Forbes, NSW
OVERVALUED8,093 sales · 36 years of data · NSW, Australia
Forbes, NSW Property Market Overview
Forbes, NSW, postcode 2871, is a regional town located in the Central West region of New South Wales. AusPropertyInsights.app analysis covers 36 years of sales data in Forbes, documenting 8,093 recorded property transactions. The current median property price in Forbes is $440,000 across all property types.
Forbes presents a diverse property landscape, featuring houses with a median price of $442,500 and apartments with a median of $400,000. The town's historical growth patterns, combined with its rural setting, contribute to its unique property market dynamics.
Property Mix
Data You Can Trust
Every figure backed by NSW government sale records
What Subscribers See
A preview of the full analysis available for Forbes
Top streets in Forbes, NSW by median sale price
See which streets command the highest prices and how many sales back each ranking.
| # | Street | Median Price |
|---|---|---|
| 1 | Bathurst St | $513,750 |
| 2 | Federation Bvd | $693,500 |
| 3 | Farrand St | $530,000 |
| 4 | Clement St | $510,000 |
... and 459 more streets available
Subscribers also see:
- Street price per m² analysis
- Street annual growth rates (CAGR)
- Premium vs discount % comparison
Streets by price per square metre
Compare land and building value across streets — essential for finding underpriced pockets.
| # | Street | Median $/m² |
|---|---|---|
| 1 | Federation Bvd | $862/m² |
| 2 | Clematis St | $788/m² |
| 3 | Bedgerabong Rd | $39,211/m² |
| 4 | Bandon St | $1,311/m² |
... and more $/m² rankings
View full $/m² data →Fastest growing streets by median price
10-year compound annual growth rate (CAGR) by street — see which streets are outperforming the suburb.
| # | Street | 10yr CAGR |
|---|---|---|
| 1 | Thomson St | +9.1% |
| 2 | Bandon St | +15.4% |
| 3 | Sam St | +9.0% |
| 4 | Farrand St | +10.2% |
... and more street growth rates
See all growth rates →Past growth rates are not indicative of future performance. This data is for informational purposes only.
Building-by-building comparison
Compare individual buildings by price per sqm, median unit price, and sales volume. Identify which buildings are gaining or losing value relative to the suburb average.
View full building data →Flipper risk & hold period analysis
Properties resold within 2 years may signal problems — structural issues, noisy locations, or overpayment. See hold period distribution and flagged streets.
See flipper risk data →Settlement times & problem streets
Extended settlement times can indicate building defects, financing difficulties, or legal issues. See which streets have the longest settlement periods.
See settlement data →Density & development tracking
Track which streets are converting from houses to apartments. Understand how density is changing the suburb's character and property values over time.
See density trends →Unlock the full Forbes analysis
463 streets and 6 buildings to explore
Trusted by 100+ property investors across NSW
Nearby Suburbs to Forbes
Forbes at a Glance
Forbes, NSW
Map data © OpenStreetMap contributors
Local Amenities
Living in Forbes, NSW
Forbes offers a relaxed, rural lifestyle with a strong sense of community. Key educational institutions include Forbes High School and Forbes Public School, catering to families in the area. For shopping and amenities, residents often visit the main street, Lachlan Street, which features a range of local businesses and shops.
The town provides various recreational spaces, including Victoria Park and Lake Forbes, offering opportunities for outdoor activities and relaxation. The community spirit is evident through local events and festivals, contributing to the welcoming atmosphere of Forbes.
Who Buys in Forbes?
The buyer profile in Forbes is diverse, attracting a mix of demographics. Due to the relatively affordable median house price of $442,500, Forbes can be appealing to families seeking larger properties. First home buyers might also find opportunities in Forbes, particularly with the lower median apartment price of $400,000. However, the low strata percentage of 0.9% suggests that the market is primarily focused on houses rather than apartments. The historical CAGR figures suggest a potential for long-term capital growth, which may attract some investors.
Market Analysis
The current position of Forbes in the property cycle, as assessed by AusPropertyInsights.app, is above its long-term trend. This means the Forbes property market is currently assessed as overvalued.
While this assessment indicates a deviation from the historical trend, it is crucial to consider this within the broader context of the Forbes property market. Factors such as local economic conditions, interest rates, and regional development projects can influence property values in Forbes.
Is Forbes a Good Investment?
Forbes's property market has demonstrated consistent growth over the long term. With a 10-year CAGR of 6.2% and a full-period CAGR of 4.9%, Forbes has shown resilience and steady appreciation. The fact that Forbes is currently above its long-term trend suggests that property values have recently experienced a period of accelerated growth.
Factors such as the town's regional location, community atmosphere, and availability of land contribute to its property market dynamics. The predominantly house-based market, with limited apartment stock, may appeal to certain investors seeking traditional property investments. However, potential buyers should conduct thorough due diligence and consider their individual circumstances before making any decisions.
Forbes Market Outlook
As of early 2026, Forbes's property market is assessed as being above its long-term trend, indicating a period of potential price volatility. Recent trends suggest that property values in Forbes have experienced upward pressure. Understanding the drivers behind these trends and monitoring market activity will be crucial for anyone interested in the Forbes property market as of early 2026.
Streets & Location in Forbes, NSW
Forbes, NSW, is situated in the Central West, with the postcode 2871. Property values vary across different streets in Forbes. Data from AusPropertyInsights.app shows CALARIE RD, FEDERATION BVD, and BATHURST ST as streets with some of the highest median property prices in Forbes. The town contains a total of 463 streets, each contributing to the overall character and property market dynamics of Forbes.
Market Dynamics
Property transactions in Forbes generally experience efficient settlement timeframes. The average settlement time in Forbes is approximately 45 days. This relatively quick turnaround reflects the efficiency of the local property market. Due to the limited quick-flip percentage data, accurate insights into short-term investor activity in Forbes are not currently available.
Development & Density
Forbes exhibits a relatively low development density, reflecting its regional character. The town has a limited number of apartment buildings, with only 6 buildings recorded. This contributes to the predominantly low-density housing landscape in Forbes. The small percentage of strata properties, at only 0.9%, further emphasizes the dominance of detached houses in the Forbes property market.
Growth & Property Mix
Historically, Forbes has demonstrated consistent property growth. The 10-year Compound Annual Growth Rate (CAGR) for Forbes is 6.2%, indicating solid growth over the past decade. Over a longer 20-year period, the CAGR stands at 5.0%. Across the entire 36-year data period, Forbes has achieved a CAGR of 4.9%. The property mix in Forbes is predominantly houses, with apartments representing a small percentage of the total property stock at 0.9%.
All data on this page is sourced from NSW government property sale records. Market analysis, cycle positions, growth rates, and all other metrics are provided for informational purposes only and do not constitute financial, investment, legal, or property advice. Always seek independent professional advice before making any property or financial decisions.
This information is based on historical sales data and does not constitute financial, investment, or property advice. Past performance is not indicative of future results. Always consult a qualified professional before making property decisions.