.
- Upgrades to Horse Park Drive improving traffic flow to the city.
- Continued investment in Mulligans Flat Sanctuary facilities.
📉 Negative Impacts
- Increased traffic on Horse Park Drive during peak hours.
- Construction noise from newer developments in neighbouring Taylor.
🗺️ Nearby Suburb Comparison
How neighbouring suburbs stack up on price, lifestyle and who they suit.
📍Bonner
Position
Adjacent (North)
Price
15% cheaper
Lifestyle
Higher density, smaller blocks, fewer reserve-fronting homes.
Best for
First home buyers and budget-conscious families.
📍Amaroo
Position
Adjacent (West)
Price
10% cheaper
Lifestyle
Established suburb with larger shopping centre but older housing stock.
Best for
Families seeking larger blocks and established gardens.
📍Taylor
Position
North-West
Price
20% cheaper
Lifestyle
Brand new area, less established trees, ongoing construction.
Best for
Buyers wanting brand new builds at a lower entry point.
📍Harrison
Position
South
Price
Similar
Lifestyle
Closer to Light Rail, more apartments and townhouses.
Best for
Commuters prioritizing transport links over nature access.
🔍 Similar Suburbs
Suburbs with a comparable profile — useful if this one is over budget or sold up.
Denman Prospect
ACT
8.5/10
Premium master-planned community with high EER requirements and nature focus.
Jerrabomberra
NSW
8/10
Strong family community feel and high owner-occupancy on the fringe of nature.
Kellyville
NSW
8/10
Aspirational family suburb with large modern homes and high-quality local schools.
Bridgeman Downs
QLD
8/10
High-end residential enclave with a focus on large family homes and green space.
💬 Community Sentiment
Aggregated themes from resident discussions, forums and local feedback.
📊 Overall Community Sentiment
Residents are highly satisfied, often citing the safety, cleanliness, and the 'sanctuary' feel of the suburb as primary reasons for staying long-term.
★★★★★
Family Lifestyle
The best place in Canberra to raise kids. They can bike to the wetlands and the school is fantastic.
Safety
Nature
★★★★☆
Transport
Beautiful home, but the commute to the Parliamentary Triangle can be a slog in peak hour traffic.
Housing Quality
Commute
★★★★★
Community
The local shops are the heart of the suburb. Frankies is my second home!
Amenities
Social
★★★★☆
Investment
Great capital growth and high-quality tenants, but ACT land tax eats into the yield.
Growth
Taxation
★★★★★
Recreation
The playgrounds and walking tracks are world-class. We never have to leave the suburb on weekends.
Parks
★★★★☆
Internet & Infrastructure
NBN is reliable and the street lighting makes it feel very safe at night.
Safety
Tech
💡 Tailored Advice
Personalised guidance for every role in this market.
🧑💼 Buyer Strategy
- Prioritize homes with a high Energy Efficiency Rating (EER) to save on Canberra's high heating costs.
- Check the specific BAL rating if the property is within 100m of the Mulligans Flat boundary.
- Attend a weekend coffee at the Forde shops to gauge the local community vibe.
- Verify if the property is under a 'Land Rent' scheme, though most in Forde have been converted to out-right purchase.
- Look for properties with north-facing living areas to maximize solar gain.
❓ Questions to Ask the Agent
- What is the specific Bushfire Attack Level (BAL) rating for this block?
- Are there any active heritage overlays related to the Mulligans Flat interface?
- Has the Land Rent been fully paid out on this title?
- What are the current quarterly rates and land tax (if applicable)?
- Are there any easements at the rear of the block that restrict pool installation?
- What is the EER (Energy Efficiency Rating) and when was it last assessed?
- How many groups have attended the first few open homes?
🏷️ Seller Strategy
- Highlight proximity to Burgmann Anglican School in all marketing materials.
- Ensure outdoor entertaining areas are styled to showcase the 'indoor-outdoor' Forde lifestyle.
- Provide a pre-sale building and pest report to speed up the ACT's unique contract process.
- Showcase any smart-home or energy-saving upgrades (solar, double glazing).
- Target high-income families from the Inner North looking for more space.
📣 Positioning Tips
Position the property as a 'turn-key' executive residence. Emphasize the sanctuary lifestyle and the exclusivity of the Forde address compared to newer, less-established Gungahlin suburbs.
💼 Investment Case
Forde is a capital growth play rather than a yield play.
⚠️ Investment Risks
High entry costs and ACT-specific land tax for non-primary residences.
📈 Action Plan
- Focus on 4-bedroom homes with 2+ bathrooms.
- Target properties within walking distance of the Forde shops.
- Ensure the property has a high EER to attract premium tenants.
- Factor in annual ACT rate increases into your cash flow model.
🔑 Renter Tips
- Be ready with references; competition for family homes is fierce.
- Check if gardening is included, as many Forde blocks have professional landscaping.
- Ask about heating systems—ducted gas vs. electric reverse cycle.
🏘️ What Renters Love Here
Extremely safe, quiet, and close to nature.
⚠️ Renter Watch-Outs
Rental prices are among the highest in Gungahlin.
🏢 Landlord Strategy
- Maintain the gardens to preserve the property's premium appeal.
- Consider allowing pets to tap into the large 'dog-owner' demographic attracted to the sanctuary.
- Regularly service heating and cooling systems.
📋 Compliance & Management
Ensure compliance with ACT's minimum energy efficiency standards for rental properties (ceiling insulation).
🤝 Agent Insights
- Stock levels remain low; off-market opportunities are common among local networks.
- Buyers are often local 'upgraders' from Bonner or Amaroo.
🎯 Marketing Angles
The 'Sanctuary Lifestyle' and 'Burgmann Catchment' are the two strongest levers.
👤 Target Buyer Profile
Professional couples aged 35-50 with school-aged children.
✅ Due Diligence Checklist
Tap items to tick them off. Don't skip these before signing anything.
✓
Review the ACT Contract for Sale (includes building/pest/EER).
✓
Verify the Bushfire Management Zone requirements for the specific street.
✓
Check the Burgmann Anglican School enrolment boundary and availability.
✓
Inspect the property for any unapproved structures (common in ACT).
✓
Assess the orientation of the block for solar efficiency.
✓
Confirm the status of the Crown Lease and any restrictive covenants.
✓
Review the ACT Planning Strategy for any future changes to Horse Park Drive.
✓
Check for any planned upgrades to the Forde local centre.
✓
Evaluate the condition of the integrated greywater/stormwater systems if present.
✓
Verify the insurance premium quotes for reserve-facing properties.
✓
Confirm the NBN connection type (FTTP is common in Forde).
📚 Government Sources & Disclaimer
Official council and government links only. Always verify independently before any property decision.
⚠️ Important Disclaimer
This report is based on data available as of 2026-03-13. It is intended for informational purposes only and does not constitute financial or legal advice. Buyers should conduct their own independent investigations and consult with qualified professionals before making any property purchase.
